recommended development plan - 規劃署 · 4.4 recommended development plan 1 4.4.1 explanatory...

Planning Department Agreement No. CE 60/2005 (TP) Land Use Planning for the Closed Area – Feasibility Study

Final Report

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7 Ove Arup & Partners Hong Kong Ltd July 2010

4 RECOMMENDED DEVELOPMENT PLAN

4.1 Guiding Principles

A composite version of the RDP has been prepared and is provided in Figure 4.1. The plan

provides a Study-wide appreciation of the land use framework provided in the preceding

section of this report. The key principles in developing the RDP are to:

Protect, preserve and enhance the rural village character and natural landscape within

the Study Area

Enhance degraded rural landscapes and identify development opportunities that are

not inconsistent with the vision of the Study.

Protect, preserve and enhance the natural habitats including the fishponds/wetlands

hilly landscaped area, undisturbed woodlands, riparian habitats and environmentally

sensitive areas as appropriate

Protect natural features that contribute to creating a green area between Hong Kong

and Shenzhen and enhancing the unique visual setting of the Study Area

Protect the rights of existing villages. Sufficient land will be provided to accommodate

Small house demand development in indigenous villages as appropriate

Protect and preserve existing heritage features including heritage buildings, traditional

village settings, Fung Shui woodlands/ponds as appropriate

Promote the use of flat land for a range of agritourism and eco-tourism uses that will

also meet the intent of creating a „Green Area‟ between Hong Kong and Shenzhen

Protect existing permitted burial grounds

Limit development in order to maintain the unique setting of the Study Area and limit

any adverse impact on limited infrastructure

4.2 Function of the Study Area

Areas immediately adjacent to the Study Area in Shenzhen, including the core commercial

and business areas in Futian and Luohu districts, are highly urbanized. Adjacent areas in

Hong Kong are also being planned for urban expansion under the NENT Study and LMC

Loop Study. In contrast, vast areas of the Study Area remain undisturbed and are

ecologically and environmentally sensitive. Notwithstanding, the Study Area occupies a

strategic boundary location, and strengthening cooperation between Hong Kong and

Shenzhen and bringing mutual benefits to both cities can be achieved within the Study.

The Study Area is proposed to function as a “Green Area” between the two cities. The

green development zone will serve as essential visual relief, and minimise the effect of

urban heat island between the urban areas of the New Territories and Shenzhen. Key

ecological areas in the eastern and western portions of the Study Area are protected under

the land use framework and low-intensity recreation facilities, such as the hiking trails and

cycling tracks, will allow the public to enjoy and appreciate this formerly isolated part of

Hong Kong. At the same time, the green development zone will be vibrant with heritage

and eco-tourism, leisure farming, recreational activities and low-rise residential

developments of a scale appropriate to the rural setting and landscape. Several

Development Corridors linking Shenzhen with the NDAs and new towns in the New

Territories adjacent to the existing and planned boundary control points will provide new

opportunities for landowners to capitalise on the strategic location. While the MKTDC is

planned for predominantly cross-boundary uses and services, entertainment, shopping,

exhibition and ancillary development to the LMC Loop are suggested for the LMCDC. The

extensive area of flat land between the PC/TKL NDA and LT/HYW BCP could provide a


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Page 18 Ove Arup & Partners Hong Kong Ltd July 2010

future strategic development link between Hong Kong and Shenzhen subject to future

planning. Overall, the Study Area will provide a “Green Area” between Shenzhen and

Hong Kong supported by a range of environmental, conservation and sustainable uses that

not only preserve the rich ecological, landscape and heritage value of the area, but also

provide appropriate economic opportunities to enhance the livelihood of local residents and

landowners as well as support cross-boundary integration.

The level of development has been adopted to adhere to the current approach to strategic

development priorities in the North New Territories (NNT). The HK2030 Study

recommended to implement the two NDA schemes in the New Territories, to continue with

the study on the land use of the LMC Loop, and to study LT/HYW BCP and associated

connecting roads.

4.3 Land Use Budget

In terms of land use disposition, a broad land use budget has been prepared and is

provided in Table 4.1. The table gives a general picture that the majority of land uses

(approx. 1484ha or 56.2%) have been allocated to conservation zones or zones that have a

general presumption against development. This is largely due to the large areas of

environmental significance (e.g. wetlands/fishponds and Robin‟s Nest) and hilly terrain

within the Study Area. Another 36.8% (approx. 973ha) has been identified for agricultural

and recreational purposes which will assist in maintaining the rural character, protecting the

setting of heritage villages and providing low-scale uses that will promote recreational,

tourist and economic activities in the Study Area in line with the overall planning vision. The

land use budget provides a good reflection of the consistency between the land use

framework and the Study vision.

Table 4.1 Land Use Budget

Land Use Area (approx. ha) % of Study Area

AGR 306 11.6%

CA 212 8.0%

CP 476 18.0%

Eco-lodge 14 0.5%

GB 795 30.1%

GIC 31 1.2%

Major Roads/Railway 19 0.7%

OU (CDWEA) 326 12.3%

OU (Cemetery) 91 3.5%

OU (Cross Boundary Services) 40 1.5%

Residential 11 0.4%

OU (LT/HYW BCP) 23 0.9%

OU (Cement Plant) Less than 1 Less than 0.1%

Recreation 153 5.8%

CDA 15 0.6%

River/Stream 21 0.8%

SSSI Less than 1 Less than 0.1%

Village 107 4.1%

Total 2642 100.00%


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4.4 Recommended Development Plan 1

4.4.1 Explanatory Statement

4.4.1.1 Planning Scheme Area

The area (Planning Area) covered by Recommended Development Plan 1 (RDP1) is about

363 ha. It is bounded by Ping Hang in the east, the existing FCA boundary in the south, the

section of existing boundary patrol road to be excised from the FCA in Mai Po in the west

and the revised FCA boundary as well as Shenzhen in the north. Figures 4.2 and 4.3

provide the location plan and aerial photo plan respectively.

4.4.1.2 Description

The boundary of the Planning Area is delineated by the administrative layers of the Study

Area and the extent of the existing Mai Po and Fairview Park and Sha Tin Outline Zoning

Plans. It is bounded by the extent of the San Tin OZP in the east, the existing FCA

boundary in the south, the section of existing boundary patrol road to be excised from the

FCA in Mai Po Nature Reserve in the west and the section of existing boundary patrol road

to be excised from the FCA near Sham Chun River in the north. Lok Ma Chau Control Point

and Sham San Road are located centrally splitting the Planning Area into an eastern and

western portion.

The Planning Area is situated in the western portion of the area that will be excised from the

FCA. It is predominantly low-lying and in a form of a series of broad alluvial floors draining

into Deep Bay. A large portion of the area is occupied by wetlands and fish ponds of which

a small portion in the west falls within the Wetland of International Importance under the

Ramsar Convention. The wetlands and fishponds in the area are part of the wetland

ecosystem in the Deep Bay Area.

A number of strong planning policies have been adopted to protect the environmental

importance of the area. The Town Planning Board (the TPB/BOARD) has tight control on

ecologically sensitive fishponds/wetlands. TPB Guidelines for Application for Developments

within Deep Bay Area Under Section 16 of the Town Planning Ordinance (TPB PG-NO.

12B) (the TPB Guidelines) acts as a strong barrier to stop any potential developments that

will harm the ecological value of the fishponds/wetlands in the area. Along with the zoning

of the area, land use planning in the area adopts a “precautionary approach” based on the

principle of “no-net-loss in wetland”. In addition, the “New Nature Conservation Policy”

promulgated by the then Environment, Transport and Works Bureau and the Agriculture,

Fisheries and Conservation Department has identified 12 priority sites for enhanced

conservation. Part of the „Deep Bay Wetland outside Ramsar Site‟ falls within the boundary

of the Study Area and includes the wetland/fishpond area of HHW.

Existing non-indigenous Villages, namely Mai Po San Tsuen, Lin Barn Tsuen are located in

the west of the Plan (in the western portion) and the indigenous village of Lok Ma Chau is

located in the east of the Plan (in the eastern portion). The non-indigenous village of Ha

Wan Tsuen is located in San Sham Road in the middle of the Plan.

4.4.1.3 Physical Setting and Topography

The western portion of the Planning Area is dominated by low-lying wetlands and fishponds

that drain to Deep Bay. A small area of reeds is located to the east of the LMC Railway

Station and a man-made channel has been created to drain the fishponds to the Shenzhen

river as shown on the Habitat Plan in Figure 4.4.

The eastern portion also includes extensive wetlands and fishponds extending east in a thin

strip adjacent to the LMC Loop. The section of existing boundary patrol road to be excised

from the FCA runs on the southern side of the wetlands/fishponds and divides the area from

Lok Ma Chau village and the hilly areas of Lok Ma Chau, Tai Law Hau and Ping Heng to the


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south. The hilly area to the south is predominantly mapped as upland grassland habitat in

Figure 4.4.

4.4.1.4 Heritage/Cultural Features

The Planning Area has limited heritage and cultural features. The Lok Ma Chau Police

Station is shown on the Cultural Map provided in Figure 4.5 as the only graded building,

however it is located outside the Planning Area. The village of Lok Ma Chau has been

identified as having heritage value and is the only heritage feature within the Planning Area.

The village contains one proposed Graded Historic Building (Grade 2), the Mi Tak Study

Hall (Main Block and Ancillary Building). Nevertheless, the AMO should be consulted prior

to any development that may affect the Declared Monuments, Graded Buildings, Proposed

Graded Buildings and Archaeological Sites in the Planning Area.

4.4.1.5 Environmental Features

There is a large contiguous area of fishponds in the Planning Area which forms part of the

Deep Bay wetland ecosystem. The Ramsar Site, which extends into the westernmost part

of the Planning Area, has unique international and regional importance with regard to

waterbirds in particular. Lok Ma Chau-San Tin Fishponds are protected sites of high

conservation value, in particular for waterbirds. The narrow strip of fishponds adjacent to

Lok Ma Chau Village and Lok Ma Chau Loop forms part of an ecological corridor linking

Hoo Hok Wai with wetlands in the Mai Po-Lok Ma Chau-San Tin area. The surrounding Ma

Tso Lung area mainly consists of abandoned agricultural land, village area, shrubland,

channels and streams, secondary woodland and active agricultural land.

The Lok Ma Chau Spur Line runs along Lung Hau Road to the Lok Ma Chau Spur Line BCP

in the Planning Area. Two helipads are identified in the planning area. Neither major roads

nor industrial premises are identified within the area. The background noise environment is

generally tranquil except for the areas along Lok Ma Chau BCP, LMC Spur Line and Lok Ma

Chau Rail Station. The LMC BCP and its associated roads is the major source of noise and

air emissions of the Planning Area. In addition, Shenzhen River to the north will potentially

cause odour problem to the Planning Area.

4.4.1.6 Population, Social Characteristics and Employment

According to the 2006 Population By-Census1, the population of the Area was about 290.

The population is concentrated in and around several rural villages which include Lok Ma

Chau (indigenous), Ha Wan Tsuen (non-indigenous), Lin Barn Tsuen (non-indigenous) and

Mai Po San Tsuen (non-indigenous).

Future expansion of population will be concentrated in the indigenous villages in the Area. It

is estimated that the projected population from the rural villages in the Area will reach about

1,385. The substantial population increase is reflective of the anticipated return of people

after the villages are removed from the Closed Area.

The demographic analysis in the Baseline Assessment of the Study Area identified that the

area has a typically high proportion of aged persons residing in the closed area. The

proportion of people aged over 65 was substantially higher than that of the rest of the New

Territories or Hong Kong as a whole. This is reflective of the movement of younger

generations out to the urban areas where economic opportunities are.

Economic activities in this portion of the Study Area are minimal owing to limited

development opportunities and restricted access in the past. Nonetheless, economic

activities capitalizing on the unique landscape and resources (e.g. wetland in Mai Po area

and the estuary of the Kam Tin River) including agriculture, aquaculture/fisheries and eco-

1 The “Hong Kong Resident Population by Housing Type by Specified TPU/SB, Mid 2006” is used.


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tourism can be found. According to the Planning and Development Study on North East

New Territories (PDS NENT 2003), active inland fishponds of good quality exist in Lok Ma

Chau East. Notwithstanding, inter- and intra-region trading and logistics at the Lok Ma Chau

Cross-boundary Control Point contribute to the majority of the economic activities in this

location, but are predominantly located outside of the Planning Area.

The proposed land use framework will enhance economic and employment opportunities

within the Planning Area. The enhancement of the leisure and recreational opportunities

(hiking, bicycle track, birdwatching) will attract visitors to the area which then provide

incentive for the establishment of supporting uses within the village areas (cafes, shops,

accommodation, markets etc.). This will provide opportunities for local residents to harness

the economic opportunities created by the release of the FCA and the proposed land-use

framework.

4.4.1.7 Land Ownership

A land status plan is provided as Figure 4.6. The plan shows that the western portion of the

Study Area has a mixture of ownership with a band of public land stretching from the

western portion along the northern boundary to the LMC Loop. Privately owned land is

predominantly located along the southern boundary in the western portion of the Planning

Area. In the eastern portion, privately owned land stretches from the east of the BCP along

the section of existing boundary patrol road to be excised from the FCA. The hilly terrain in

the south-eastern portion of the Planning Area is predominantly within Government

ownership. Approximately 69% of the Planning Area is within government ownership.

4.4.1.8 Existing Land Uses

The area west of Lok Ma Chau (LMC) BCP is dominated by existing wetlands and fishponds

as shown on the land use map in Figure 4.7. The area contains some residential uses (Mai

Po San Tsuen and Lin Barn Tsuen) but is primarily occupied by agricultural and rural uses.

LMC BCP and LMC Station are located centrally in the area and provide a physical

separation of ecological features provided by the wetlands. To the east, Ha Wan Tsuen is a

small non-indigenous village adjacent to the LMC BCP. Land surrounding the village has

been identified as “developed land” and “wasteland”, however the surrounding

wetlands/fishponds remain dominant and support limited agricultural activities. Lok Ma Chau

(indigenous village) is situated at the base of a hilly area that extends to the east and

occupies the southern boundary of the Planning Area. The village is surrounded by a

number of active and non-active wet agricultural uses as shown on the Habitat Map. The

hilly area is typically barren and clear of any significant uses, although it forms the southern

boundary of the important ecological corridor that extends between Deep Bay and Hoo Hok

Wai. Some burial grounds are located in the far western portion of the hilly area in LMC.

The Planning Area is occupied by a limited number of existing GIC uses as shown in Figure

4.8, i.e. the Ngau Kok Shan Operation Base is located in the eastern portion of the Planning

Area.

4.4.1.9 Statutory Planning

The entire planning area is covered under two Outline Zoning Plans (OZP) - the Approved

Mai Po and Fairview Park OZP (S/YL-MP/6) and the Approved San Tin OZP (S/YL-ST/8)

(Figure 4.9 refers). The proposed land uses are considered with the two plans. In this

respect, the initial focus will be to retain the existing land use framework for the Planning

Area, with the exception of the eco-lodge, which is a new proposal.

A small area in the northeast corner of the Mai Po and Fairview Park OZP covers the

Planning Area‟s western edge, which is part of the Mai Po Nature Reserve. Land within the

Study Area is zoned Conservation Area (“CA”), which has a planning intention “to conserve

the ecological value of the wetland and fish ponds which form an integral part of the wetland

ecosystem in the Deep Bay Area and function as a substantial source of food supply for


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birds and is an important habitat for roosting and foraging of waterbirds”, as mentioned in

the Explanatory Statement attached to the Mai Po and Fairview Park OZP.

The remainder of the Planning Area falls into the northern half of the San Tin OZP. These

areas are zoned as CA, Other Specified Uses annotated Comprehensive Development and

Wetland Enhancement Area (“OU(CDWEA)”), Other Specified Uses annotated “Railway

Terminus and Public Transport Terminus” (“OU(Railway Terminus and Public Transport

Terminus)”), Village Type Development (“V”), Green Belt (“GB”), Government, Institution

and Community (“G/IC”). According to the Explanatory Statement attached to the San Tin

OZP, the “OU(CDWEA)” zone comprises mainly fish ponds which form an integral part of

the Deep Bay wetland ecosystem, and the planning intention is “to conserve and enhance

the ecological value and functions of the existing fish ponds or wetland through

consideration of application for development or redevelopment under a „private-public

partnership approach”. This area is in the Sam Po Shue area to the west of San Tin. The

“OU (Railway Terminus and Public Transport Terminus)” zone covers the existing Lok Ma

Chau KCR Station. The “V” zone covers Lok Ma Chau Village, and the “GB” zoning covers

the hilly area near Tai Law Hau. A police post at Ngau Kok Shan falls under the “G/IC”

zoning.

Taking into account the findings and recommendations of the Fish Pond Study, the Town

Planning Board Guidelines PG-No. 12B (TPB Guidelines/TPB PG-No. 12B) were

promulgated in April 1999. The fundamental land use planning concepts for the Deep Bay

Area should be the avoidance of loss of fish ponds and habitat fragmentation, as well as

mitigation of negative impact from undesirable land uses and human disturbance.

A precautionary approach has been adopted by the TPB to conserve the ecological value of

fish ponds. Within the Wetland Conservation Area (WCA), no development which involves

filling of fishponds should be permitted, unless it is required to support conservation of the

ecological value of the area or the development is an essential public infrastructural project.

For projects requiring planning permission, an ecological impact assessment would be

required and the types of activities which may be considered must be related to

Conservation, Environmental Education and Essential Infrastructure Projects. Within the

Wetland Buffer Area (WBA), all future development proposals should be supported by

ecological impact assessments to prove that the development schemes would have no

negative impact on the ecological value of the fish ponds. The TPB PG-No. 12B is

recommended for extension to cover the area of Hoo Hok Wai so that there is a consistent

approach to the planning framework for this area which is also included in the „Deep Bay

Wetland outside Ramsar Site‟ priority area under the NNCP. In this regard, there is

potential for the WCA to be extended over the priority area as it covers Hoo Hok Wai with

an appropriate 500m WBA extending to the south (Figure 3.4 refers). The suggested

extension will provide a consistent approach for the consideration of all section 16

Applications within the area.

In considering development proposals in the Deep Bay Area, the TPB adopts the principle

of “No-Net-Loss in Wetland” recommended in the Fish Pond Study. The “no net loss” refers

to both loss in “area” and “function”. No decline in wetland or ecological functions should

occur. Alternative uses could be considered suitable only if it could be demonstrated that

they would not result in the loss of ecological function of the original ponds and if they

complement the ecological functions of the wetlands and fish ponds in and/or around the

Deep Bay Area.

4.4.1.10 Opportunities and constraints

The opportunities and constraints are taken from the existing OZPs where relevant to the

Planning Area (Figure 4.10 refers). The key opportunities lie with the ecological value of

the area and the need to retain the important functions of the fishpond/wetland system. The

existing OZPs also identified potential cross-boundary activities as an opportunity, however

these opportunities lie further to the south of the Planning Area on less sensitive areas. In


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this regard, the opportunity to protect and preserve is maintained and is consistent with the

vision for the Study.

The ecological value also implies a constraint on development in the Planning Area. The

existing OZPs detail that the ecological value limits cross-border development and where

permitted under the existing zoning regime, residential and recreational development is

limited to small-scale projects. These developments are also limited by the “precautionary

approach” based on the principle of “no-net-loss in wetland”.

i. Opportunities:

Wetlands/fishponds - The “Study on the Ecological Value of Fish Ponds in Deep

Bay Area” (the Fish Pond Study) completed in 1997 has confirmed the unique

international and regional importance of the fish pond system in the Deep Bay

Area particularly for ardeids. It has established that the fish pond areas in Mai Po

form an integral part of the Deep Bay Area wetland ecosystem, and have

significant ecological value. With the support of scientific surveys and analysis, the

Fish Pond Study sets out the principles of the “precautionary approach” and “no-

net-loss in wetland” which present opportunities to protect/enhance these natural

resources, and to restore some of the degraded areas.

Cross-boundary activities - San Tin, Lok Ma Chau Loop and Kwu Tung North

NDAs are located close to the boundary. With the improved accessibility provided

by San Tin Highway and development opportunities fostering cross-boundary co-

operation and territorial needs provided by the Loop and the NDA, there are

opportunities for developments on less ecologically sensitive sites and areas at

suitable locations not involving pond filling to serve the cross-boundary activities.

Heritage – the historical village of Lok Ma Chau and the Lok Ma Chau Police

Station (Grade 2) provide limited heritage resources to the Planning Area,

however, they are located at a primary entry point for the proposed hiking and

bicycle trails.

Visual – the hilly terrain in south-east of the Planning Area provides extensive

views over the ecologically important wetlands.

ii. Constraints

Traffic - The cross-boundary traffic at Lok Ma Chau Boundary Crossing has

contributed to the rapid growth of traffic in San Tin area in recent years. Although

the Area is strategically located, the principle of conservation of the wetland

habitat would be remained.

Environmental - To uphold the principle of “no-net-increase in pollution load to

Deep Bay, development should be kept to a minimum to avoid generating

adverse impacts on the environment. Due consideration of any negative impacts

on the wetland habitat should be given to any proposed future development of the

area. Besides, there are different environmental polluting sources in and near the

Planning Area. Shenzhen River will possibly generate odour problem. Lok Ma

Chau Spur Line and its rail station and the helipad at the Lok Ma Chau BCP

would possibly impose noise problems to sensitive developments in the vicinity.

Lok Ma Chau BCP would also bring air and noise disturbances to nearby

sensitive uses. Potential increase in future road traffic likely giving rise to adverse

air and noise quality impact, etc.

Sewage Infrastructures & Sewerage Treatment Works - There is limited sewerage

infrastructure within the Study Area due to restricted access and no planned

large-scale developments. The Environmental Protection Department/The

Drainage Services Department has planned several sewerage improvement

works for the existing villages but these sewerage improvement works are not


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planned and designed for the proposed major developments in this Study. In

addition, the existing STWs such as SWHSTW and STKSTW do not have spare

capacity to handle such large sewage flow generated from the proposed

developments.

Natural Terrain Landslide Hazards – The hilly terrain in the north-east the

Planning Area (as indicated on Figure 4.10) is a potential source of natural terrain

landslides. Due consideration and study of natural terrain hazards should be

carried out for any developments along the toe natural terrain hillsides.

4.4.1.11 General Planning Intention

The planning intention and principles are again taken from the existing OZPs for this

Recommended Development Plan (RDP). The current investigations have supported

maintaining the current zoning framework. This will differ from other RDPs which have

adopted a common set of principles to deliver the land use framework.

The planning intention for the land is to conserve the ecological value of the fish ponds

which form an integral part of the wetland ecosystem in the Deep Bay Area. The existing

and contiguous, active or abandoned fish ponds in the Deep Bay Area should all be

conserved. The retention of the CA zoning for the narrow strip of fishponds immediately to

the south of the Lok Ma Chau Loop will assist in protecting the ecological linkage between

Mai Po and Hoo Hok Wai. Moreover, the loss of fish ponds and habitat fragmentation

should be avoided and any negative impacts arising from undesirable land uses and human

disturbances should be mitigated.

The existing Approved Mai Po and Fairview Park OZP (S/YL-MP/6) and Approved San Tin

OZP (S/YL-ST/8) OZPs were gazetted in 2005 and 2006 respectively and are consistent

with the capacity of the land and objectives of this study to protect important environmental

features. In this regard, the proposed planning framework and vision under the current

Study is generally consistent with the existing statutory framework.

4.4.1.12 Land Use Provisions

The Recommended Development Plan is provided in Figure 4.11. The entire Planning

Area is subject to existing statutory planning control and only a minor amendment to

allocate an appropriate zoning for the proposed eco-lodge is necessary to achieve the land

use objectives for the area (alternatively, a minor adjustment to the OZP boundary could be

made to place the entire site within Planning Area 2). A description of the intention and

application for the eco-lodge is provided below along with the planning intentions for all

other zones taken from the existing OZPs.

Village Type Development – Area 5.39ha (1.49%)

The planning intention of this zone is to designate both existing recognized villages and

areas of land considered suitable for village expansion. Land within this zone is primarily

intended for development of Small Houses by indigenous villagers. It is also intended to

concentrate village type development within this zone for a more orderly development

pattern, efficient use of land and provision of infrastructures and services. Selected

commercial and community uses serving the needs of the villagers and in support of the

village development are always permitted on the ground floor of a New Territories

Exempted House. Other commercial, community and recreational uses may be permitted on

application to the Town Planning Board.

The provision for short-term accommodation uses can be provided through a license under

the HGAO. The Home Affairs Department is responsible for implementing the Ordinance

and the use of small-houses for this form of development is not inconsistent with modern

leases.


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To further promote short-term accommodation, it is recommended to include the definition

of “Holiday Flat” into the “Definition of Terms” and include under column 2 of the zoning

provisions for land designated for village purposes. This will support the overall objectives

for tourism and recreation in the Study Area.

Conservation Area – Area 178.82 ha (49.33%)

The planning intention of this zone is to conserve the ecological value of wetland and fish

ponds which form an integral part of the wetland ecosystem in the Deep Bay Area. The “no-

net-loss in wetland” principle is adopted for any change in use within this zone. The primary

intention is to discourage new development unless it is required to support the conservation

of the ecological integrity of the wetland ecosystem or the development is an essential

infrastructure project with overriding public interest.

Green Belt – Area 79.03ha (21.8%)

The planning intention of this zone is primarily for defining the limits of urban and sub-urban

development areas by natural features and to contain urban sprawl as well as to provide

passive recreational outlets. There is a general presumption against development within this

zone.

Other Specified Uses (Comprehensive Development Wetland Enhancement Area) –

Area 84.32ha (23.26%)

This zone is intended for conservation and enhancement of ecological value and functions

of the existing fish ponds or wetland through consideration of application for development or

redevelopment under the “private-public partnership approach”. Low-density private

residential or passive recreational development within this zone in exchange for committed

long-term conservation and management of the remaining fish ponds or wetland within the

development site may be permitted subject to the “no-net-loss in wetland” principle and

planning permission from the Town Planning Board. Any new building should be located

farthest away from Deep Bay.

Eco-lodge – Area 5.03ha (1.39%)

Ultimately, a minor amendment to the eastern boundary of the San Tin OZP could be

undertaken to ensure that the proposed eco-lodge is contained within the San Tin OZP or

the OZP covering RDP 2. Notwithstanding, the eco-lodge proposal has been addressed in

RDP 1 and RDP 2.

A suggested planning intention for the area will be for the provision of sustainable-based

tourism in the form of an eco-lodge that does not have any adverse impact on the local

environment and adopts the Ecologically Sustainable Development (ESD) principles in

design, construction and operation.

A conceptual design has been prepared for the 14.28ha site in the Study. Its layout, section

and perspective can be referred in Figure 4.113 - 4.115 respectively. The design has

included 80 individual single level buildings oriented north towards HHW on the north facing

slope of the site. The single level design maintains the feeling of seclusion and isolation

and the pole design allows the buildings to be lifted off the ground to minimise site

disturbance and permit variation in building height to create visual interest in the

development. They are linked by a series of raised platforms that lead down from the

access road that is only intended for golf carts but also will be adequate for EVA.

The design does not adopt traditional design parameters and is a reflection of the design

objectives and the site constraints. The ridgelines to the south and west of the site will

provide a green backdrop to the entire development. The access is provided around the

rear of the site to reduce the need for extensive earthworks to achieve appropriate grades.

This also relieves the core part of the facility from any unnecessary land take up and

promotes sustainability by removing key access away from the site. Visitors will essentially


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be able to rely on walking and golf carts on arrival providing a sense of dislocation. The

landscape design should soften the development and assist in isolating the structures to

provide a sense of seclusion. Sitting and viewing areas are also provided throughout the

site which will encourage pedestrian mobility through the site and complement the links to

the proposed hiking trail and bicycle track.

To encourage the development of active and/or passive sustainable-based tourism that

benefits the local community, an Eco-lodge in support of sustainable-based tourism in Hong

Kong is proposed in an area continued from the previous Planning Area on the western

boundary of this Planning Area at Ma Tso Lung. Other ancillary uses may be permitted

subject to the core focus being the provision of eco-tourist accommodation subject to

planning application.

The proposed eco-lodge at Ma Tso Lung will contribute to Hong Kong‟s Tourism Industry

and the local community. The facility should be of a minor scale that is compatible with the

site constraints and could provide a series of small isolated bungalows/huts scattered

around the site at appropriate locations as shown in the concept design. It should also

demonstrate a contribution to the local community such as employment, use of local

knowledge or integration of the community in the project delivery and operation. The Plot

Ratio for the eco-lodge is about 0.1 with a maximum building height of 6m above the

existing ground level. Based on a series of negotiations with key stakeholders, the overall

plot ratio for the site could be further increased up to 0.2 to increase financial feasibility and

flexibility in the future design. In order to avoid excessive bulkiness of the proposed

development, consideration should also be given to utilising the south-facing slope which

has a scenic view of the rural valley landscape around Ma Tso Lung. However, minor

relaxation of the building height restriction may be considered to allow flexibility for the

increased plot ratio and it should be subject to the design merits of the future development

by the future project proponent taking account of the outcomes of the various relevant

technical assessments.

Future development of the site should adequately demonstrate how the proposal meets the

design objectives and criteria. Assessment criteria to consider eco-lodge applications

elsewhere in the Study Area (and Hong Kong) have been provided in Appendix A.

The site is located within the existing and possible extension to the Wetland Buffer Area

(WBA) under the TPB Guidelines. The TPB Guidelines has taken a “precautionary

approach” based on the principle of “no-net-loss in wetland”. The WBA is a buffer area of

about 500m south of the Wetland Conservation Area (WCA) with the section of existing

boundary patrol road to be excised from the FCA generally providing the southern extent of

the WCA. Planning permission from the TPB and an “ecological impact assessment” are

always required for any developments in either the WCA or WBA as per the guidelines.

These provisions will need to be included into the San Tin OZP if it is amended to include

the eco-lodge proposal. Alternatively, a minor amendment to the eastern boundary of the

San Tin OZP could be undertaken to ensure that the proposed development is contained

within a single OZP.

Government Institution and Community Facilities (GIC) – Area 6.35ha (1.75%)

This land use area is intended primarily for the provision of Government, institution or

community facilities serving the needs of the local residents and/or a wider district, region or

the territory. It is also intended to provide land for uses directly related to or in support of the

work of the Government, organizations providing social services to meet community needs,

and other institutional establishments.

The existing Lok Ma Chau Sub-divisional Police Station, the Lok Ma Chau Control Point and

its expansion area, and the police post at Ngau Kok Shan are zoned G/IC to under the

existing OZPs which will be retained.


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4.4.1.13 Transport Services

The area is mainly served by rural roads Lok Ma Chau Road and Castle Peak Road as the

northsouth and eastwest access respectively. It is anticipated that these rural roads would

provide sufficient link capacity and key junction capacity to cater for the additional

development traffic. However, traffic impact assessment shows that the vehicular traffic

generated from the new developments would impose capacity problem to the existing

boundary patrol road to be existed from the FCA. To minimize the anticipated huge traffic

volume in the area, it is therefore proposed to support the traffic from Eco Lodge by public

transport service only. There would be no private vehicular trips generated from these new

developments. In addition, the existing boundary patrol road to be excised from the FCA is

proposed to be permitted to people‟s access, authorised vehicles with permits (not

exceeding 7m) and dedicated public transport services (not exceeding 7m) only. Such

arrangement is to avoid additional traffic induced by inquisitive trip makers visiting the area

for no reason other than to look around. Any extra unnecessary trips may induce adverse

impact on the operating capacity of this road.

It is recommended to supplement less than 30 no. of passing bays along the full length of

the existing boundary patrol road to be excised from the FCA to enhance road safety.

Moreover, the allowed vehicles should be limited to 7m or below to further enhance traffic

operation safety.

Ultimately, the road may be upgraded to TPDM single track standard, depending on the

implementation need/ schedule determined by the maintenance agent. In this regard, some

land resumption would be unavoidable to provide standard alignment radius, sightline etc.

The road improvement layout is shown in Figure 6.2.1.

On the other hand, it is anticipated that there may be considerable amount of visitors

attracted to Ho Hok Wai for ecological visit such as bird-watching. The existing boundary

patrol road to be excised from the FCA may be widened to single-2 configuration and the

proposed traffic management measures at it could be released to allow direct private

vehicle access. However, it should be carried out in a separate study for more detail

assessment.

Introduction of a new public transport interchange (PTI) to this area is considered not

necessary; shuttle services (of 24 total capacity per shuttle bus) or GMB services (of 16

total capacity per minibus) between the Eco-lodge and other conversation areas, and the

nearest railway station could be provided at 4 minute or 3 minute headway respectively.

The existing traffic restriction on Shan Sham Road will be maintained. With removal of the

existing police check point at Lok Ma Chau Road near the access road of Fishman San

Tsuen, the traffic restriction on Lung Hau Road, Ha Wan Tsuen Road and section of existing

boundary patrol road from Lok Ma Chau village to Ng Tung River could be lifted. The traffic

restriction plan is shown in Figure 6.2.6.

4.4.1.14 Implementation

There are minor implementation issues for placing the proposed land use framework over

the Planning Area which will essentially preserve the existing functions and zoning/policy

controls of the land. The minor implementation issues include:

Eco-lodge

A minor amendment to the San Tin OZP will be necessary to provide for the proposed eco-

lodge. It is suggested that the eastern boundary of San Tin OZP be relocated to the

western boundary of the eco-lodge. This will make implementation of the eco-lodge more

efficient. Notwithstanding, Section 4.5.1.14 of this report details the land use provisions to

implement the proposal.


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Hiking Trails

The Point-Line-Surface design concept is mainly achieved through the installation of hiking

trail/bicycle track/ heritage trail (line), linking up the various heritage features (point) and

packaged within an overall context of eco-tourism/agri-tourism opportunities (surfaces) . As

footpath is a use that is generally permitted in all zones, there is no need for a separate land

use zoning to reflect the alignment hiking/heritage trail.

During the detailed design of the trail, it will be necessary to ensure that adequate

supporting facilities such as signage, links to public transport, rest areas, emergency

facilities and other provisions are provided plus relative points of interest are identified (refer

to Appendix B).

4.4.2 Urban Design Master Plan

The Urban Design Plan for the RDP1 has been summarized under the following major

urban design elements (Figure 4.14 refers):

Gateways

Lok Ma Chau Road will be maintained as the primary physical gateway into the RDP1 for

visitors. The police check point will be removed and replaced with a gateway entrance

landmark (i.e. structural/landscape) signifying the former boundary line of the FCA.

Activity Nodes/Focal Points

The existing Lok Ma Chau Boundary Control Point will be maintained as a major activity

node/focal point within the RDP1. The enhanced provisions for Village areas will also help

to promote more economic activity for Lok Ma Chau village to facilitate tourism in the Study

Area. The underlying vision and themes of the Study are also supported by the proposed

eco-lodge which will be the first of its kind in Hong Kong.

Landmarks

Lok Ma Chau Police Station (Grade 2 Historic Building) located at the highest point next to

the Planning Area, will be preserved and will be the primary visual landmark in the vicinity of

the Planning Area.

Development Intensity/Height Profile

Development intensity and height profiles within the RDP1 will be only maintained within the

existing areas of the Lok Ma Chau Boundary Control Point as well within the confines and

building heights of the existing village area of Lok Ma Chau. Apart from the designated

Special Design Area (eco-lodge), no new land use of development within the RDP1 will be

proposed. It is noted however, that areas outside of the RDP1 directly to the north and

south including the Lok Ma Chau Loop and the KTN NDA have been proposed as Strategic

Development Areas in the future. This will affect and increase the development intensity and

height profile of areas directly adjacent.

View Corridors & Vantage View Points

A large existing visual corridor has been maintained between San Tin and Futian through

the preservation of the existing San Tin Wetlands. The Lok Ma Chau Lookout and adjacent

Lok Ma Chau Police Station will remain as the primary vantage viewing point within the

RDP1.

Character Areas

The San Tin Fishponds will be preserved and will form an important ecological and resource

to the RDP1. Due to the existing hilly terrain, the Lok Ma Chau Green Belt has been

proposed to provide the area within an important green visual backdrop, as well as an

important recreational resource for hiking. It is also proposed that the Lok Ma Chau Village

Area will be preserved as it is.


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Special Design Areas

A Special Design Area has been designated on the border of both RDP1 and RDP2. This

will include a low scale Eco-Lodge that has been located overlooking Tse Koo Hang and the

Hoo Hok Wai Fishponds. This will provide the area with an important tourist resource and

visitor accommodation. Not only will the Eco-Lodge help promote tourism within the area, it

will also aid in the education and preservation of the existing wetland areas that lie within

close proximity.

Pedestrian Networks

The primary pedestrian networks within the RDP1 will consist of proposed Hiking Trails

which will begin at the Lok Ma Chau Control Point and will extend to the east through the

designated Green Belt of Lok Ma Chau over to Tai Shek Mo located in the RDP2. A Cycle

Track will begin at the Former Closed Area Control Point as well and will extend eastward

along the section of existing boundary patrol road to be excised from the FCA overlooking

the San Tin Wetlands linking RDP1 with RDP2.

Linkages

The existing Cross Border Link at Lok Ma Chau that dissects the RDP1 will be maintained

as the primary linkage between HKSAR and Shenzhen within the west, while Lok Ma Chau

Road will provide the primary vehicular access and linkage within the RDP1 itself as well as

the section of existing boundary patrol road to be excised from the FCA.

4.4.3 Landscape Master Plan

The existing land use framework will provide adequate protection to maintain the high value

ecological and landscape significance of the wetlands and fishponds. The hilly terrain within

the northeastern portions of the area has also been provided with appropriate protection to

preserve this area as a green backdrop for distant views of the area from Mai Po and

Shenzhen.

Landscape improvement works are recommended along the section of existing boundary

patrol road to be excised from the FCA. The landscape works will increase the visual

amenity along the proposed bicycle track and is also proposed as an interpretive feature

along the alignment of the existing border fence. Detailed design of the landscaping could

also consider retention of some parts of the fence as a reminiscence to visitors of the former

FCA (Figure 4.15 refers).

4.4.4 Conservation Plan

This area are located in the extensive areas of fishpond/ wetlands at Mai Po and San Tin

that have long been recognised for their ecological significance in supporting large numbers

of waterbirds and wetland-dependent species. The Mai Po Inner Deep Bay Ramsar Site

extends into the westernmost part of the Study Area to include part of this area. To the east

of this is the MTRC Lok Ma Chau Wetland Compensation Area, which attracts large

numbers of the globally-threatened Black-faced Spoonbill. These and surrounding wetland

areas will continue to be protected as no change is proposed to land use in the area. This

will ensure it remains a large, contiguous, relatively unfragmented and rather undisturbed

area of fishponds.

Colonies of breeding herons and egrets that lie near the Study Area at Tam Kon Chau, Mai

Po Lung and Mai Po Village are sustained by wetlands in this area, and their foraging areas

will not be impacted.

On the eastern side of the Lok Ma Chau BCP there is a narrow strip of fishponds that lies to

the southeast of Lok Ma Chau Loop. These ponds form an important part of birds‟ flight-line

corridor linking the wetland area at Hoo Hok Wai with that to the west of the BCP. At

present most of these are zoned as CA, and this will continue, thus continuing the current

level of protection. The continued presence of these ponds is important for the protection


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and continued use of the flight line, and will serve to reduce to the potential cumulative

impacts of future development in the Lok Ma Chau Loop. It is also possible that these ponds

provide a corridor for the movement of mammalian fauna.

The potential exists for the application of PPP schemes, which allows for the conservation

and enhancement of existing wetland areas in tandem with development of areas furthest

away from Deep Bay. The principle of „no net loss of wetland‟ will be applied to such

development proposals.

Designation of Green Belt for most of the upland grassland between Lok Ma Chau and Ma

Tso Lung villages will provide protection to the distinctive bird community of these hills.

(Figure 4.16 refers)

In terms of heritage, the Planning Area has limited heritage and cultural features. The Lok

Ma Chau Police Station (GB5) is shown on the Cultural Map provided in Figure 4.5 as the

only graded building (Grade 2 Historic Building), however it is located outside of the

Planning Area. The village of Lok Ma Chau has been identified as having heritage value

(HV21) and is the only heritage feature within the Planning Area. The village contains one

proposed Graded Historic Building; Mi Tak Study Hall (Main Building and Ancillary Block)

proposed to become Grade 2. The land use options should consider the heritage value.

The enhanced economic opportunities for villages to rely on cultural heritage can indirectly

support the protection of heritage sites as an attraction source for tourists and visitors.

Nevertheless, the New Territories Exempted Houses (NTEH) development and any

development proposal in the village should follow the existing land administrative procedure

and any proposal affecting Declared Monuments, Graded Buildings, Proposed Graded

Buildings and Archaeological Sites should be addressed to the Antiquities and Monuments

Office for comments.

4.4.5 Recreation and Tourism Plan

The Recreation and Tourism Plan for the RDP1 is provided in Figure 4.17 and has been

summarized as follows:

The wetlands and fishponds areas in San Tin have significant ecological value. They have

potential for bird-watching and eco-tourism activities led by guided tours. This area also

provides the entrance/exit point for the proposed hiking trail and proposed bicycle track

connecting Ma Tso Lung and Ho Sheung Heung. The trail and track provide access for

visitors to the fishponds at San Tin and Hoo Hok Wai as well as the Lok Ma Chau Loop at

Lok Ma Chau Lookout. Visitors can enjoy the views toward Hoo Hok Wai from the bicycle

track or at a higher level from the hiking trail which can facilitate bird-watching activities in

this key bird habitat. There are opportunities for overnight accommodation in the village of

Lok Ma Chau, and the proposed Eco-lodge on the hills at Ma Tso Lung that would further

enhance the recreation and tourism facilities in this area.

4.4.6 Interface with Surrounding OZPs

A plan showing the adjoining OZPs to the south is shown in Figure 4.9. Retention of the

existing zoning framework ensures that the proposed RDP will maintain consistency with

statutory controls outside of the Study Area.




The Area (Planning Area) covered by the Recommended Development Plan 2 (RDP2) is

approximately 568 ha. It is bound by the MTR East Rail Line alongside Ng Tung River in the

east, Ho Sheung Heung Road and Fung Kong Shan in the south, Ping Hang in the west and


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the new section of boundary patrol road along LMC Loop and HHW near Sham Chun River

in the north. Figure 4.18 and 4.19 provide a location plan and aerial photo plan respectively.

In reviewing the DDP and taking into consideration the ongoing NDA Study, a small portion

of land near Tai Shek Mo has not been included within RDP2, although it remains within the

Study Area. The land use planning for this area will be completed under the NDA Study

(Figure 4.18 refers).

4.5.1.2 Description

The boundary of the Planning Area is delineated having regard to physical and

topographical features such as control points, roads, drainage channels and hills as well as

administrative features such as the existing and revised Closed Area boundary, Tertiary

Planning Unit (TPU) and surrounding approved Outline Zoning Plans (OZP). The northern

boundary is delineated by the revised FCA Boundary which runs roughly parallel with the

HKSAR boundary. The southern boundary is delineated by the existence of the Kwu Tung

North OZP which is mostly south of the former Closed Area Boundary. The eastern

boundary is delineated by the existing East Rail Line and the running of Ng Tung River. The

western boundary is delineated by the existing boundary of the approved San Tin OZP.

The Area is situated in the western portion of the Study Area. A large portion of the area

comprises wetland, fishponds and marshes, especially at Hoo Hok Wai. This wetland area

is of high ecological value as feeding and roosting ground for birds, in particular waterbirds

such as herons and egrets.

The existing recognized village of Liu Pok and the existing rural villages of Tak Yuet Lau,

Ma Tso Lung San Tsuen and Shun Yee San Tsuen are located in the Planning Area.


The northern portion of the Planning Area is occupied by the ecologically sensitive HHW

fishponds/wetlands. The area consists of a range of ponds, marsh, reedbeds and

seasonally wet grassland as shown in the Habitat Plan in Figure 4.20, Agricultural areas,

though inactive, can be found in the north-eastern area around rural settlement of Liu Pok.

The southern portion of the Planning Area is dominated by a succession of grassy, hilly

terrain extending from Chau Tau and Ma Tso Lung eastward to Tai Shek Mo providing a

natural shield to HHW. A small valley forms through the west of the non-indigenous village

of Ma Tso Lung. The area is generally flat fallow agricultural land that is dominated by

seasonally wet grassland.

On the east side of the Area, Tai Shek Mo provides dominating hilly terrain that has a strong

presence in the local visual setting. Ho Sheung Heung is located at the eastern base of Tai

Shek Mo and is one of the largest egretries in Hong Kong, and adjacent to the egretry flows

the Ng Tung River which forms the eastern boundary of the Planning Area. The flat areas

adjoining the Ng Tung River are occupied by a number of habitats from developed and

waste land to ponds and secondary woodland.


There are limited heritage features within the Planning Area as shown in the Heritage Plan

in Figure 4.21. The Grade 2 Ma Tso Lung MacIntosh Fort is located on a peak looking over

HHW. It is linked to the proposed Hiking Trail and is proposed for adaptive reuse subject to

negotiations with the Police Force (HKPF).

The village of Liu Pok has been identified as having heritage value. Liu Pok has a very well-

preserved village setting. The village is based at the foothill of a slope which provides a

good back-drop to the village. Agricultural land and fishponds are located at the base of the

village to the north and it looks out over Hoo Hok Wai.


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The Planning Area has limited heritage and cultural features. The Lok Ma Chau Police

Station is shown on the Cultural Map provided in Figure 4.5 as the only graded building,

however it is located outside the Planning Area. The village of Lok Ma Chau has been

identified as having heritage value and is the only heritage feature within the Planning Area.

The village contains one proposed Graded Historic Building (Grade 2), the Mi Tak Study

Hall (Main Block and Ancillary Building). Nevertheless, the AMO should be consulted prior

to any development that may affect the Declared Monuments, Graded Buildings, Proposed

Graded Buildings and Archaeological Sites in the Planning Area.


HHW is a large area of land that largely comprises fishponds and marshy wetland. It

contains a mixture of habitats, including fish ponds managed at both low and relatively high

intensity, reed marsh, natural stream courses and seasonal marsh areas. The Ho Sheung

Heung Egretry to the west of Ng Tung River is a large egretry which supports a significant

portion of the breeding ardeid population and its largest colony of Chinese Pond Herons in

Hong Kong.

Neither major roads nor industrial premises are found within the area. The Lo Wu

Classification Range is located in a valley between Tai Shek Mo and Fung Kong Shan, and

noise will be emanating from the Range during firing practice. Two helipads are identified in

the planning area. The background noise environment is generally tranquil except for areas

near Lo Wu Station, Lo Wu Classification Range and helipads. In addition, Shenzhen River

and Binhe STW to the north will potentially cause odour problems to the Planning Area.

The southeast corner of the Planning Area lies within the PHI consultation zone of SSWTW.



The population is concentrated within and around Ma Tso Lung Tsuen, Shun Yee San

Tsuen and Liu Pok.

Future expansion of population will be concentrated in indigenous villages in the Area. It is

estimated that the projected population from the rural villages in the Area will reach about

1,040.

The demographic analysis in the Baseline Assessment (WP1) of the Study Area identified

that the area has a typically high proportion of aged persons residing in the closed area.

The proportion of people aged over 65 was substantially higher than that of the rest of the

New Territories or Hong Kong as a whole. This is reflective of the movement of younger

generations out to the urban areas where economic opportunities are.

Economic activities in this portion of the Study Area are limited owing to the environmentally

sensitive landscape and topography. Nonetheless, a number of small-scale workshops and

open storage sites have established in the eastern foothill Tai Shek Mo and some economic

activities capitalizing on the unique landscape and resources, including agriculture and

aquaculture/fisheries, can be found.


within the Planning Area. The provision of land for the proposed eco-lodge could provide

about 100 jobs as a whole while enhancement of the leisure and recreational opportunities

(hiking, bicycle track, birdwatching) will attract visitors to the area which can provide

incentive for supporting uses within the village areas (cafes, shops, accommodation,

markets etc.). There are also enhanced options for conventional agricultural, tourism and

leisure uses under the agriculture provisions that provide further opportunities for local



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landowners. This will provide opportunities for local residents to harness the economic

opportunities created by the release of the FCA and the proposed land-use framework.


A land status plan is provided as Figure 4.22. The plan shows that privately owned land is

predominantly located in the flat areas of the Planning Area while government retains

ownership of all hilly terrain. The land under public ownership occupies approximately 68%

of the Planning Area. The plan shows that the ecologically sensitive area of HHW is

predominantly within private ownership.


Other than the existing rural villages of Tak Yuet Lau, Liu Pok, Ma Tso Lung San Tsuen and

Shun Yee San Tsuen, the Planning Area is predominantly uninhabited. Farm lands adjacent

to the villages are mostly uncultivated or abandoned. The village houses in Liu Pok are

traditional one to two-storey houses and typical Small Houses of two to three-storeys high.

Ma Tso Lung San Tsuen and Shun Yee San Tsuen are made up of two to three storey-high,

in an orderly pattern and scattered domestic structures. A Land Use plan is provided in

Figure 4.23.

HHW is an area of high ecological significance, where fishpond wetlands stretch from the

Lok Ma Chau BCP to the Ng Tung River near Liu Pok. Ho Sheung Heung Egretry is one of

the largest egretries in Hong Kong and supports one of the largest colonies of Chinese

Pond Herons. It is located adjacent to the fishponds at the eastern base of Tai Shek Mo

along Ng Tung River in the east of Planning Area. There is currently no protection status in

place to protect this area.

Large areas of fallow agricultural land are situated on the flat land at Ma Tso Lung San

Tsuen, Shun Yee San Tsuen, the elongated strip at Tse Koo Hang and adjoining the

northern part of Liu Pok.

Burial grounds for the indigenous villages are near Liu Pok and Ho Sheung Heung. They

occupy the northern and southern slopes of Tai Shek Mo. Tai Shek Mo provides a hilly

barrier to the south of the Planning Area. It connects to the northern sections of Kwu Tung

North which is subject to separate investigation under the NENT NDA Study.

There are a number of existing GIC facilities within the Planning Area. They include the

Grade 2 Lok Ma Chau Police Station (outside the Planning Area), Ngau Kok Shan

Operational Base, Grade 2 Ma Tso Lung MacIntosh Fort, Lung Kai Public School (closed),

Lo Wu Classification Range, Ma Tso Lung Tunnel Patrol, Lo Wu Correctional Centre, Lo Wu

Horse Riding School, Tak Yuet Lau Police Post and Tak Yuet Lau Food Shelter. The

existing facilities are shown in Figure 4.24.


There are no existing OZPs that apply, however the Planning Area is bounded to the south

and west by the Kwu Tung North OZP (S/NE-KTN/8) and San Tin OZP respectively. Figure

4.25 shows the statutory land uses surrounding the planning area.

The approved Kwu Tung North OZP (S/NE-KTN/8) is adjacent to the southern boundary of

the Planning Area. All land immediately adjacent to the Planning Area is predominantly

zoned Green Belt under the Kwu Tung North OZP. This reflects the hilly landscaped area in

the northern parts of the OZP which continues into the Study Area.

The San Tin OZP provides the western boundary to the Planning Area. The hilly areas at

the interface is zoned Green Belt with the fishponds/wetlands below zoned Conservation

Area. The boundary is simply an administrative boundary and the land within the Planning

Area at the interface has very similar attributes.


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The “New Nature Conservation Policy” has been promulgated by the then Environment,

Transport and Works Bureau and the Agriculture, Fisheries and Conservation Department

to further enhance nature conservation in the 12 identified priority sites. The HHW

fishponds/wetlands fall into one of the 12 priority sites called “Deep Bay wetland outside

Ramsar Site”.

The New Nature Conservation Policy (NNCP) gives suggestions on practical ways to better

achieve the nature conservation objectives, in particular to enhance conservation of

ecologically important sites which are in private ownership. The new policy statement is “to

regulate, protect and manage natural resources that are important for the conservation of

biological diversity of Hong Kong in a sustainable manner, taking into account social and

economic considerations, for the benefit and enjoyment of the present and future

generations of the community.”

The NNCP provides provisions for Public-Private Partnership (PPP). PPP allows

developments at an agreed scale at the ecologically less sensitive portion of any of the

priority sites identified provided that the developer undertakes to conserve and manage the

rest of the sites that is ecologically more sensitive on a long-term basis

The NNCP has already identified the ecological value of the HHW area and has given

strong protection to the environmentally sensitive areas. Future land use considerations will

also have to consider the existence of this policy which provides incentives to enhance

conservation of ecologically important sites which are in private ownership within the HHW

area.

In addition, the TPB Guidelines for Application for Developments within Deep Bay Area

Under Section 16 of the Town Planning Ordinance (TPB PG-NO. 12B) (TPB Guidelines)

acts as a strong barrier to stop any potential developments that will harm the ecological

value of the fishponds/wetlands in the area. The TPB PG-No. 12B is recommended for

extension to cover the area of Hoo Hok Wai so that there is a consistent approach to the

planning framework for this area which is also included in the „Deep Bay Wetland outside

Ramsar Site‟ priority area under the NNCP. In this regard, there is potential for the WCA to

be extended over the priority area as it covers Hoo Hok Wai with an appropriate 500m WBA

extending to the south (Figure 3.4 refers). The suggested extension will provide a

consistent approach for the consideration of all section 16 applications within the area.

4.5.1.10 Opportunities and constraints (Figure 4.26 refers)

i. Opportunities:

Environmental – the environmental value of the HHW wetland system within the

Planning Area creates visual and ecological opportunities. Protection and

enhancement of the system using the TPB Guidelines and NNCP can contribute

to an environmental corridor which extends from Deep Bay to Ho Sheung Heung

Egretry.

Agriculture – there are large areas of flat fallow agricultural land concentrated

near Shun Yee San Tsuen, Liu Pok as well as the strip near Tse Koo Hang. It is

acknowledged that the rehabilitation of fallow farm land and preservation of wet

agriculture land would be effective in conserving the rural setting as well as

essential to preserve the natural environment and the ecological value in many

parts of the Closed Area. The fallow agricultural land provides good potential for

environmentally friendly and organic farming practices. Consideration could be

given to include the existing rural settlements e.g. Ma Tso Lung San Tsuen and

Shun Yee San Tsuen in this land use zoning to maintain the existing rural

characteristics and to allow for redevelopment of existing domestic buildings.

Tourism – The rural landscape, natural features, fishponds/wetlands with the rural

villages in traditional setting and orderly pattern form tranquil and scenic


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attractions of the Planning Area. The hilly landscaped areas to the south of HHW

(i.e. at Ma Tso Lung) have an elevated position with expansive views over the

wetland system. The wetland system with its extensive bird populations creates

opportunities for bird watching and the relatively lower ecological value of the hilly

area presents opportunities to develop an eco-lodge, i.e. a nature-dependent

tourist lodge that meets the philosophy and principles of eco-tourism but also

includes a business element. Liu Pok is well-preserved in its traditional rural

village setting with fishponds and agricultural land in front of the village and the

green backdrop of buried grounds and hilly landscaped areas at the back. All of

these create an attractive atmosphere that can be celebrated through appropriate

tourism activities. The rugged and hilly topography provides opportunities for

establishing hiking trails to allow the public to appreciate the natural landscape in

the Area in a contrast to the highly urbanised setting in Shenzhen. In addition,

cycle tracks via the section of Lok Ma Chau to Lo Wu of the section of existing

boundary patrol road to be excised from the FCA would help facilitate

appreciation of the natural and rural landscape as well as the fishponds/wetlands.

ii. Constraints

Physical Features – The environmentally important wetlands/fishponds at HHW

and along Ng Tung River present limitations to development within the Planning

Area. In addition, the extensive natural and hilly landscaped areas in the western

and eastern parts restrict opportunities for any major development.

Limited Access – Fai King Road located in the west periphery of the planning

area, is currently a substandard rural road connecting to Ho Sheung Heung Road.

It is possible to improve this substandard road (by concrete paving) in order to

improve traffic access of local villages.

Limited infrastructure – The Planning Area has limited infrastructure with limited

capacity. Any development would need to consider access and upgrades to

existing services.

Environmental – Part of the Planning Area fall within the PHI Consultation Zone of

the SSWTW and there will be possibly potential hazard impacts on the proposed

developments falling within the PHI Consultation Zone. Besides, there are

different environmental pollution sources in and near the Study Area, such as

Shenzhen River and Binhe Sewage Treatment Works in Shenzhen possibly

generating odour problems; Lo Wu Classification Range and helipads likely

resulting in noise problems; potential increase in future road traffic likely giving

rise to adverse air and noise quality impacts, etc.”









developments.

Burial Grounds – Any development that will; adversely affect permitted burial

grounds should be avoided.

Natural Terrain Landslide Hazards – The hilly terrain in the southern half of the

Planning Area (as indicated in Figure 4.26) is a potential source of natural terrain

landslides. Due consideration and study of natural terrain hazards should be

carried out for any developments along the toe natural terrain hillsides.


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The primary intention of the Plan is to protect the natural setting, environmental diversity

and cultural integrity of the Planning Area. This Plan will promote conservation through the

retention and enhancement of key environmental features such as the HHW

Wetlands/Fishponds, protection of the Ho Sheung Heung Egretry, the scenic hilly landscape

as well as the rural setting. The inclusion of an eco-lodge will promote eco-tourism and

recreation within the Planning Area and focuses on maximising the environmental value of

HHW. The provision of land dedicated for agricultural purposes will protect the rural setting

in the Ma Tso Lung Valley and traditional village setting of Liu Pok.


The Recommended Development Plan is provided in Figure 4.27. A description of the

intention and application of the land uses is provided below:

Village Area – Area 2.98ha (0.58%)

The planning intention of this land use area is to designate both existing recognized villages

and areas of land considered suitable for village expansion. Land within this area is

primarily intended for development of Small Houses by indigenous villagers. It is also

intended to concentrate village type development within this zone for a more orderly

development pattern, efficient use of land and provision of infrastructures and services.

Selected commercial and community uses serving the needs of the villagers and in support

of the village development are always permitted on the ground floor of a New Territories

Exempted House. Other commercial, community and recreational uses may be permitted

on application to the Town Planning Board.




leases.





Conservation Area – Area 24.38ha (4.74%)

The planning intention of this zone is to conserve the ecological value of wetland and

fishponds, which form an integral part of the wetland ecosystem in the Deep Bay Area. The

“no-net-loss in wetland” principle is adopted for any change in use within this zone. It is also

intended to safeguard the existing egretry and key flight paths between the Ho Sheung

Heung Egretry and Hoo Hok Wai. The primary intention is to discourage new development

unless it is required to support the conservation of the ecological integrity of the wetland

ecosystem or the development is an essential infrastructure project with overriding public

interest.

Three sites are identified as Conservation Areas. The small arc of land located adjacent to

the eastern corner of the Lok Ma Chau Loop and adjacent to the Ngau Kok Shan Operation

Base is intended as an extension of the ecological corridor linking Hoo Hok Wai with

wetlands in the Mai Po-Lok Ma Chau-San Tin area. It is intended to strengthen the existing

elongated cluster of fishponds/wetland as a mean to preserve the ecological value of the

corridor.

The conservation area zoning is also recommended to cover the Ho Sheung Heung Egretry

which is characterised by a series of bamboo clumps. It is anticipated this will provide

adequate protection to the egretry‟s high ecological significance. The conservation of this

area is also intended to secure the habitat and an environment conducive to the breeding


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and roosting of birds nesting in the egretry. Continual monitoring of the success and nature

of the egretry should be carried out to ensure that the zoning remains appropriate for the

land.

The other proposed Conservation Area is a strip of fishponds and secondary woodland

located on the eastern boundary of the Planning Area along Ng Tung River, north to Tak

Yuet Lau and south towards Ho Sheung Heung Egretry, as a foraging area for the egretry

which also forms part of the critical flight path between the egretry and Hoo Hok Wai.

Green Belt – Area 180.17ha (34.99 %)

The planning intention of the Green Belt (GB) zone is to primarily define the limits of urban

and sub-urban development areas by natural features and to contain urban sprawl as well

as to provide passive recreational outlets. There is a general presumption against

development within this area which is predominantly utilised to protect key visual features

such as hilly terrain.

The green belt area includes foothills, lower hill slopes, spurs, isolated knolls, woodland,

shrubland, vegetated land, areas of Fung Shui significance and areas in need of landscape

treatment. Boundaries of the GB generally conform to existing topographical features and

contours. The permitted burial grounds of indigenous villagers also fall within this zone.

Hilly areas located to the east of Tse Koo Hang, at Tai Shek Mo and its foothill areas

surrounding Shun Yee San Tsuen, Lo Wu Rifle Range, Lo Wu Correctional Institution and

Tak Yuet Lau are designated for this purpose.

The area around Tak Yuet Lau and the Ho Sheung Heung egretry has been designated as

green belt to discourage any development within foraging areas and the important bird flight

path between Ho Sheung Heung egretry and Hoo Hok Wai. The GB designation will protect

the flight lines and also provide recreational opportunities to complement the bicycle track

and hiking trail facilities in this location.

Agriculture – Area 38.70ha (7.52%)

This zone is intended primarily to retain and safeguard good quality agricultural

land/farm/fish ponds for agricultural purposes. It is also intended to retain fallow arable land

with good potential for rehabilitation for cultivation and other agricultural purposes.

The planning intention is also to protect the landscape and ecological value of the area,

whilst being compatible with tourism objectives in enhancing the local economy. The

provisions for agricultural land should promote traditional and organic/environmentally

friendly farming as well as leisure farming and agri-tourism that can provide economic uses

for these areas when integrated with other facilities/land use options within the Study Area

(e.g. commercial and accommodation uses within village areas).

The flat, low-lying, seasonally-wet vegetated valley-like area to the east of the proposed

eco-lodge at Ma Tso Lung flanked by Ma Tso Lung and Shun Yee San Tsuen would be

appropriate for agricultural use with emphasis on agri-tourism that could support that

proposed Eco-lodge concept. Any activities in this area should be cautious to mitigate any

downstream impact on the fishponds/wetlands at Hoo Hok Wai. Should the TPB Guidelines

be extended over Hoo Hok Wai, then development in this area may fall within the extended

WBA and compliance with the guidelines should be required.

Another area proposed for agricultural use is the existing farmland surrounding the

indigenous village of Liu Pok. The conservation of this rural farmland of good quality is

intended to preserve village setting. Use of this area for agricultural purposes could

enhance the village as a destination through the creation of village-life experience uses,

production of food for local markets/restaurants or pick-your-own crop uses that could

enrich the experiences and attractiveness of the village to visitors.


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Comprehensive Development and Wetland Enhancement Area – Area 241.78ha

(46.96%)

This area is intended for conservation and enhancement of ecological value and functions

of the existing fishponds or wetland through consideration of application for development or

redevelopment under the “public-private partnership approach”. Low-density private

residential or passive recreational development within this zone in exchange for committed

long-term conservation and management of the remaining fishponds or wetland within the

development site may be permitted subject to the “no-net-loss in wetland” principle and

planning application from the Town Planning Board.

This intention has been applied to the area of Hoo Hok Wai to reflect the ecological

importance of the site and its inclusion in the Deep Bay Wetland Outside Ramsar Site

Priority Site under the NNCP. The site should adopt the same provisions of the

OU(CDWEA) zone form the San Tin OZP to ensure consistency in the approach to

managing the fishponds/wetlands in this area. Just like the PPP Scheme under the NNCP,

its practicability will depend on the private initiative to submit proposals, and identification of

suitable development sites within the CDWEA will be the responsibility of the applicant. The

standard provisions relating to application requirements and procedures from the master

schedule of notes for the OU(CDWEA) zone should be adopted to provide transparency to

possible developers while the proposal of the applicant (including the scale and density of

the proposal with an assumption that any development would be of a minor scale) will have

to be assessed on a case-by-case basis. Any development within this zone would only be

permitted on the periphery areas and where there is demonstrated compliance with the

“precautionary approach” to the “no-net-loss in wetland” principle. No decline in wetland or

ecological functions served by the existing fish ponds should occur.

Notwithstanding, it has been recognised that the OU(CDWEA) provisions from the San Tin

OZP should be enhanced when applying them to the CDWEA within the Study Area. Being

consistent with the overall land use planning for the area that will be excised from the FCA,

recreation and tourism uses such as “camping ground”, “eco-lodge”, “holiday camp” may be

accommodated in the statutory provisions to provide incentives for landowners to explore

appropriate and compatible development opportunity that contributes to the overall appeal.

Any future development within the CDWEA zone should consider the provisions of the

NNCP and the proposed extension of the TPB Guidelines. Responsibility to identify land

within the zone that is capable of accommodating development will be up to the proponent

of the development. Any development within the CDWEA will need to comply with the “no-

net-loss in wetland” principle. It would also need to be supported by detailed environmental

investigations that justify the scale and nature of the proposal against the mechanisms to

enhance the functions of the wetland.

Eco-lodge – Area 9.24ha (1.80%)

Ultimately, a minor amendment to the eastern boundary of the San Tin OZP could be

undertaken to ensure that the proposed eco-lodge is contained within the San Tin OZP or

the OZP covering RDP 2. Notwithstanding, the eco-lodge proposal has been addressed in

RDP 1 and RDP 2.

A suggested planning intention for the area will be for the provision of sustainable-based

tourism in the form of an eco-lodge that does not have any adverse impact on the local

environment and adopts the Ecologically Sustainable Development (ESD) principles in

design, construction and operation.

A conceptual design has been prepared for the 14.28ha site in the Study. Its layout, section

and perspective can be referred in Figure 4.113 - 4.115 respectively. The design has

included 80 individual single level buildings oriented north towards HHW on the north facing

slope of the site. The single level design maintains the feeling of seclusion and isolation

and the pole design allows the buildings to be lifted off the ground to minimise site


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disturbance and permit variation in building height to create visual interest in the

development. They are linked by a series of raised platforms that lead down from the

access road that is only intended for golf carts but also will be adequate for EVA.

The design does not adopt traditional design parameters and is a reflection of the design

objectives and the site constraints. The ridgelines to the south and west of the site will

provide a green backdrop to the entire development. The access is provided around the

rear of the site to reduce the need for extensive earthworks to achieve appropriate grades.

This also relieves the core part of the facility from any unnecessary land take up and

promotes sustainability by removing key access away from the site. Visitors will essentially

be able to rely on walking and golf carts on arrival providing a sense of dislocation. The

landscape design should soften the development and assist in isolating the structures to

provide a sense of seclusion. Sitting and viewing areas are also provided throughout the

site which will encourage pedestrian mobility through the site and complement the links to

the proposed hiking trail and bicycle track.

To encourage the development of active and/or passive sustainable-based tourism that

benefits the local community, an Eco-lodge in support of sustainable-based tourism in Hong

Kong is proposed in an area continued from the previous Planning Area on the western

boundary of this Planning Area at Ma Tso Lung. Other ancillary uses may be permitted

subject to the core focus being the provision of eco-tourist accommodation subject to

planning application.

The proposed eco-lodge at Ma Tso Lung will contribute to Hong Kong‟s Tourism Industry

and the local community. The facility should be of a minor scale that is compatible with the

site constraints and could provide a series of small isolated bungalows/huts scattered

around the site at appropriate locations as shown in the concept design. The facility should

celebrate the local environmental and cultural values and promote sustainable travel among

visitors. It should also demonstrate a contribution to the local community such as

employment, use of local knowledge or integration of the community in the project delivery

and operation. The Plot Ratio for the eco-lodge is about 0.1 with a maximum building height

of 6m above the existing ground level. Based on a series of negotiations with key

stakeholders, the overall plot ratio for the site could be further increased up to 0.2 to

increase financial feasibility and flexibility in the future design. In order to avoid excessive

bulkiness of the proposed development, consideration should also be given to utilising the

south-facing slope which has a scenic view of the rural valley landscape around Ma Tso

Lung. However, minor relaxation of the building height restriction may be considered to

allow flexibility for the increased plot ratio and it should be subject to the design merits of the

future development by the future project proponent taking account of the outcomes of the

various relevant technical assessments.

Future development of the site should adequately demonstrate how the proposal meets the

design objectives and criteria. Assessment criteria to consider eco-lodge applications

elsewhere in the Study Area (and Hong Kong) have been provided in Appendix A.

The site is located within the existing and possible extension to the Wetland Buffer Area

(WBA) under the TPB Guidelines. The TPB Guidelines has taken a “precautionary

approach” based on the principle of “no-net-loss in wetland”. The WBA is a buffer area of

about 500m south of the Wetland Conservation Area (WCA) with the section of existing

boundary patrol road to be excised from the FCA generally providing the southern extent of

the WCA. Planning permission from the TPB and an “ecological impact assessment” are

always required for any developments in either the WCA or WBA as per the guidelines.






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The existing MacIntosh Fort (Ma Tso Lung), Ma Tso Lung Tunnel Patrol, Tak Yuet Lau

Flood Shelter, Shek Ma Tunnel Patrol, Tak Yuet Lau Police Post, are zoned “G/IC‟ to reflect

the existing uses.

The closed Lung Kai Public School, which straddles the southern boundary of this Planning

Area, poses opportunities for adaptive reuse with possible options including field study

centre for birdwatching or visitor centre to encourage revitalization of the existing facilities

and to link up the attraction points in the adjacent areas, e.g. MacIntosh Fort at Ma Tso

Lung and the peak of Tai Shek Mo, Proposed Cycle Tracks at the section of existing

boundary patrol road to be excised from the FCA, Proposed Eco-lodge at Ma Tso Lung and

the areas of high ecological value in Hoo Hok Wai, Ho Sheung Heung and Long Valley, etc.


The area is mainly served by rural roads Ma Tso Lung Road, Lo Wu Station Road and Fai

King Road as north-south access, Castle Peak Road and the boundary patrol road as east-

west access. Castle Peak Road and the boundary patrol Road should provide sufficient

capacity for the development traffic and no problematic key junctions have been identified.

Lo Wu Station Road is currently under improvement works to provide full section of single-2

configuration and therefore sufficient capacity would be available.

It is anticipated that no additional through traffic should be induced on Fai King Road and

Ma Tso Lung Road and no capacity problem would be encountered on these existing roads.

Improvement works at Ma Tso Lung Road is not necessary. For Fai King Road, it is

proposed to provide proper paving along the road.

However, there is traffic safety concern at the single track Fai King Road and Ma Tso Lung

Road. These roads are only permitted to people‟s access, authorised vehicles with permits

(not exceeding 7m) and dedicated public transport services (not exceeding 7m). Such

arrangement is to avoid additional traffic induced by inquisitive trip makers visiting the area

for no reason other than to look around. Any extra unnecessary trips may induce adverse

impact on the operating capacity of these roads.

Introduction of a new public transport interchange (PTI) to this area is considered not

necessary; shuttle services (of 24 total capacity per shuttle bus) or GMB services (of 16 total

capacity per minibus) between the Eco-lodge and other conversation areas, and the nearest

railway station could be provided at 4 minute or 3 minute headway respectively.

For arrangement of traffic restriction, the existing check point at Lo Wu Station Road is

proposed to be maintained. The traffic restriction plan is shown in Figure 6.2.11.


This RDP is an administrative plan indicating the land use framework to guide the

preparation of statutory planning controls for the Study Area. Statutory planning control

would be created by the preparation of a new Outline Zoning Plan for areas not currently

covered by statutory plans and revisions to existing Outline Zoning Plans in accordance with

the provisions under the Town Planning Ordinance.

Strategic implementation issues for the entire Study Area are considered under Section 5 of

the report. There key implementation issues for placing the proposed land use framework

include:

Eco-lodge

The eco-lodge can ultimately be realised through release of the land to a private developer

or NGO to undertake the design, construction and operation of the Eco-lodge. Interest from

relevant parties was shown during the Stage 2 Community engagement and the financial


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assessment determined that the concept was feasible. To achieve the planning intention for

the site, both land sale provisions and land use zoning requirements should dictate the

ultimate use. During the Stage 2 Community Engagement activities, a non-governmental

organisation, Youth Hostels Association, which has long experience of over 36 years in

hostel operations and youth activities, supported the proposal and registered their interest in

it. They also suggested that the eco-lodge could cover a wider spectrum of target groups

from local and aboard, including families, individuals, youths, students, groups and budget

travellers and part of the eco-lodge should be designed as hostels or shared

accommodation and incorporate more facilities, e.g. multi-purpose hall for group functions,

barbeque sites, camping sites as well as educational and recreational facilities. In addition,

the Design Objective and the Assessment Criteria under Appendix A could also be used in

the form of TPB Guidelines or the preparation of a Planning Brief for the Site. The

Assessment Criteria have been developed as a tool for the Planning Department and TPB

to consider in assessing similar applications in the future. Other areas that could meet the

guidelines in terms of locational criteria include areas around Lin Ma Hang and Muk Min

Tau/Tong To.

In terms of zoning, there is need to ensure that the planning intention is clearly set out and

that the uses permissible as of right, or on application to the Town Planning Board, could

also allow for other tourist related uses associated with the core use for an eco-lodge. The

ultimate zoning could either be an “OU” zone annotated as “eco-lodge” or “CDA”.

A suggested planning intention for the eco-lodge site will be for the provision of sustainable-

based tourism in the form of an eco-lodge that does not have any adverse impact on the

local environment and adopts best practice principles in design, construction and operation.

The eco-lodge will promote education in terms of the surrounding natural and ecological

environment and provide direct financial benefits to the local environment and residents.

The dominant use should be for low intensity eco-tourism, although ancillary uses could

include dining facilities and recreation facilities (pool, sauna, day spa, yoga room,

interpretive areas, bird watching posts etc) as long as the dominant use remains low

intensity eco-tourism. The adopted planning provisions should adopt the design objectives

and the gross plot ratio of is about 0.1 with a maximum building height of 6m above the

existing ground level. Based on a series of negotiations with key stakeholders, the overall

plot ratio for the site could be further increased up to 0.2 to increase financial feasibility and

flexibility in the future design. In order to avoid excessive bulkiness of the proposed

development, consideration should also be given to utilising the south-facing slope which

has a scenic view of the rural valley landscape around Ma Tso Lung. However, minor

relaxation of the building height restriction may be considered to allow flexibility for the

increased plot ratio and it should be subject to the design merits of the future development

by the future project proponent taking account of the outcomes of the various relevant

technical assessments.

Any development application made should submit a high quality submission including the

following:

the detailed submission demonstrating how the development meets the design

objectives

the area of the proposed land uses, the nature, position, dimensions, and heights of all

buildings to be erected and how they meet the relevant plot ratio and height provisions;

the proposed total site area and gross floor area for various uses, total number of

flats/houses and flat/house size;

the details and extent of and recreational facilities, public transport and parking

facilities, and open space to be provided;

the alignment, widths and levels of any roads proposed to be constructed;


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the landscape and urban design proposals within the area;

programmes of development in detail;

an environmental assessment report, including and not limiting to ecological impact

assessment;

a drainage and sewerage impact assessment report;

a water impact assessment report;

a traffic impact assessment report;

a built heritage impact assessment report (subject to the confirmation by AMO);

a visual impact assessment report; and

such other information as may be required by the Town Planning Board.

The proposal straddles the eastern boundary of the existing San Tin OZP which will require

an amendment to facilitate the proposal. The eco-lodge provisions will need to be included

into the San Tin OZP when it is amended to include the proposal. Alternatively, a minor

amendment to the eastern boundary of the OZP could be undertaken to ensure that the

proposed development is contained within a single OZP.

The site is also located within the existing and possible extension of the Wetland Buffer

Area (WBA) under the TPB Guidelines for Application for Developments within Deep Bay

Area Under Section 16 of the Town Planning Ordinance (TPB PG-NO. 12B) (the TPB

Guidelines). The WBA is a buffer area of about 500m along the landward boundary of the

Wetland Conservation Area (WCA) which typically incorporates all of the wetlands north of

the section of existing boundary patrol road to be excised from the FCA. It is designated to

protect the ecological integrity of the fishponds/wetlands within the WCA and prevent

development that would have a negative off-site disturbance impact on the ecological value.

Planning permission from the TPB and an “ecological impact assessment” are always

required for any developments in either the WCA or WBA as per the guidelines. Therefore,

development of the eco-lodge would require the preparation of a detailed ecological

assessment which is also consistent with the proposed extension of the guidelines (Figure

4.28 refers).

As the site of the Eco-lodge comprises Government Land, various options for

implementation may be considered including design competition, land sale, etc. or a mixture

of options. This will ensure the proposed scheme has best considered innovative and

sustainable design approaches in line with the planning intention. The financial assessment

has identified the low-intensity development scheme as a conceptually viable option and in

this regard sale of the site to a private developer/hotel operator is considered a possible way

to realise the planning intention. The site provides a unique opportunity to provide quality

accommodation in an area not previously available to Hong Kong residents which may

attract developer interest. The final attractiveness of the proposal will depend on the

detailed design and the market conditions at the time of its development. It is anticipated

that local demand for this type of hotel concept will strengthen in the future, particularly as

the closer economic integration with Shenzhen continues and the NENT NDAs and Lok Ma

Chau Loop developments are completed. The “Eco-lodge” concept is unique and provides

ample space for families. All of these factors will have a positive effect on this type of hotel

demand.

Green Concepts

Regarding the implementation of the green concepts for the comprehensive development

area at Kong Nga Po, the eco-lodge site is also a pioneering green project for Hong Kong

and also needs to adopt specific measures for the site. Initially, the proposed planning

intention clearly intends for the development of an eco-lodge and associated facilities and


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this should also be reflected in the sales/lease documentation irrespective of the planning

documents. This provides a clear understanding of the type of development that is

considered acceptable on this site and the low-intensity nature of the development is also

underpinned by the plot ratio and height restrictions which will also be imposed in the

statutory lands and planning documents. At a non-statutory planning level, the green

concepts can be implemented by adopting the design objectives into a possible Planning

brief for the site, while broader guidelines for eco-lodge development for application across

Hong Kong (Appendix A refers) as possible TPB Guidelines will promote a clear direction

on the high-level level of sustainability for this form of development.

Hoo Hok Wai

The prevailing establishment of the “Other Specified Uses” annotated “Comprehensive

Development and Wetland Enhancement Area” (OU(CDWEA)) zone from the Approved San

Tin Outline Zoning Plan in the existing land use system, will be relatively practicable to

facilitate this planning intention and better achieve the natural conservation objectives for

Hoo Hok Wai. A land use zone that allows the establishment of PPP (subject to approval)

will show support for this form of development as a legitimate mechanism to promote

ecological conservation. This will provide support for the established NNCP Policy and

create an avenue for landowners to explore potential PPP options that are supported by the

statutory planning framework. A more restrictive land use designation (i.e. Conservation

Area) would create a perception of the “presumption against development” principle. The

OU(CDWEA) zone promotes the conservation and enhancement of ecological value and

functions of the existing fish ponds or wetland as the primary intention for the land.

It has been recognised that the OU(CDWEA) provisions from the San Tin OZP should be

enhanced when applying them to the CDWEA within the Study Area. Being consistent with

the overall land use planning for the area that will be excised from the FCA, recreation and

tourism uses such as “camping ground”, “eco-lodge”, “holiday camp” may be

accommodated in the statutory provisions to provide incentives for landowners to explore

appropriate and compatible development opportunity that contributes to the overall appeal

of the Study Area.

Assessment systems under the NNCP and Town Planning Ordinance (TPO) will ensure that

adequate consideration of any proposals for PPP. To facilitate more consistent

consideration under the TPO, extension of the geographic coverage of the TPB Guidelines

12B should be considered to create accepted criteria to assess any future applications. The

guidelines provide specific guidance for the consideration of Section 16 applications in the

area and currently apply to CA, OU(CDWEA), V and other zones within or adjoining the

wetlands. The proposed extension of the geographic coverage will ensure that all future

development is considered on similar grounds to that under existing statutory control.

The formulation of a proposal for the site will need to be prepared and co-ordinated between

landowners and/or developers to identify appropriate locations and intensities for

development within the CDWEA. Appropriate justification will need to be submitted to meet

the land use and policy provisions that apply to the land. In any case, any development will

be subject to planning approval from the TPB on its individual merits and further

investigation will be necessary to establish an appropriate development type and scale.

Such application for permission of use or development shall be accompanied by the

following information for consideration of the TPB:

The proposed land uses, development parameters, the nature, position and heights of

all buildings to be erected in the area;

A wetland conservation and enhancement scheme, including its detailed design,

wetland buffer proposals, a long-term maintenance and management plan, and

monitoring and implementation mechanism;


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An environmental impact study report, including but not limiting to an ecological impact

assessment and a visual impact assessment, to examine any possible environmental,

ecological and visual problems that may be caused to or by the proposed development

during construction and after completion and the proposed mitigation measures to

tackle them;

The Master Layout Plan, Landscape Master Plan and Urban Design Proposal of the

area;

A traffic impact study report to examine any possible traffic problems that may be

caused by the proposed development and the proposed measures to tackle them;

A drainage and sewerage impact study report to examine any possible flooding,

drainage, sewerage and associated problems that may be caused to or by the

proposed development and the proposed mitigation measures to tackle them;

Programming, phasing and implementation schedule of each component of the

proposed development (including the wetland conservation and enhancement

scheme); and

Such other information as may be required by the TPB.

To further enhance the conservation initiatives to enhance conservation of ecologically

important sites which are in private ownership, an extension of the TPB PG-No. 12B could

be considered to provide guidance in preparing and assessing an application within the

CDWEA (Figure 4.28 refers). An extension of the guidelines would provide a consistent

approach to planning control across the entire „Deep Bay Wetland outside Ramsar Site‟

under the NNCP. The proposed extension would need to be put forward to the TPB for

consideration and is seen as appropriate as this land will soon be under statutory planning

control and subject to the lodgement of planning applications.

Nevertheless, the feasibility of implementing a combination of different conservation zonings

at Hoo Hok Wai (i.e. the CA and OU (CDWEA) zones) to maximize conservation of the area

would be further explored. The ultimate zoning mechanism to be put into place would be

subject to further consideration by the DPO during the preparation of the statutory town

plans.

Disused Schools

The preferred uses for the four disused schools within the Study Area could be

accommodated under the existing GIC zoning provisions. As for implementation, existing

procedure should be followed where initiative is in the hands of interested organizations or

individuals. The preferred uses are by no means restrictive and all proposed uses can be

accommodated within the GIC zone and this zone also provides some other uses that could

be considered subject to further negotiations with relevant stakeholders and possible

tenants, if necessary, to formalize final re-use options. The proposed planning mechanism

can provide adequate support for implementing a range of uses for the schools.

Hiking trail & Cycle Track



packaged within an overall context of eco-tourism/agri-tourism opportunities (surfaces). As





facilities and other provisions are provided plus relative points of interest are identified

(Appendix B refers).


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A section of cycle track is proposed from Lok Ma Chau to Ta Yuet Lau. The connectivity to

the surrounding areas and implementation of the proposed cycle track is largely hinged on

the new development areas to the south of the track. During the stage of its detail design

and implementation, consideration should be given to continuing and connecting to the

cycle track network and associated facilities during the planning and related engineering

studies in the new development areas (i.e. Ping Che/Ta Kwu Ling NDA) of the New

Territories North and the planned provision of a comprehensive cycle tracks network in New

Territories.


The Urban Design Plan for the RDP2 has been summarized under the following major

urban design elements (Figure 4.30 refers):

Gateways

A primary pedestrian gateway will be located at the southern border of the Study Area

adjacent to the Ng Tung River. The hiking trail will provide access to the peak of Tai Shek

Mo providing excellent views over this portion of the Study Area.


The existing Lo Wu Boundary Control Point will be maintained as an activity node/focal

point within the RDP2. A tourism activity node has also been designated in the existing

village of Liu Pok, where it‟s proposed that the village be preserved in its natural traditional

village setting for tourism purposes. It is also proposed that the existing building of Lung Kai

Public School be a focal point for a possible bird-watching and visitor centre within the area.

Landmarks

The MacIntosh Fort (Grade 2 Historic Building) at Ma Tso Lung will be preserved and will be

the primary visual landmark within the RDP2.


Development associated with the CDWEA area should be compatible with the surrounding

rural context and the proposed village areas. This calls for sustainable low-rise, low-density

development supported by relevant technical assessments including landscape and visual

impact assessment, environmental assessment, traffic impact assessment, drainage and

sewerage impact assessment and ecological impact assessment. Development scale and

intensity of the proposed development should be supported by adequate justification.

The proposed eco-lodge will be subject to a PR of about 0.1 to 0.2 (based on gross site

area) with a maximum height of 6m above ground. These provisions allow some degree of

flexibility from the conceptual design.

Typical building configurations associated with Village development will be retained for Liu

Pok. The prominent village type housing will be promoted as the primary building type.


A large existing visual corridor has been maintained between Ma Tso Lung and Futian

through the preservation of the existing Hoo Hok Wai Fishponds, while the MacIntosh Fort

at Ma Tso Lung will remain as the primary vantage viewing point within RDP2.

Character Areas

The Hoo Hok Wai Fishponds will be preserved and will form an important ecological

resource within the RDP2. Due to the existing hilly terrain, the Tai Shek Mo Green Belt has

been preserved to provide the area within an important green visual backdrop, as well as an

important recreational resource for hiking. It is also proposed that the traditional rural village

character of the Liu Pok Village Area be preserved and enhanced for tourism purposes.


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Disused existing farming areas within the valley north of Ma Tso Lung have been preserved

as Agriculture to protect the existing traditional rural setting.


A Special Design Area has been designated on the border of both RDP1 and RDP2. This

will include a low scale Eco-Lodge that has been located overlooking Tse Koo Hang and the

Hoo Hok Wai Fishponds. This will provide the area with an important tourist resource and

accommodation. Not only will the Eco-Lodge help promote tourism within the area, but it will

also aid in the education and preservation of the existing wetland areas that lie within close

proximity.

Pedestrian Networks

The primary pedestrian networks within the RDP2 will consist of proposed Hiking Trails that

will extend from the Lok Ma Chau Green Belt within RDP1, over to Tai Shek Mo Green Belt,

and finish at the gateway adjacent to the Ng Tung River. Proposed Hiking Trails will also

extend along routes south of the RDP2. A Cycle Track will extend eastward from RDP1

along the section of existing boundary patrol road to be excised from the FCA overlooking

the Hoo Hok Wai Fishponds and provide access to Lui Pok to promote it as a tourism node.

Linkages

The existing Cross Border Link at Lo Wu that dissects the RDP2 will be maintained as the

primary linkage between HKSAR and Shenzhen within the middle of the Study Area. The

primary vehicular linkage throughout the RDP2 will be the section of existing boundary

patrol road to be excised from the FCA.


Two prominent landscape features exist in this Planning Area – the valuable wetland and

fishponds of Hoo Hok Wai on the northern portion, and the dominating green backdrop of

Tai Shek Mo on the eastern portion. The designation of CDWEA over Hoo Hok Wai will

ensure maximum conservation and protection of the ecologically sensitive area. The

designation of Tai Shek Mo as Green Belt embeds a presumption against development,

which will in turn safeguard minimum disruption to the Ho Sheung Heung egretry located at

the eastern base.

The valley-like, low-lying land between Ma Tso Lung and Shue Yee San Tsuen will be

designated for agricultural purposes to preserve the overall rural setting and allow for a

visual corridor to Hoo Hok Wai. Another agricultural area nearby the indigenous village of

Liu Pok is to serve as buffer that protects the traditional village settings.

The east-west bound cycle track along the section of existing boundary patrol road to be

excised from the FCA provides visual access to Hoo Hok Wai, the contrasting green

backdrop of Tai Shek Mo and the heavily urbanised area of Shenzhen. Landscape

improvement works along the track will enhance visual amenity and replace the existing

border fence as an interpretive monument of Hong Kong‟s history. The proposed hiking trail

within the Planning Area will facilitate access to high points at Tai Shek Mo and allow for

enjoyment of panoramic views of the Planning Area (Figure 4.31 refers).


Hoo Hok Wai is a large and important wetland area similar in character to areas west of the

Lok Ma Cha BCP, and there are significant linkages between the two areas. The entire area

outside the current border fence, in addition to adjacent areas at Ma Tso Lung, Liu Pok and

Tak Yuet Lau, has been allocated a GB designation to protect the important bird flight line

between Long Valley, Sha Ling and Hoo Hok Wai. The site could be used for future low-

intensity recreational uses in line with the planning intention for GB within this Study. These

uses should not adversely impact on flight lines and could be integrated with the adjacent

hiking/bicycle trails.


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Ho Sheung Heung Egretry, one of the largest in Hong Kong, lies just west of the Ng Tung

River, near large areas of wetland at Hoo Hok Wai and Long Valley. This egretry will be

incorporated into a Conservation Area with surrounding GB in order that disturbance to

breeding birds can be minimised, the potential for loss of nesting sites reduced and the flight

lines to foraging areas at Long Valley, Sha Ling and Hoo Hok Wai protected. This

combination of measures should safeguard this important breeding site. (Figure 4.32 refers)

There are limited heritage features within the Planning Area as shown in the Heritage Plan

in Figure 4.21 and 4.32. The Grade 2 Ma Tso Lung MacIntosh Fort is located on a peak

looking over Hoo Hok Wai. It is linked to the proposed Hiking Trail and could be adapted for

supporting uses subject to negotiations with the Police Force (HKPF).

The village of Liu Pok has been identified as having heritage value. The New Territories

Exempted Houses (NTEH) development and any development proposal in the village

should follow the existing land administrative procedure and any proposal affecting

Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological

Sites should be addressed to the Antiquities and Monuments Office for comment.




The wetlands and fishponds areas in Hoo Hok Wai and Ho Sheung Heung egretries have

significant ecological value. The land use designation for HHW allows for more tourist

oriented development (e.g. eco-lodge) providing opportunities for developments that may be

more conducive to the environment and provide new tourism opportunities. These areas

have potential for bird-watching, eco-tourism and recreational activities. Tai Shek Mo and

the MacIntosh Fort at Ma Tso Lung exist as key lookout points where visitors can enjoy

panoramic views in all directions. The proposed hiking trail linking the RDP with Ho Sheung

Heung and Long Valley will facilitate low-impact access for visitors to enjoy the ecological

and scenic features of the area. An opportunity for overnight accommodation is available in

the village of Liu Pok and the proposed Eco-lodge at Ma Tso Lung. The historic village at

Liu Pok is undisturbed and has retained its traditional village and Fung Shui setting with the

fishponds and flat agricultural land in front of the village and the hill behind as a green

backdrop occupied with graves of the villagers‟ ancestors. The abandoned farmland

abutting Liu Pok and at Ma Tso Lung has potential for low intensity leisure farming

integrated with the proposed provision of short-stay accommodation within village houses

as a form of agri-tourism. The farmland could also provide opportunities for the provision of

local produce to serve commercial uses or markets within the “V” zone. This will provide

opportunities for organised eco-tourism tours for bird-watching or activities to produce

traditional farming crafts/food and experience traditional village life.

The hiking trails are linked to points of interest in the surrounding such as Hau Kui Shek

Ancestral Hall and Hung Tau Soya Bean Factory whilst the bicycle track is linked to the

other sections of bicycle tracks in Northern New Territories. These facilities also provide

connections to Long Valley which is being considered for high value conservation with some

passive recreation opportunities under the NENT NDA Study. Lung Kai Public School, a

disused school, in the southern part of this Plan is proposed as an Eco-Tourism Centre to

provide information of the flora and fauna in the area, convey the ecological sensitivity of the

area and provide support to tourists such as guided tours or a field study centre. It could

also provide low-cost overnight accommodation as a holiday camp.



existing zoning framework ensures that the proposed RDP maintains consistency with

statutory controls outside of the Study Area. It is noted that the area to the south of the land

designated for agricultural purposes near Ma Tso Lung is currently zoned Green Belt under


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the KTN OZP. This is unusual as the land is flat and should be reconsidered under the

NENT NDA Study.




The Planning Area covered by the Recommended Development Plan (RDP) 3 is

approximately 501ha. It is bound by Ping Che Road in the east, Kong Nga Po in the south,

East Rail Line of MTR near Ng Tung River in the west and the section of existing boundary

patrol road to be excised from the FCA near Sham Chun River in the north with the highly

urbanised area of Shenzhen beyond. Figure 4.34 and 4.35 provide a location plan and

aerial photo plan respectively.

4.6.1.2 Description

The boundary of the Area is delineated having regard to physical and topographical features

such as control points, roads, drainage channels and hills as well as administrative features

such as the existing and revised Closed Area boundary, Tertiary Planning Unit and

surrounding approved Outline Zoning Plans (OZP). The northern boundary is delineated by

the revised FCA Boundary which runs roughly parallel with the HKSAR boundary adjacent

to the highly urbanized Shenzhen. The southern boundary is delineated by the existing

Closed Area boundary and also includes a portion of the approved Fu Tei Au and Sha Ling

OZP around Kong Nga Po. The eastern boundary is delineated by the existing Ping Che

Road. The western boundary is delineated by the existing East Rail Line and the running of

the Ng Tung River.

The Area is situated in the middle portion of the area that will be excised from the FCA. The

existing traditional villages of Lo Wu (non-indigenous) and Sha Ling (non-indigenous) are

located in the western portion of the Plan. The indigenous villages of Muk Wu, Muk Wu Nga

Yiu and San Uk Ling are located in the middle portion within the Plan. Chow Tin Tsuen,

Fung Wong Wu and Ta Kwu Ling Village (non-indigenous) are located in the eastern portion

within the Plan.


The western portion of the Planning Area is dominated by the hilly area that is occupied by

the Sandy Ridge with an elevation of up to 130mPD. Existing active and non-active

agricultural land is located to the south of Sandy Ridge adjacent to the Ng Tung River as

shown in the Habitat Mapping in Figure 4.36. This flatter area is covered under the existing

Fu Tei Au and Sha Ling OZP and zoned for agricultural purposes. Man Kam To Road

bisects the area diagonally on the southern side of Sandy Ridge.

The dominant physical feature of the eastern portion of the Planning Area is Lo Shue Ling.

It provides visual relief and a green backdrop to the rural areas to the east while concealing

the more urbanised/developed areas to the west including the Man Kam To BCP, Muk Wu

Pumping Station and San Uk Ling village. The areas surrounding the villages and GIC

facilities have valuable land value as agricultural land and grassland. This area is further

encapsulated by the Hilly slopes south of San Uk Ling of up to 86 mPD.

A small area protrudes from the southern boundary, which includes Kong Nga Po. It has

historically been used as a borrow area with landform alterations creating a series of

benches. It is predominantly covered by shrubland with developed areas supporting rural

uses further to the east.

The Ping Yuen River is located on the eastern extent of the Planning Area and it passes

through the villages of Chow Tin Tsuen and Fung Wong Wu on the southern boundary of

the Study Area. The non-indigenous village of Ta Kwu Ling is located in the northeastern


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portion of the Study Area. The area surrounding the villages is low-lying land dominated by

active and inactive agricultural land that was previously prone to flooding prior to the training

of the Ping Yuen River.


The Planning Area has a scattered series of heritage features within existing villages. The

majority of these features are located in the east of the Planning Area as shown in Figure

4.37. The Nam Hang MacIntosh Fort is the Grade 2 historic building within the Planning

Area and is located on the northern side of Sandy Ridge Cemetery.

The Muk Wu Nga Yiu Kilns are located in this Planning Area. Also, the archaeological

potential in much of this area may be high due to long and continuous occupation and the

lack of disturbance. It is important to protect archaeological heritage through appropriate

land use controls. It should also be noted that AIA will be required in advance of

development in areas of archaeological potential.

Nevertheless, the AMO should be consulted prior to any development that may affect the


Sites in the Planning Area.


The area is generally rural in character comprises agricultural lands, cemetery, with low rise

village type development scattering in the area. The MTRC East Rail runs along Ng Tung

River to Lo Wu Station in the region. The Sandy Ridge Cemetery is located between Lo Wu

and Man Kam To BCP. Two helipads are identified in the Planning Area. A cement plant is

located near Muk Wu Nga Yiu.

The major noise in this area is traffic noise from major roads from Man Kam To Road, Lin

Ma Hang Road, Ping Che Road, railway noise from MTRC railway and the Man Kam To

BCP. The Kong Nga Po Shooting Range is a fixed noise source during firing practice. The

background noise environment is generally tranquil except for the areas adjacent to these

noise sources.

Muk Wu Nga Yiu cement plant, Man Kam To BCP, Man Kam To Road, Lin Ma Hang Road

and Ping Che Road and the associated emergency only VHA and road networks are

potential air pollution sources of the Planning Area. Areas in the vicinity of Sha Ling

Livestock Control Centre, Shek Wu Hui STW, Sheung Shui Slaughter House, the future

Central Poultry Slaughtering Plant and existing livestock farms and Man Kam To Animal

Inspection Station would be affected by the odorous source. In addition, Shenzhen River

and Luofang STW to the north and north-east will potentially cause odour problems to the

Planning Area. There are open storage and container vehicle parks/ workshops in the

areas along Man Kam To Road and Hung Lung Hang areas.

Sha Ling is an area of wet agriculture and inactive fishponds supporting wetland-dependent

species scarce in Hong Kong.

The southwest corner of the Planning Area lies within the PHI consultation zone of SSWTW.



The population is concentrated within the existing villages, particularly San Uk Ling and

Chow Tin Tsuen.

Future expansion of population will be concentrated in indigenous villages in the Area. It is

estimated that the projected population of rural villages in the Area will reach about 7,300.



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The substantial population increase is reflective of the anticipated return people after the

villages are released from the Closed Area. This RDP also includes the residential land use

proposals at Kong Nga Po and Hung Lung Hang which could possibly increase the

population by up to a further 2,740 and 1,960 persons respectively. The proposed

recreational use at Fung Fong Wu whereby residential development in ancillary of the

recreational uses would be permitted could possibly increase the population further up to

about 260.

The demographic analysis in Baseline Assessment of the Study Area identified that the area

has a typically high proportion of aged persons residing in the closed area. The proportion

of people aged over 65 was substantially higher than that of the rest of the New Territories

or Hong Kong as a whole. This is reflective of the movement of younger generations out to

the urban areas where economic opportunities are.

No significant economic activities exist within the planning area since the only village areas

are located within the Closed Area with restricted access. Residents would need to travel

outside of the Closed Area to access employment. As with the rest of the Closed Area, the

demographic structure places a concentration of aged people within the planning area that

are located in the existing villages. The dramatic increase in projected population may

result in increased demand for economic activities.


within the Planning Area. The proposed Man Kam To Development Corridor could provide

employment opportunities for up to 2,720 persons. The enhancement of the leisure and

recreational opportunities (hiking, bicycle track, birdwatching) will attract visitors to the area

which can rely on the establishment of supporting uses within the village areas (cafes,

shops, accommodation, markets etc.) and MKTDC. There are also enhanced options for

conventional agricultural, tourism and leisure uses under the agriculture provisions that

provide further opportunities for local landowners. This will provide opportunities for local

residents to harness the economic opportunities created by the release of the FCA and the

proposed land-use framework.



predominantly located in the low-lying areas of the Planning Area and that the hilly terrain is

within Government ownership. Approximately 73% of the Planning Area is within

government ownership covering the areas of Sandy Ridge, San Uk Ling and Lo Shue Ling.


Lo Wu Station is located along the western boundary of the Planning Area. It serves as a

Boundary-crossing Control Point with the mainland. The remainder of the Planning Area

has a mix of land uses as shown in Figure 4.39. The Sandy Ridge Cemetery occupies the

north-western portion of the Area. The south-western portion is occupied by a range of wet

and dry agricultural land that has been assessed to have high environmental value and is

linked with Ho Sheung Egretry located to the east of the Ng Tung River. This area also falls

within the consultation zone for the SSWTW. There is scattered development extending

along Man Kam To Road which reflects its strategic location as a main access road near the

Man Kam To BCP. A cement plant is located near Muk Wu Nga Yiu.

A number of GIC uses are located along Man Kam To Road including the San Uk Ling

Police Firearm Training Ground, the San Uk Ling Holding Centre and the Livestock Waste

Control Centre. In total there are 17 existing GIC facilities within the Planning Area and all

existing GIC facilities are shown in Figure 4.40.

A number of other uses exist along Man Kam To Road shown as developed land on the

Land Use Plan. These uses include scattered rural uses, domestic and temporary

structures and some open storage.


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The disused borrow area around Kong Nga Po is currently vacant and predominantly under

government ownership. Directly east of Kong Nga Po is an area predominantly used for

open storage and other rural uses. These areas are established and were observed to store

shipping containers up to three storeys high.

The Man Kam To BCP is located centrally on the northern border of the Planning Area

directly north of the village of San Uk Ling. The BCP is flanked by the Man Kam To

Operation Base and Muk Wu Pumping Station. The villages of Muk Wu and Muk Wu Nga

Yiu are located to the east and are surrounded by flat land with scattered agricultural uses.

Lo Shue Ling is located in the eastern portion of the Planning Area and is predominantly

covered by permitted burial grounds. The villages of Chow Tin Tsuen, Fung Wong Wu and

Lei Uk are located adjacent to the eastern boundary of the planning area and are

surrounded by flat agricultural land. They are intersected by the modified Ping Yuen River

which substantially reduced flooding risk in the locality.


A substantial portion of the Planning Area is covered by the approved Fu Tei Au & Sha Ling

OZP (S/NE-FTA/10). These areas are zoned Agriculture (“AGR”), Government, Institution

and Community (“G/IC”), Green Belt (“GB”), and Village Type Development (“V”). A large

part of the Study Area covered under this OZP is zoned “AGR” for the retention and

safeguarding of “good quality agricultural land / farm / fish ponds for agricultural purposes”

as written in the Explanatory Statement attached to the OZP. The eastern “AGR” zone in

Kong Nga Po falls within the Environmental Protection Department‟s Livestock Waste

Control Area and it is said in the Explanatory Statement that “measures should be taken to

prevent any environmental nuisance to the public and any pollution to watercourse and

Water Gathering Grounds within the meaning of the Waterworks Ordinance”. A number of

“G/IC” facilities within the Study Area are also located here. They include the Border District

Police Headquarters, the Environmental Protection Department Sha Ling Livestock Waste

Composting Plant and San Uk Ling Holding Centre. San Uk Ling is zoned “V” in this OZP.

Areas to the south of the Planning Area in the western portions which includes the SSWTW

are zoned as “G/IC”, some Open Storage (“OS”) and “GB”.

The Hung Lung Hang OZP (S/NE-HLH/7) covers the areas to the south of the Fu Tei Au &

Sha Ling OZP outside the Planning Area encompassing Kong Nga Po. The areas adjoining

the Study Area are zoned as either “GB” (hilly areas/burial grounds) or “AGR” (flat land) in

Hung Lung Hang OZP. The Ping Che/Ta Kwu Ling OZP (S/NE-TKL/12) bounds the eastern

portion of the plan to the south. The recognised village of Lei Uk is zoned as “V” and the

remaining common boundary with the Planning Area as “AGR” which is also consistent with

the zoning approach under the Hung Lung Hang OZP. Figure 4.41 shows the statutory

planning layout surrounding the planning area.


i. Opportunities:

Heritage Value –The Planning Area from Lo Wu to Ping Che Road contains a

number of sensitive cultural heritage resources. These include: MacIntosh Forts

at Nam Hang (Grade 2), Nga Yiu (Grade 2); historical villages including Muk Wu,

Nga Yiu, San Uk Ling, Chow Tin, and Fung Wong Wu. In addition, there are

historic kilns at Muk Wu Nga Yiu. Archaeological potential in much of this area

may be high due to long and continuous occupation and the lack of disturbance.

The heritage/archaeological features would be complemented and supported by

the proposed Hiking Trail. The proposed Hiking Trails include a heritage

component through the central portions of the Study Area that would link key

heritage features as part of the “Point, Line Surface” approach to heritage

protection. Key features being linked by the proposed Trail include the Nam


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Hang and Nga Yiu MacIntosh Forts, indigenous villages and associated Fung

Shui woodlands.

Scenic Value – The Planning Area is occupied by extensive vegetated areas and

varying topography that creates some dramatic scenery. The existing villages in

the northern and eastern portions of the Planning Area are predominantly nestled

within these landscapes which should be conserved, particularly in Chow Tin

Tsuen. The protection of these areas will also contribute to the attraction of the

proposed Hiking Trail.

Access – Access through the central portion of the Planning Area is reasonably

good along Man Kam To Road. Lin Ma Hang Road also provides access to the

northeastern portions of the area to the villages of Muk Wu and Muk Wu Nga Yiu

and links with Ping Che Road. Good accessibility could provide opportunities for

enhanced use of this area which does not compromise the Vision of the Study.

Agriculture – The relatively flat land in the eastern portion of the Study Area

provides an opportunity for sustainable agriculture. Land within the Planning Area

has been identified as good agricultural land and this provides an opportunity to

accommodate the growing demand for organic and healthier food options. This

form of land use is compatible with the retention of the key cultural features and

the protection of the area as a “green area” between Hong Kong and Shenzhen.

This Study looks at enhancing the traditional agricultural land uses in Hong Kong

with the diversification of permitted uses. This could be extended to agri-tourism

and other leisure or recreational uses associated with the agricultural sector.

Residential – the disused borrow area in Kong Nga Po provides an area of low

environmental value. The previous uses have created a series of platforms that

could be augmented to provide a sustainable living community. The site has

access from the existing road network and services can be extended to the site.

New Development Areas – The Planning Area is in close proximity and has direct

transport links to the Fanling North and Ping Che/Ta Kwu Ling NDAs. An

integrated planning approach will identify potential links or sharing of resources

between the areas. The Study Area has the ability to provide recreation and open

space to support the new population in the NDAs.

ii. Constraints

Cemetery/Burial Grounds – The Sandy Ridge cemetery provides a constraint and

occupies up to 91ha of land within the Planning Area. Retention of the entire

cemetery has been proposed for this site and all designated burial sites within the

Study Area.

Other Burial Grounds are located throughout the Planning Area predominantly on

existing hilly areas. Any development that may affect these areas should be

minimised as much as possible.

Environmental Issues – Parts of the Planning Area fall within the PHI Consultation

Zone of the SSWTW and there will be possibly potential hazard impacts on the

proposed developments falling within the PHI Consultation Zone. Besides, there

are different environmental pollution sources in and near the Planning Area.

Shenzhen River, existing pig farms and Shenzhen‟s Luofang Sewage Treatment

Works will possibly generate odour problems. Firing range and helipads will

possibly result in noise impacts. Muk Wu Nga Yiu cement plant, Man Kam To

BCP, Man Kam To Road, Lin Ma Hang Road and Ping Che Road and the

associated emergency only Vehicle Holding Area and road networks are potential

noise and air pollution sources of the Planning Area. Sha Ling Livestock Control

Centre, Shek Wu Hui STW, Sheung Shui Slaughter House, future Central Poultry


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Slaughtering Plant and Man Kam To Animal Inspection Station are potential

odorous sources affecting the surrounding areas. Potential increase in future

road traffic will likely give rise to adverse air and noise quality impacts. The

existing open storage and container vehicle parks/workshops in the areas along

Man Kam To Road and Hung Lung Hang area will potentially result in land

contamination problems to the future developments.









developments.

Degraded environment – Some areas along Man Kam To Road have been used

for open storage and other uses that are not in accordance with the existing

agriculture zoning. There is limited incentive for land owners to reinstate this land

in line with the planning intention. Without incentives land owners will be reluctant

to alter the land uses, however relaxing land use provisions for the land to provide

economic incentives may afford land owners benefits for previous undesirable

activities.

Infrastructure – Apart from the constraint imposed by the main transport route

along Man Kam To Road, there are two 400kV overhead lines extending over Lo

Shue Ling. Any development would need to consider the relevant provisions

under chapter 7 of the HKPSG.

Natural Terrain Landslide Hazards – The various areas of hilly terrain in the

Planning Area (as indicated on Figure 4.42) are a potential source of natural

terrain landslides. Due consideration and study of natural terrain hazards should

be carried out for any developments along the toe natural terrain hillsides.


The object of this specific plan is to protect the natural setting, and cultural integrity of the

Planning Area while promoting sustainable agricultural practices. Retention of agricultural

practices in the west of the Planning Area will preserve the landscape and ecological value

of the area. It will also allow limited alternative uses to upgrade the existing environment

through the promotion of residential development at Kong Nga Po and Hung Lung Hang

and non-polluting logistics and retail/commercial services to support cross-boundary

activities at Man Kam To Road. The Plan also retains Sandy Ridge for cemetery uses.












Exempted House.


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Land designated for village uses would apply to five existing indigenous villages of Muk Wu,

Muk Wu Nga Yiu, San Uk Ling, Chow Tin and Fung Wong Wu within the Planning Area.

These villages are predominantly surrounded by non-active agricultural uses. Boundaries of

the proposed village areas are drawn up having regard to the existing village areas,

outstanding small houses demands for the next ten years, topography, site constraints and

public facilities, etc.




leases.






The planning intention of this land area is to provide appropriate protection to

wetland/fishponds and habitat. The primary intention is to discourage new development

unless it is required to support the conservation of the ecological integrity of the wetland

ecosystem or the development is an essential infrastructure project with overriding public

interest. The “no-net-loss in wetland” principle should apply.

A small area to the north of Sandy Ridge Cemetery and west of Nam Hang McIntosh Fort is

occupied by existing fishponds/wetlands, and is proposed as Conservation Area. The ponds

have been created as a compensation area associated with the Sham Chun River

regulation works. The Conservation Area designation is expected to provide appropriate

protection to the fishpond/wetland habitat.


The planning intention of the Green Belt zone is to primarily define the limits of urban and

sub-urban development areas by natural features and to contain urban sprawl as well as to

provide passive recreational outlets. There is a general presumption against development

within this area which is predominantly utilised to protect key visual features such as hilly

terrain.

Several areas are proposed as Green Belt. These include:

the physical feature of Lo Shue Ling and the hilly topography in the central portion of

the Planning Area extending southwest-ward from Lo Shue Ling and surrounding Kong

Nga Po

the mapped burial grounds and the Fung Shui woodland (outside the designated

village area) associated with Muk Wu and Chow Tin Tsuen;

the existing woodland compensatory area located to the east of Nam Hang MacIntosh

Fort, which compensates for the loss of woodland under the Sham Chun River

regulation works;

the area surrounding the Man Kam To Operational Base, flanked by the Man Kam To

BCP and a stream that branches from the Shum Chun River; and

the small strip of land encompassing the existing traditional village of Lo Wu (non-

indigenous) in the western portion within the Plan.


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This area is intended primarily to retain and safeguard good quality agricultural


with good potential for rehabilitation for cultivation and other agricultural purposes.

Since the Planning Area is predominantly rural in character, areas designated for

agricultural uses are intended to retain fallow arable land with good potential for

rehabilitation for cultivation and other agricultural purposes. This encompasses existing

active and non-active agricultural land south of Sandy Ridge, extending northeast-ward to

the vehicle loading area of the Man Kam To BCP which is already zoned for these purposes

under the Fu Tei Au and Sha Ling OZP.

Initially, the intention of the agricultural zone in this location will maintain the ecological

integrity of the land within the western portions as feeding and foraging areas for the Ho

Sheung Heung egretry. The current agricultural operations should be retained and only

low-intensity farming undertaken to retain the importance of this area. It also limits

development opportunities within the consultation zone for the SSWTW and provides a

buffer to the Sandy Ridge Cemetery.

This zone also includes a substantial number of established private dwellings as part of the

non-indigenous village of Sha Ling. The agriculture provisions will permit the retention of

these dwellings but should discourage any new residential development, other than

rebuilding existing structures. Retention of the same agricultural provisions under the

existing Fu Tei Au and Sha Ling OZP can be adopted.

Agricultural provisions are also recommended for all the existing grassland/agricultural land

that surround the village areas of San Uk Ling, Muk Wu, Muk Wu Nga Yiu and the proposed

combined villages of Chow Tin/Fung Wong Wu. The agricultural provisions will assist in

preserving the traditional village settings in these locations and retain the existing active

agricultural operations. The intention for this area would also include leisure farming or

pick-your-own crop facilities that can complement the uses within the surrounding villages

such as cafes and accommodation.

The expansive areas designated for agricultural purposes should also provide opportunities

for cultivation under the promotion of organic and environmentally friendly farming practices.

This could service the growing demand for produce from these forms of agriculture within

Hong Kong. Re-use of the Sam Wo Public School has been proposed as a centre of

administration for agricultural or organic farming communities within the Study Area. It

should be operated by the AFCD or VMO as a centre to provide technical support to

conduct agricultural operations.

Comprehensive Development Area – Area 15.04ha (3.00%)

The proposed sustainable living community at Kong Nga Po needs specific controls to

ensure that high quality sustainable objectives can be achieved. This report has

recommended the use of the Comprehensive Development Area (CDA) zone to facilitate

specific residential controls for this site. The CDA zone also allows strict requirements to be

put in place to control the development. This zone is intended for comprehensive

development/redevelopment of the area for residential with the provision of open space and

other supporting facilities. The zoning is to facilitate appropriate planning control over the

development mix, scale, design and layout of development, taking account of various

environmental, traffic, infrastructure and other constraints.

Development of the site should be restricted to a plot ratio of 1.5 (based on the existing

platform area of about 7ha) with a building height between 3-6 storeys as shown in the

concept design for the site in Figure 4.109 & 4.110. Utilisation of the existing platforms of

the site will minimise major earthworks and create visual interest in the structure of the built

form.


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To ensure a sustainable, innovative and quality design for the proposed sustainable

residential community, proposals are suggested to adhere to existing sustainable design

standards such as LEED (Leadership in Energy and Environmental Design) and HK-BEAM

(Building Environmental Assessment Method) to achieve sustainable outcomes. These

provisions should be included in the Land Sale / Lease provisions with more detailed

provisions integrated into a detailed planning brief for the site to ensure that the green

initiatives can be achieved.

Other provisions that will need to be considered in formulating a design for the site will be

the proximity of the site to transmission lines, the Kong Nga Po firing range and livestock

waste control centre. The final design should adopt measures to mitigate the potential

adverse impacts and appropriate investigations for Environmental (noise and odour), traffic,

infrastructure and visual impacts will be necessary. This report has also recommended the

relocation or enclosure of the firing range to address future acoustic as well as safety and

social perception issues associated with the potential land use conflict.

Minor amendments will be required to the Fu Tei Au & Sha Ling and Hung Lung Hang OZPs

to facilitate the proposed development (refer to Figure 4.41). Alterations to the Hung Lung

Hang OZP are a result of the minor encroachment within the OZP outside of the Study Area.

Man Kam To Development Corridor – Area 40.37ha (8.06%)

The overall planning intention should be to enhance the local environment and permit non-

polluting uses. This area is intended primarily for the preservation of the character of the

rural area through the provision of logistics and commercial uses that will support cross-

boundary activities in a clean environment. The preferred uses would be non-polluting

logistics and warehousing/distribution (including food processing) centres as well as other

high-tech uses (Information technology & telecommunication, biotechnology,

pharmaceutical) and creative industry uses that would benefit from the cross-border

location. These storage and distribution areas could also provide some limited retail space

to provide wholesaling services. This could be complemented by some limited local

retail/commercial (convenience stores, basic needs, cafes, eating places etc), petrol filling

station and also fresh produce and goods markets that could service the local population as

well as the cross-border traffic. This would alleviate the need for through traffic and local

residents to access Fanling or Sheung Shui for these services as they will be available in a

more convenient and accessible location. The provision of a visitor centre in this location

would also be beneficial for visitors coming to Hong Kong from the Mainland.

Any new development should retain the vegetated nature of the area and particularly

provide for a vegetated setback along Man Kam To Road. Any development should

integrate the existing secondary woodland into the site design and/or provide compensatory

planting so as to achieve a no-net-loss in secondary woodland. A detailed traffic analysis

would also be required to ensure that adequate traffic facilities can be provided to mitigate

any impacts on the traffic flow along Man Kam To Road.

The adopted zoning scheme should permit such uses as logistics centre, shops and

services, Field Study/Education/Visitor Centre, Cargo Handling and Forwarding Facility,

Eating Place, Market and Petrol Filling Station to achieve the planning intention of the zone.

It could also include provisions for shops and services that could serve the local and cross-

boundary population. All uses should be subject to Town Planning Board Approval to

ensure that uses are indeed non-polluting, do not adversely impact traffic flow on Man Kam

To Road and to ensure that no uses can be undertaken that will increase the population

within the SSWTW consultation zone. The maximum plot ratio of 0.4 and a maximum

height of 9m should be applied to achieve an integrated development with surrounding

vegetation.

The SEA recommends that the final development strategy should limit population increase

within 1km PHI consultation zone of the Sheung Shui Water Treatment Works (SSWTW).


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Any new developments such as retail, cafe, commercial and markets with population

increase should be located outside the consultation zone, while developments without

population growth e.g. landscape buffer or beautification works on the environment of the

existing workshops may only be permitted within consultation zone.

Notwithstanding, all uses including warehousing, retail, commercial building, workshops

office, etc in the MKTDC should be included under Column 2 of the Statutory Notes for

which the uses may be permitted with conditions on application to the TPB. The

explanatory statement and the Notes of the statutory town plans should specify that any net

population increase within the consultation zone is subject to PHI hazard and is not

desirable; and that a hazard assessment be conducted for any development that falls within

the consultation zone with an aim to limiting population growth. Any new development uses

within the adopted zoning and population increase shall be controlled by the statutory

DPA/OZP which is considered as the best and practicable means to minimise hazards from

the PHI.

The development parameters for the MKTDC have been created using a number of factors:

Plot Ratio (PR)

The OU(Service Station) zone from the San Tin OZP was made reference to in determining

a base PR for the proposed MKTDC as this has a number of similar uses. The PR for non-

domestic uses was calculated at 1.25. However, the OU zone adopted a 100% site

coverage which cannot be supported in the proposed MKTDC due to the no-net-loss in

secondary woodland objectives. Given the objectives to protect the secondary woodland, to

maintain a height that is compatible with the rural context and to enable development which

can be supported by the local infrastructure capacity a plot ratio of 0.4 is recommended

which is consistent with the general maximum PR for development in rural areas.

Height

A height of 9m is proposed for the MKTDC which accommodate a range of uses including

logistics and warehousing/distribution centres. This will permit a ground floor to floor

clearance of 5.5m to accommodate large vehicles with office or further storage areas above.

The 9m height limit will also mitigate buildings from dominating the existing canopy created

by established vegetation.

Land Use Table

Because, the MKTDC is the only new land use category proposed under the Study, a land

use table has been developed based on the land use intentions.

The preferred uses would be non-polluting logistics and warehousing/distribution (including

food processing) centres as well as other high-tech uses (Information technology &

telecommunication, biotechnology, pharmaceutical) and creative industry uses that would

benefit from the cross-border location. The storage and distribution areas could also

provide some limited retail space to provide wholesaling services. This could be

complemented by some limited local retail/commercial (convenience stores, basic needs,

cafes, eating places etc), petrol filling station and also fresh produce and goods markets

that could service the local population as well as the cross-border traffic. The following uses

are proposed to be included as uses that may be permitted on application to the Town

Planning Board:

Logistics Centre, Shops and Services, Field Study/Education/Visitor Centre, Cargo

Handling and Forwarding Facility, Eating Place, Office, Market, Petrol Filling Station and

Research, Design and Development Centre

All key uses should be subject to Town Planning Board Approval to ensure that uses are

indeed non-polluting, to avoid implications with the SSWTW consultation zone and to

ensure adequate consideration of the traffic impacts on this major cross-boundary transport


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link is considered. However to encourage new development in MKTDC, some uses could be

included in Column 1 with limited environmental and traffic impact (e.g. Shop and Services)

as long as the subject site is located wholly outside the consultation zone.

It should be noted that these uses would primarily not be supported within the consultation

zone as they would increase population and this requirement should be stipulated in the

statutory land use plan. However, the proposed MKTDC provisions are still applied to the

consultation zone to permit future development should circumstances change (i.e. upgrade

to treatment works to remove the use of chlorine). Notwithstanding, any applications for

development within the consultation zone should be supported by a quantitative risk

assessment in planning application and its requirement should be stipulated in the statutory

land use plan.

Other provisions that will need to be considered in formulating a design for uses in the area

will be the proximity of the site to transmission lines, the Kong Nga Po firing range, livestock

waste control centre and pig farms. The final design should adopt measures to mitigate the

potential adverse impacts and appropriate investigations for Environmental (noise and

odour), traffic, infrastructure and visual impacts will be necessary. This report has also

recommended the relocation or enclosure of the firing range to address future acoustic as

well as safety and social perception issues associated with the potential land use conflict

Residential Area – Area 10.51ha (2.10%)

A small area east of the proposed Kong Nga Po sustainable residential community has

been identified for rural improvement. The area is currently zoned “Agriculture” under the

Fu Tei Au & Sha Ling OZP to retain and safeguard good quality agricultural land/farm/fish

ponds for agricultural purposes. The area is occupied by a mixture of rural uses including

rural settlements, agriculture, open storage and vehicle parking which are not

commensurate with this zoning. The existing uses have been approved on a temporary

basis with a time limit of up to three (3) years indicating that the intent of approvals is to

revert the land to an agricultural landscape.

To assist in enhancing the environment in this location, this area is intended primarily for

low-rise, low-density residential developments where commercial uses serving the

residential neighbourhood may be permitted on application to the Town Planning Board.

This land use designation will provide incentive for the landowners to convert existing non-

compatible uses to residential development to create a small residential neighbourhood

surrounding the Kong Nga Po site. This will create a transition to the wider rural area and

surrounding hilly terrain to provide a tranquil residential area.

This lower density development can also provide opportunities for low-scale commercial

uses. This could provide local services for the new residential development at Kong Nga Po

and Hung Lung Hang to reduce trip generation outside of the area and increase

sustainability.

Future development would be subject to private applications and development should be

limited to a maximum plot ratio of 0.75 and 4 storeys (including carport). New development

will also have to demonstrate that adequate road access and infrastructure is available to

support the proposal. Road and infrastructure upgrades are proposed as part of the Kong

Nga Po development.

Recreation Area – Area 17.11ha (3.42%)

The central portion of the site around Ping Che Road has extensive abandoned agricultural

land and is occupied by a number of indigenous villages with heritage significance. A

17.11ha area has been designated for recreational purposes. This provides more economic

land use opportunities to create visitor destinations that celebrate the heritage, village-life,

agricultural and recreational assets of this area. The planning intention is for the areas to

provide low-intensity recreational uses. The recreation areas are intended to integrate with


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other recreation facilities such as the hiking /heritage/bicycle trails and potential Country

Park, while integrating with the provisions of the Village and Agricultural zones to provide a

holistic approach to the provision of low-intensity tourism while preserving the natural and

rural character. The targeted low-intensity uses such as horse riding schools, dog

boarding/training/recreation facilities, visitor centres, local historical museums, adventure

parks, organic farms, pick-your-own-crops, hobby-farms, accommodation (Camping

grounds, farm-stays, B&B, Guesthouses, eco-lodges) , rest-stops, BBQ areas, eating places

and other uses that are primarily outdoor nature-based activities will allow the common

land-owner to become actively involved in attracting visitors to the area and stimulating the

local economy.

Cemetery – Area 91.32ha (18.23%)

This zone is intended to designate land for cemetery and related uses. This zone has been

adopted under the Approved Cheung Chau Outline Zoning Plan No. S/I-CC/4 and should

read as “Other Specified Uses (Cemetery)”. It is an appropriate response to the dedicated

use of the site. The provisions of this zone in terms of land use controls can be applied to

the Sandy Ridge Cemetery.

It is possible that the site will be utilised for the provision of a Crematorium and

Columbarium (C&C) to accommodate the growing need for these facilities within Hong

Kong. The provision of C&C Facilities within Sandy Ridge Cemetery is subject to further

investigation by relevant Government Departments. A detailed design or disposition of

facilities within the 91.32ha site has not yet been completed and the provision of C&C

Facilities will be subject to detailed design prior to implementation. The building proportions

should be minimised to allow integrated landscaping and reduced massing of buildings

across the site. In this regard, any design should also provide a detailed landscape plan

which will assist in mitigating the impact of the development on surrounding development.

A crematorium is a Schedule 2 Designated Project under EIAO. Initial information suggests

that the buffer distance and/or appropriate mitigation measures would be required, subject

to confirmation from an EIA study under EIAO. This restricted consideration of the north

side of Man Kam To Road for the provision of any increased development potential.

Government Institution and Community Uses – Area 19.60ha (3.91%)


Community facilities serving the needs of the local residents and/or a wider district, region

or the territory. It is also intended to provide land for uses directly related to or in support of

the work of the Government, organizations providing social services to meet community

needs, and other institutional establishments.

There is a concentration of existing facilities in this Planning Area with a total of seventeen

being identified. There are a mixture of uses including facilities of police uses, firing ranges,

livestock waste control centres, water pumping stations, a MacIntosh Fort and a disused

school.

The disused Sam Wo Public School, fronting Lin Ma Hang Road at the western foothill of Lo

Shue Ling near Muk Wu, has potential to be revitalized as a centre of administration for

agricultural or organic farming communities. This use was proposed to enhance the

administration of agricultural operations within the entire Study Area and should be operated

by the AFCD or VMO as a centre to provide technical support to conduct agricultural

operations. Notwithstanding, the GIC also provides a range of uses that allow for various

reuse opportunities of the disused school.

Other Specified Uses (Cement Plant) – Area 0.28ha (0.06%)

This zone is intended for the provision of cement plant to reflect the existing use of the area.


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It is expected that most traffic in this area would be discharged onto distributors e.g. Man

Kam To Road/ Ping Che Road via Kong Nga Po Road, Lin Ma Hang Road and Lo Wu

Station Road. It is anticipated that key junctions at Man Kam To Road and Ping Che Road

will have sufficient capacity to accommodate the development traffic.

For Man Kam To Road, there would be no capacity problem so widening of the road is not

expected. However, it is proposed to improve the road for enforcement of proposed traffic

restriction plan. The improvement scheme is to construct two roundabouts, one located at

the existing Police check point near Kong Nga Po Road after its demolition, another one

located at the intersection of Man Kam To Road, Man Kam To BCP and access to Lin Ma

Hang Road near the northbound VHA. With these two roundabouts in place, left-in left-out

traffic management could be implemented along Man Kam To Road (section north of

existing Police check point) where northbound traffic could turn to southbound lane at the

roundabout near the VHA, and southbound traffic could turn to northbound lanes at the

roundabout at the Police check point. It would minimise the disturbance induced by the right

turning traffic along the road, or from the village access on both sides of Man Kam To Road.

A third roundabout may be added in-between these two to enhance traffic circulation. The

road will be maintained as 2 northbound and 1 southbound lanes. Should there be genuine

traffic needs, the road may be widened to a dual 2-lane carriageway.

Other options to further improvement on Man Kam To Road is also proposed to widen Man

Kam To Road to single-4 carriageway with 3 northbound lanes and 1 southbound lane if

such widening is deemed required at a later stage. This further improvement is to

strengthen the traffic restriction operation by providing 2 northbound lanes serving the cross

boundary traffic and 1 northbound lane serving the local traffic. There are two proposed

options in traffic management along the northbound lanes. Option 1 segregates the cross

boundary traffic in the northbound slow and middle lanes, while they are the middle and fast

lanes in Option 2. Nonetheless, the implementation of this further improvement should be

subject to the traffic condition and more detail investigation is required.

The existing Ping Che Road for section near Lin Ma Hang Road is in single-2 configuration

and there should be no capacity problem arisen from the traffic generated in the Closed

Area. However, any improvement proposal on the full section of Ping Che Road should be

subject to the ongoing NDA Study.

Lo Wu Station Road is currently under improvement works to provide full section of single-2

configuration and therefore sufficient capacity would be available. No further improvement

works would be required. The section of Lo Wu Station Road within the land vesting area of

MTRCL will remain as a single track access road.

Kong Nga Po Road and Lin Ma Hang Road include sections of both single track and single-

2 road. It is anticipated that the traffic on Kong Nga Po Road generated from Kong Nga Po

new development and other development traffic using Lin Ma Hang Road would overload

the single track section. Improvement works should therefore be required to provide single-2

configuration along the whole section of roads. If the improvement work for Lin Ma Hang

Road (section between San Uk Ling and Ping Che Road) could not complete on time,

interim traffic management scheme should be implemented to avoid congestion at the

single track section. It is proposed to release this section of Lin Ma Hang Road for people‟s

access but not for vehicles. Only vehicles with permit, such as the private vehicles from the

local villages and dedicated public transport services, could be authorised to run on the

road. Moreover, the allowed vehicles should be limited to 7m or below to enhance traffic

operation safety.

The village access road to Muk Wu is a single track road without passing bays. It is

recommended to enhance the safety of traffic operation by the provision of passing bays.

Notwithstanding this, the improvement works is not critical and it is up to the maintenance


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agent to determine the implementation schedule/ need. The road improvement layout for

the rural roads and village access roads are shown in Figure 6.2.1.

For public transport assessment, it is expected that majority of the new development public

traffic would be distributed onto Man Kam To Road for access to other part of HK. It is

estimated that less than 330 person trips for public transport services will be generated

during peak hour from the current proposed low population intake at Kong Nga Pong and

Hung Lung Hang. It therefore does not support the provision of a new PTI. Shuttle services

circulating between the nearest railway station would be sufficient for daily commuting

purposes. It is anticipated that provision of shuttle service with 5 minute headway and

capacity of 28 seats (equivalent to hourly capacity of 336 seats), or the provision of new

public bus service with 15 minute headway (equivalent to hourly capacity of about 400

seats), during peak hour would accommodate such a low demand.

For the Man Kam To Development Corridor, it is estimated that less than 30 person working

trips for public transport services will be generated during peak hour. It is anticipated that

the low public transport trip demand could be sufficiently accommodated by the existing

public transport services operating along Man Kam To Road.

In addition, the estimated daily visitors and working staff for the C&C facilities is about 1,900,

with peak hour demand less than 190. Bus or public light bus terminus shall be required for

the C&C facilities at Sha Ling. However, the sizing of the terminus and service route could

only be determined when detailed development plan is finalised. The preliminary concept

could be a shuttle/ GMB route (16 seats) from the C&C facilities to the nearest rail station

PTI at 5-minute headway during peak hour (equivalent to capacity of 192 seats).

Nonetheless, the type of service, capacity and frequency of the shuttle services of these

new developments should be subject to future review.

By removing the existing police check point at Man Kam To Road near Kong Nga Po Road,

section of Man Kam To Road from existing check point to Lin Ma Hang Road could be

released from traffic restriction. While the opening of Ng Tung River to Lin Ma Hang Section

in 2015 is under consideration, the traffic restriction arrangement at MKT CP before the

opening of Liantang/ Heung Yuen Wai BCP was critically reviewed. Envisaged that the total

cross-boundary vehicles via Man Kam To Control Point is in a dropping trend, the

northbound Man Kam To Road will be operated at a similar V/C ratio in future years

compared with the existing situation. Associated with the expansion of VHA which would

increase the handling capacity, it is anticipated that the queuing problem of cross-boundary

traffic on the Hong Kong side is unlikely to get worse compared with the existing scenario. It

is anticipated that the basic improvement scheme would be applicable before the opening of

Liantang/ Heung Yuen Wai BCP. Further improvement (Option1 and Option 2) on Man Kam

To Road for enhanced traffic restriction arrangement could be implemented subject to the

traffic condition. The restriction plan is shown in Figures 6.2.6, 6.2.9 & 6.2.10.









include:


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Variation to Existing OZP

Amendments are required to the existing Fu Tei Au and Sha Ling OZP as shown in Figure

4.41. The amendments will facilitate the proposed Kong Nga Po residential development,

rural upgrading adjacent to Kong Nga Po and the MKTDC.

Kong Nga Po Comprehensive Development Area

Amendments would be required to the Fu Tei Au & Sha Ling and Hung Lung Hang OZPs to

accommodate the proposed sustainable residential development. The development scheme

proposes a maximum plot ratio of up to 1.5 (based on the existing platform of about 7ha)

with heights ranging from 3 to 6 storeys which could accommodate a population of up to

2,740 people. The proposal will utilise the platforms created from the existing use of the site

as a soil borrow area. Maximum use of the existing topography will generate visual interest

in the built form of the development and minimize energy consumption and waste

generation for expansive earthworks. The zoning should enable some degree of planning

control over the future implementation of the development to ensure the sustainability

objectives of the development are met (e.g. Comprehensive Development Area). The

sustainability objectives should be integrated into tendering and lease documentation to

ensure that the developer has a clear understanding of the level of sustainability to be

achieved within the final development. The planning intention, explanatory statement and

supporting Planning Brief must also clearly reflect the sustainability objectives of the

Scheme to promote a high quality residential development show-casing innovative

sustainable design elements. The planning application should be supported by, inter alia,:

the detailed sustainability analysis demonstrating how the development meets the

relevant provisions;


buildings to be erected;






the landscape and urban design proposals within the area (including detailed Master

Layout Plan and Landscape Master Plan to detail how the site could blend in well with

surroundings);


an environmental assessment report, including ecological impact assessment;


a cultural heritage impact assessment report;


a visual impact assessment; and


The Master Layout Plan should be supported by an explanatory statement which contains

an adequate explanation of the development proposal, including such information as

energy-saving design solutions, innovative technologies, principles of layout design, etc.

The subject site is under government ownership and should be released to a private

developer through Land Sale mechanisms. This is an adequate approach as the

development has been identified as economically feasible under the supporting financial


Final Report



assessment for this development. The sustainability objectives should also be clearly

stated in the Land Sale Conditions and reflected in the lease provisions.

To enhance the attractiveness of the development site, a number of initiatives are proposed

including the upgrading of land to the south and east as well as possible

enclosure/relocation of the adjacent Kong Nga Po firing range. These matters should be

considered in detail before releasing the site for private development as this could affect the

possible revenue from the sale of the site.

Overall, the implementation of the scheme is underpinned by the financial assessment

supporting the RDP. The assessment has determined that conceptually the development is

viable. The estimated residential price is well within the current market range recorded

between May 2008 and April 2009 for similar properties in the surrounding areas. The final

attractiveness of the proposal will depend on the detailed design and the market conditions

at the time of its development. It is anticipated that local demand for similar types of property

will strengthen in the future, particularly as the closer economic integration with Shenzhen

continues and the NENT NDAs and Lok Ma Chau Loop developments are completed. All of

these factors will have a positive effect on residential property demand. The viability of the

project and initiatives to improve the surrounding area should support the successful

implementation of the project.

Despite that, the main purpose of the study is to identify the development potential and

constraint of the study area and their preliminary uses; hence, for developing the captioned

sites, a number of abovementioned technical issues have to be addressed first, including

the satisfactory resolution of the environmental issues e.g. shooting range, pig farms, etc.

Otherwise, the captioned proposal should not be proceeded further.

Green Concepts

The overall planning concept to provide a sustainable living community is underpinned by

the sustainability objectives provided. Unfortunately there is a lack of territory-wide

sustainability policy within Hong Kong to legislate or enforce this form of development and

therefore, the lack of knowledge and enforcement makes green development a costly

exercise which developers will avoid. While HK-Beam provides the most comprehensive

(independently assessed) system to assess and certify the environmental performance of

buildings at all stages of design, construction and operation, it is only voluntary. The

Government also provides advice and guidance on green buildings

(http://www.gov.hk/en/residents/environment/sustainable/buildings.htm), this is also relaying

on voluntary initiatives by developers and home owners/occupiers. In other countries, a

concerted Government effort has been applied to create a consistent set of enforceable

(legislative) provisions that bring sustainable design and construction into the market place.

As an example, State Environmental Planning Policy (BASIX) in New South Wales,

Australia ensures that all residential houses and units homes are designed to use less

potable water and be responsible for fewer greenhouse gas emissions by setting energy

and water reduction targets for house and units. All development that is subject to the

legislation requires BASIX certification which can be obtained online and must be certified

by contractors/installers. The Toronto Green Standard (City of Toronto, Canada) is a two-

tiered set of performance measures that addresses air and water quality, greenhouse gas

emissions, energy efficiency, solid waste and the natural environment. As of the 31st

January 2010, all relevant development proposals are required to meet Tier 1 environmental

performance measures, while developers may also choose to meet Tier 2, a voluntary

higher level of environmental performance.

In this regard and considering that there is no immediate green policy movement for the

planning and building sectors in Hong Kong to achieve such high standards, implementation

of the sustainability concepts at Kong Nga Po will rely on specific controls that can be

applied to the site. Given, the broad methods in achieving the sustainability criteria, it is

considered difficult to implement via the land sales or land lease documentation to legally

http://www.gov.hk/en/residents/environment/sustainable/buildings.htm

http://www.toronto.ca/planning/environment/greendevelopment.htm


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define the performance measures which are mostly subjective. In this regard, the

development of a Planning Brief to support the intended CDA zoning can provide more

effective planning guidelines to ensure that the future developer has a clear understanding

of the planning concept and principles to achieve this. The developer will be obliged to

follow the Planning Brief to seek approval of the development from the TPB. To further

ensure that the developer is aware of the planning and development requirements of the

site, the Planning Brief should be annexed to the sales and lease documentation in addition

to the fundamental development parameters such as plot ratio and height restrictions.

Residential Area at Hung Lung Hang

The R(E) zoning provisions are best suited to achieve the land use objectives for rural

upgrading in this area. The provisions will effectively enhance the rural environment. A plot

ratio of 0.75 is adequate to promote rural upgrading. A respective and maximum height of

9m or 4 Storeys (including carport) should be applied which is consistent with the zone to

provide incentive for land owners to convert to residential uses.

To enhance the attraction for new development, the provision of adequate infrastructure to

the area should be provided. This will minimise development costs for major extensions to

infrastructure and promote implementation of the planning intentions. The extension of

access and infrastructure will be provided as part of the Kong Nga Po development,

however investigations are necessary for the provision of adequate infrastructure to

individual development sites as part of the development proposal.

Other provisions that will need to be considered in formulating a design for uses in the area

will be the proximity of the site to transmission lines, the Kong Nga Po firing range, livestock

waste control centre and pig farms. The final design should adopt measures to mitigate the

potential adverse impacts and appropriate investigations for Environmental (noise and

odour), traffic, infrastructure and visual impacts will be necessary. This report has also

recommended the relocation or enclosure of the firing range to address future acoustic as

well as safety and social perception issues associated with the potential land use conflict” to

clarify the environmental issues.

MKTDC

The implementation of a Development Corridor at Man Tam To Road requires an

amendment to the Fu Tei Au & Sha Ling OZP. The area is currently zoned under AGR and

the OZP will need to be amended to include the new provisions for this proposed

development. Details of the variation will be provided in Section 8.6.

In line with the Vision and Themes of the Study, the planning intention for the area is to

provide for enhancement of the local environment through the provision of non-polluting

logistics and other services that will support cross-border activities and the local population.

There is no intention for increased residential population in the area. Accordingly, there

should be no provision for new residential developments, although the repair and rebuilding

of existing structures should be allowed.

The adopted zoning scheme should permit such uses as Logistics Centre, Shops and

Services, Field Study/Education/Visitor Centre, Cargo Handling and Forwarding Facility,

Eating Place, Office, Market, Petrol Filling Station and Research, Design and Development

Centre to achieve the planning intention of the zone. These key uses should be subject to

Town Planning Board Approval to ensure that uses are indeed non-polluting, to avoid

implications with the SSWTW consultation zone and to ensure adequate consideration of

the traffic impacts on this major cross-boundary transport link is considered. However to

encourage new development in MKTDC, some uses could be included in Column 1 with

limited environmental and traffic impact (e.g. Shop and Services) as long as the subject site

is located wholly outside the consultation zone. The maximum plot ratio of 0.4 and a


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maximum height of 9m should be applied to achieve an integrated development with

surrounding vegetation.

It should be noted that these uses would primarily not be supported within the consultation

zone as they would increase population. However, the proposed MKTDC provisions are still

applied to the consultation zone to permit future development should circumstances change

(i.e. upgrade to treatment works to remove the use of chlorine). Notwithstanding, any

applications for development within the consultation zone should be supported by a

quantitative risk assessment.

Any development application made should submit including the following:


buildings to be erected and how they meet the relevant plot ratio and height provisions;






the landscape and urban design proposals within the area (to demonstrate how the site

could blend in well with the surroundings).


an environmental assessment report, including ecological impact assessment and

quantitative risk assessment if within the SSWTW consultation zone;


a water impact assessment report;


a visual impact assessment report;

an archaeological impact assessment and built heritage impact assessment report

(subject to the confirmation by AMO); and


Provisions would also need to be placed in the statutory planning document requiring Traffic

Impact Assessment (TIA) submission for new development. A detailed visual impact

assessment should also be supplied with any proposal and a landscape proposal should

show how the proposal will retain any significant vegetation, particularly along the frontage

with Man Kam To.

In terms of proceeding with development that achieves the planning intention, some of the

government land within the area could be leased to legitimate developers. This will assist in

providing areas capable of accommodating the intended uses.

It is considered that the upzoning of the land will stimulate market interest in utilising the

enhanced land use provisions for the MKTDC. The development parameters have been

based on sound planning principles (strategic location, protection of vegetation, etc) to

create a unique opportunity for new cross-boundary development. Realisation of the

opportunities will be subject to private sector initiative and market forces.

On another matter, to enhance the protection measures for existing vegetation, the

secondary woodland mapping developed under this Study (and latest aerial photography)

should be used in considering new development under future applications.


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Recreation

Adoption of the conventional recreational zoning provisions for the proposed Recreation

Area could provide an appropriate approach in terms of permissible land uses. The

planning intention should promote nature-based activities, low-scale accommodation, agri-

tourism and eco-tourism that does not detract from the natural, historic or rural settings in

the area. Complementary uses could include, but not be limited to, low-intensity uses such

as horse riding schools, dog boarding/training/recreation facilities, visitor centres, local

historical museums, adventure parks, organic farms, pick-your-own-crops, hobby-farms,

accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges) , rest-

stops, BBQ areas, eating places and other uses that are primarily outdoor nature-based

activities as well as eco-parks and nature parks. In this regard, there would be a

presumption against significant development such as major theme parks and hotels which

should be detailed in the explanatory statement.

There would be an assumption that any residential development could only be ancillary to

other uses such as short-term or employee accommodation. These restrictions should be

imposed in the remarks section of the schedule of uses to ensure an appropriate level of

development is achieved.

Development would effectively rely on private sector initiatives, taking into account the

improved hard and soft infrastructure and increased tourism opportunities in the area.

There is some government land scattered throughout the site which could be leased to

legitimate developers as a means of providing consolidated allotments that can provide

development consistent with the planning intention.

Hiking/Heritage trail










Disused Schools

As per Section 3.6.2.2 of this report, the preferred uses for the four disused schools within

the Study Area could be accommodated under the existing GIC zoning provisions. As for

implementation, existing procedure should be followed where initiative is in the hands of

interested organizations or individuals. The preferred uses are by no means restrictive and

all proposed uses can be accommodated within the GIC zone and this zone also provides

some other uses that could be considered subject to further negotiations with relevant

stakeholders and possible tenants, if necessary, to formalize final re-use options. The

proposed planning mechanism can provide adequate support for implementing a range of

uses for the schools. The proposed planning mechanism can provide adequate support for

implementing a range of uses for the schools.

Road Improvement and Phasing

Improvement works is proposed at Man Kam To Road in exercising the traffic restriction

plan, with further widening of Man Kam To Road subject to the traffic condition. Kong Nga

Po Road and Lin Ma Hang Road are also proposed to be widened to signle-2 lanes.

However, if widening of Man Kam To Road in Option 1 or Option 2 is not likely to complete

on time, the basic improvement (construction of roundabouts near the VHA and at the

existing check point) would still be capable of handling the cross boundary and local traffic.


Final Report



Similarly, if the widening of Lin Ma Hang Road (section between San Uk Ling and Ping Che

Road) could not be completed on time, traffic management measures (access by vehicles

with permit and dedicated public transport only) should be implemented.

Improvements works to the village access road to Muk Wu with implementation of passing

bays is proposed. However, it is not a critical improvement and it is subject to the planning

of the maintenance agent.


The Urban Design Plan for RDP3 is summarized under the following major urban design

elements (Figure 4.46 refers):

Gateways

Man Kam To and Ping Che Roads will be maintained as the two primary physical gateways

into the RDP3 for visitors. Both control points will be removed and replaced with a gateway

entrance landmark (i.e. structural/landscape) signifying the former boundary line of the

Former Closed Area.


The village areas of Muk Wu Nga Yiu, Chow Tin Tsuen and Fung Wong Wu have been

designated as heritage tourism activity nodes within the area and will be linked by a

proposed Heritage Trail. It is also proposed that the existing disused building of Sam Wo

Public School be a focal point for a possible farmland rehabilitation and organic farm centre

within the area. The eastern portion of the RDP will be enhanced through the provision of

recreational uses to stimulate the local area and provide broader economic uses without

detracting from the rural character or heritage value.

Landmarks

The MacIntosh Forts (Graded 2 Historic Buildings) at Nam Hang and Nga Yiu will be

preserved and will be the primary built visual landmarks within the RDP3.


Development intensity and height profiles within the RDP3 will be maintained in the confines

and building heights of the existing village areas of San Uk Ling, Muk Wu, Muk Wu Nga Yiu,

Chow Tin Tsuen and Fung Wong Wu. The Special Design Area at Kong Nga Po has been

recommended to adopt a Plot Ratio of 1.5 with a maximum height of 3-6 storeys, while the

adjacent Residential Area has a PR of 0.75 and maximum building height of 4 storeys

(including carpark) and the MKTDC has recommended development provisions of 0.4 and

9m. It is noted that a Crematorium and Columbarium could be developed within Sandy

Ridge cemetery which is subject to future implementation by FEHD.


A visual corridor will be preserved along the alignment of Ping Che Road between Ta Kwu

Ling and Luohu on the eastern boundary of the RDP, while the MacIntosh Forts at Nam

Hang and Nga Yiu will remain as the primary vantage viewing points within the RDP3

Character Areas

Due to the existing hilly terrain within the RDP3, and in particular the areas of Lo Shue Ling,

pockets of Green Belts have been preserved to provide the area with a green visual

backdrop as well as an important recreational resource for hiking. It is also proposed that

the traditional rural village character areas of San Uk Ling, Muk Wu, Muk Wu Nga Yiu,

Chow Tin Tsuen and Fong Wong Wu be preserved and enhanced for heritage tourism

purposes. Existing Fung Shui Woods adjacent the villages of Muk Wu and Chow Tin Tsuen

have been preserved. The remaining disused farming areas have been designated as

Agriculture and Recreation areas to preserve the existing traditional rural setting of existing

villages, while also providing a wider range of low-intensity uses to stimulate economic


Final Report



activity. The MKTDC will provide a comprehensive development corridor supporting a range

of logistics, warehousing, high-tech, commercial and other cross-boundary related uses.


A Special Design Area has been designated at Kong Nga Po. This will include a

comprehensive residential development which will be built and maintained under strict eco-

friendly guidelines and design principles. It is envisaged that this residential neighbourhood

will be a showcase for further future eco-friendly residential developments within the

HKSAR.

Other Major Developments

There are other major developments of Man Kam To Development Corridor, Residential

Area at Hung Lung Hang and Sandy Ridge Cemetery. Man Kam To Development Corridor

is intended to provide for enhancement of the local environment through the provision of

non-polluting logistics, warehousing/distribution centres as well as other high-tech and

creative industry uses and other services that will support cross-boundary activities and the

local population. The proposed zoning provisions of the Residential Area will effectively

enhance the rural environment and phase out existing industrial uses through

redevelopment to avoid perpetuation of industrial/residential interface problem. It is possible

that Sandy Ridge Cemetery will be utilised for the provision of a Crematorium and

Columbarium (C&C) to accommodate the growing need for these facilities within Hong

Kong. The building proportions should be minimised to allow integrated landscaping and

reduced massing of buildings across the site.

Pedestrian Networks

The primary pedestrian networks within the RDP3 will consist of a network of Hiking Trails

that will extend from Ng Tung River in the west, along the Man Kam To Road landscape

corridor, and through the proposed preserved Green Belt at Lo Shue Ling. The network of

Hiking Trails will link together all the existing village areas, including the Special Design

Area at Kong Nga Po, with areas outside of the RDP3.

Linkages

Man Kam To and Ping Che Roads will provide the primary vehicular linkages into the area,

while Man Kam To Road will also provide the primary vehicular linkage within the RDP3

itself. The existing Man Kam To Cross Border Link that dissects the RDP3 will remain as the

primary linkage between the HKSAR and Shenzhen within this area. A Landscape Corridor

is to be retained and enhanced along Man Kam To Road providing an important green

linkage to and within RDP3.


This Planning Area is dominated by two prominent landscape features: Sandy Ridge on the

west and Lo Shue Ling on the east. Their respective existing characters will be preserved

by putting land use provisions to support the existing cemetery uses at Sandy Ridge and

retaining the dominant hilly terrain of Lo Shue Ling as Green Belt. Detailed visual

assessment should be considered in planning the future uses of the cemetery. However, at

this time, both land use provisions protect these areas as key visual features within the

planning area.

The majority of the area is characterized by low-lying agricultural land/grassland/shrubland,

will be retained for agricultural purposes to maintain the integrity of the rural setting. This

will assist in preserving the traditional villages in the eastern portion of the Planning Area

which are linked by the proposed heritage trails. It also provides protection to the

ecologically sensitive areas in the western portions of the Planning Area which provides

foraging areas for the Ho Sheung Heung egretry.


Final Report



Landscape improvement work along Man Kam To Road will enhance the visual amenity of

the road. It also aims to provide adequate visual and noise buffer to the tranquil setting on

its north and the proposed Man Kam To Development Corridor (MKTDC) on its south.

Increased landscaping in this area will also enhance the setting for the proposed hiking trail

which runs along the MKTDC and extends to high points of the Sandy Ridge and Lo Shue

Ling. The proposed heritage trail aims to connect all features of historical interests on the

northeastern portion of the Area. These features include the indigenous villages of Muk

Wu, Muk Wu Nga Yiu, Chow Tin Tsuen and Fung Wong Wu, as well as the Macintosh

Forts, Ta Kwu Ling Police Station and the disused Sam Wo Public School. Both the

proposed hiking trail and proposed heritage trail take advantage of the two Macintosh Forts

as look-out points towards Shenzhen across the Shenzhen River. (Figure 4.47 refers)


To the east of the Ng Tung River and south of Sandy Ridge Cemetery lies an area of active

and inactive wet agriculture and fishponds with links to Long Valley that supports a breeding

population of Greater Painted-snipe, as well as other wetland-associated fauna, including

the endangered Eurasian Otter. This area remains zoned as AGR providing it with a level of

protection equal to the current situation.

North of the cemetery and west of Nam Hang lies a pond reinstated as part of mitigation

works for the Shenzhen River Regulation Project Stage III. A Conservation Area zoning

continues to be applied to this area to protect it.

Reasonably extensive areas of agricultural land are present in the Chow Tin area, and an

emphasis on retaining the rural character, and in particular on organic small-scale farming,

should help to retain certain features that support the current faunal community. The

designation as GB of the fung shui woodland at Chow Tin and Muk Wu will protect their

ecological value. (Figure 4.48 refers)


majority of these features are located in the east of the Planning Area as shown in Figure

4.37. These include: MacIntosh Forts at Nam Hang (Grade 2), Nga Yiu (Grade 2); historical

villages including Muk Wu (with two proposed Grade 3 Historic Buildings; the Tin Hau

Temple and Village Entrance Gate), Nga Yiu, San Uk Ling, Chow Tin, and Fung Wong Wu

(with two proposed Grade 3 Historic Buildings, Ng Ancestral Hall and Yeung Ancestral Hall).

A degree of protection is provided for the village context through the Village Zoning for

resources inside village boundaries. The MacIntosh Forts are located within G/IC zoning.

Plans for adaptive re-use of such buildings will increase the level of protection substantially.

The Muk Wu Nga Yiu Kilns are located in this Planning Area. Also, the archaeological

potential in much of this area may be high due to long and continuous occupation and the

lack of disturbance. It is important to protect archaeological heritage through appropriate

land use controls. The heritage features in RDP3 will receive further safeguarding as an

indirect result of the planned heritage trail in terms of sympathetic conservation and

development and raised levels of community awareness.








summarised as follows:


Final Report



The wetlands and agricultural land to the north of Man Kam To Road near Lo Wu have been

identified as feeding areas for the Ho Sheung Heung egretry. Bird-watching and eco-tourism

activities are possible however, activities should be maintained as low intensity and should

not disturb the birds. For those agriculture lands further away from Ho Sheung Heung, it

would be appropriate to support for agri-tourism which may include such activities as fruit

picking, petting zoos, etc. or those activities that may attract a larger quantity and more

frequent flows of visitors due to its closer proximity to developed residential areas and

higher accessibility.

The proposed hiking trail will traverse Lo Shue Ling peak and the MacIntosh Fort at Nam

Hang which provide high points or lookout points for visitors to enjoy the panoramic views

towards Shenzhen and the surrounding.

There are a cluster of historic villages in Muk Wu, Muk Wu Nga Yiu, San Uk Ling, Chow Tin

and Fung Wong Wu. These historical villages and heritage features are significant because

they have experienced little change or rebuilding and retain not only many individual

heritage buildings, but also their traditional layout, associated fung shui features, traditional

fields and agricultural landscapes. These are all of high heritage value and could be

revitalized for heritage tourism use.

Activity nodes for heritage tourism can be provided by taking advantage of the heritage

features and the villages. The historic villages will be linked up by the proposed heritage trail

from Muk Wu to Tong Fong, among which the unique heritage features of the watch tower

and kilns at Nga Yiu and the walled village of Muk Wu are situated. This provides a key

attraction point for visitors that can stimulate the local economy by harnessing the

opportunity to provide supporting uses in the villages that does not adversely affect the

heritage value of the villages. The provision of shops, cafes and overnight accommodation

will provide opportunities for local villages to provide support services for users of the trail

and create a node for tourism activities. The development of these heritage-tourism nodes

should be assisted and promoted through the tourism board.

The fallow agricultural land around the villages has been proposed for agricultural and

recreational purposes (including sustainable farming, agri-tourism, eco-tourism etc). These

uses can protect the traditional rural village setting and provide leisure and tourism activities

that can complement activities within the village and the proposed heritage trail. The

recreation areas are intended to integrate with other recreation facilities such as the hiking

/heritage/bicycle trails, while integrating with the provisions of the Village and Agricultural

zones to provide a holistic approach to the provision of low-intensity tourism while

preserving the natural and rural character. The targeted low-intensity uses such as horse

riding schools, dog boarding/training/recreation facilities, visitor centres, local historical

museums, adventure parks, organic farms, pick-your-own-crops, hobby-farms,



activities will allow the common land-owner to become actively involved in attracting visitors

to the area and stimulating the local economy.









Final Report



The Area covered by the Plan is approximately 426 ha. It is bound by Lin Ma Hang in the

east, Nga Yiu Ha and NENT Landfill in the south, Ping Che Road in the west and Lin Ma

Hang Road in the north. The boundary of the Area is shown in a heavy broken line on the

Plan. The boundary of the Area is delineated having regard to physical and topographical

features such as roads, drainage channels and hills. Figure 4.50 and 4.51 provide a

location plan and aerial photo plan respectively.

4.7.1.2 Description



of existing Outline Zoning Plans (OZP). The northern boundary is delineated by the revised

FCA Boundary, which runs roughly parallel with the HKSAR boundary. The southern

boundary was delineated by the existence of the Wo Keng Shan OZP and Ping Che & Ta

Kwu Ling OZP, which is the former Closed Area boundary. The eastern boundary is

delineated by the existing Tertiary Planning Unit (TPU) boundary. The western boundary is

delineated by Ping Che Road.

The existing traditional villages of Heung Yuen Wai and Ha Heung Yuen are located

centrally within the Plan. Villages of Tsung Yuen Ha and Chuk Yuen are located in the

north-western portion of the Plan. Villages of Kaw Liu Village, Kan Tau Wai and Tong Fong

are located in the south-western portion adjacent to Ping Che Road.


The Planning Area is dominated by two distinct topographical features, being the hilly areas

to the east and the low-lying inland rural plain dominating the western and central portions.

The densely vegetated Wong Mau Hang Shan (243mPD), Pak Fa Shan (75mmPD) and

Tung Lo Hang (87mPD) provide the prominent peaks within the east of the Planning Area.

The remainder of the planning area forms the inland rural plan which carries a number of

lowland basins across the plan with associated watercourses. The plan consists of a mix or

village, agricultural and natural habitats. The Area is situated in the eastern portion of the

former Closed Area with a range of existing habitats as shown in Figure 4.52. The hilly

areas are predominantly occupied by upland grassland. An inconsistent mix of agricultural,

grassland, shrubland and secondary woodland extends across the low-lying areas.


The Planning Area has a scattered series of heritage features within existing villages. A

heritage plan is provided in Figure 4.53. Tsung Yuen Ha and Heung Yuen Wai are

characterized by traditional village setting with Fung Shui woodland. They are good

examples of a traditional cultural villages within the Study Area. A graded building is

located north of Heung Yuen Wai, which is the Maclntosh Fort at Pak Fu Shan (Grade 2).

Another graded building is located at Ping Che Road in the south-western portion within the

Plan which is the Station (Grade 3). The villages also contain the following proposed and

Graded Historic Buildings: the Kiu Fong Ancestral Hall (proposed Grade 3), Nos. 57, 58 and

59 Tsung Yuen Ha (Grade 3) and the Watchtower at No. 4, Buildings at Nos. 1, 1A, 1B, 2

and 3 and Buildings at Nos. 4 and 5 Heung Yuen Wai (Grade 1) and Buildings at Nos. 76-

78 Heung Yuen Wai (Proposed Grade 1) and Tong Fong and Wing Kit Study Hall

(Proposed Grade 3).

The archaeological investigation conducted under this Study has proved that a part of the

Planning Area has archaeological potential. Also, the archaeological potential in much of

this area may be high due to long and continuous occupation and the lack of disturbance.





Final Report




The Planning Area covers areas to the east of Heung Yuen Wai, mainly with hilly/

mountainous terrain. Industrial premises are not identified within the area. The Liantang/

Heung Yuen Wai BCP is located to the west of the zone. The NENT Landfill and its

Extension are located to the south of Heung Yuen Wai outside the Study Area but the LFG

Consultation Zone for the facility still extends within the Planning Area. Two helipads/

helicopter landing sites are identified at Pak Fu Shan. Ping Che Road and Lin Ma Hang

Road, the planned Liantang/ Heung Yuen Was BCP are the potential noise and air pollution

sources of the Planning Area. There are open storage/container vehicle parks

and/workshops in the areas near Pak Fu Shan. In addition, Shenzhen River and Luofang

STW to the north and north-west will potentially cause odour problems to the Planning Area.



The population is concentrated within and around Ping Che Road, Heung Yuen Wai and

Tsung Yuen Ha. Future expansion of population will be concentrated in villages under the

Small House Policy.

Future expansion of population will be concentrated in villages in the Area. It is estimated

that the projected population of rural villages in the Area will increase to approximately


after the villages are removed from the Closed Area. This RDP also includes the

recreational use at Ta Kwu Ling whereby residential development in ancillary of the

recreational uses would be permitted could possibly increase the population further up to

1,850.




or Hong Kong as a whole. This is reflective of the movement of younger generations toward

the economic opportunities of urban areas.

Economic activities are very minimal in the Planning Area due to the historic isolation of the

Study Area. Some agricultural activities exist including land cultivation and livestock

farming exist within the Study Area. However residents predominantly have to travel to

seek employment. The anticipated growth in population would indicate that there could be a

change in the economic activities within the Planning Area.


within the Planning Area. The provision of leisure and recreational opportunities (hiking,

bicycle track, birdwatching) will attract visitors to the area which can rely on the

establishment of supporting uses within the village areas (cafes, shops, accommodation,







predominantly located in the low-lying areas along the northern, western and southern

boundaries of this Planning Area. The hilly terrain, majority of which adjacent to the western

and northern boundaries of the NENT Landfill Site is within Government ownership and

occupies approximately 60% of the Planning Area.



Final Report




Existing villages of Heung Yuen Wai, Ha Heung Yuen, Tsung Yuen Ha, Chuk Yuen, Kau Liu

(unrecognised), Kan Tau Wai and Tong Fong are located in the flat land of the Planning

Area. Small plots of active agricultural lands and Fung Shui wood can be found adjacent to

the recognized villages. A land use plan is provided in Figure 4.55.

Most flat land lies within the central and western portion of the Planning Area and has

generally been classified as good quality agricultural land. Although farming is diminishing,

cultivated land and other agricultural uses are found scattered around the villages. Land

under active cultivation is mainly found in Ping Yeung and Ta Kwu Ling. Other than

agricultural use, a small portion of this area is actively also used for open storage and

container back-up.

Eight GIC facilities are identified in the Planning Area. They include Pak Fu Shan MacIntosh

Fort, Pak Fu Shan operation base, Ta Kwu Ling Police Station, Ta Kwu Ling Fire Station,

and Mo Law Mun Um area. All existing and suggested GIC facilities are shown in Figure

4.56.


There are no existing OZPs that apply to the subject site. The adopted Ta Kwu Ling/ Ping

Che OZP (S/NE-TKL/12) and Wo Keng Shan OZP (S/NE-WKS/8) are adjacent to the

southern boundary of the Planning Area. With the exception of the North East New

Territories (NENT) Landfill, which is zoned as Other Specified Uses, majority of the lands

immediately adjacent to the Planning Area is zoned Green Belt and Agriculture under the

two OZPs. A plan identifying the zoning structure adjoining the Planning Area is provided in

Figure 4.57.


i. Opportunities:

Scenic quality – The natural typology provides an opportunity to preserve the high

quality upland landscapes, which in turn maintains the character and setting of

the Area. The Planning Area has extensive hilly landscaped areas in the east

that are complemented by large portions of undisturbed woodland and shrubland

that contribute to the natural scenic quality of the area. The villages are also

relatively unspoilt and retain much of their original character. The retention of the

villages and their settings will contribute to the green focus for the study area and

can encourage tourism.

Heritage – Tsung Yuen Ha and Heung Yuen Wai are characterized by traditional

village setting with Fung Shui woodland. They are good examples of a traditional

cultural villages within the Study Area. A graded building is located north of

Heung Yuen Wai, which is the Maclntosh Fort at Pak Fu Shan (Grade 2). Another

graded building is located at Ping Che Road in the south-western portion within

the Plan which is the Ta Kwu Ling Police Station (Grade 3). Both villages also

contain graded and proposed graded historic buildings. All these cultural assets

are good resources for adaptive tourism uses and are linked by the proposed

Hiking Trail.

Agriculture – the Planning Area is dominated by good quality flat agricultural land,

particularly in the northern and western portions. These areas have good access

to existing watercourses to provide irrigation. AFCD are now promoting

sustainable and organic farming activities within Hong Kong. Sustainable farming

activities will reduce environmental degradation while organic farming will meet a

growing demand for healthier food sources.

Cross-border access – the proposed LT/HYW BCP will provide good access to

the area and greater opportunities for cross-border relationships.


Final Report



ii. Constraints

Geotechnical – Much of the hilly terrain located in the eastern portion of the

Planning Area has a history of landslides and instability. Any utilization of this

land for development or cultivation purposes should be avoided.

Heritage – a number of Proposed and Existing Graded Historical Buildings exist

within the Planning Area and all need to be protected. In addition, Fung Shui

woodlands, which are typically found immediately adjacent to recognized villages

in the Planning Area, might be moderate in ecological value, however high in

cultural value as part of the traditional village setting.

Infrastructure – Current utilities infrastructure for sewage, drainage, water and

electricity supply is mainly for supporting the existing recognized villages. Existing

and planned sewage, drainage, water and power will require further assessment

to identify if any upgrading / new works are required for any future development

within the Planning Area.

Environment – South-eastern parks of the Planning Area fall within the 250m LFG

Consultation Zone of the NENT Landfill and proposed developments within the

LFG Consultation Zone will potentially subject to LFG hazard. Landfill gas hazard

assessment will be required for developments falling within the landfill gas

consultation zone. Landfill Gas Consultation Zone. Besides, there are different

environmental pollution sources, such as Shenzhen River and Luofang Sewage

Treatment Works in Shenzhen will possibly generate odour problems. Helipads

will possibly result in noise impacts. Planned Liantang/ Heung Yuen Wai

Boundary Control Point and potential increase in future road traffic will likely give

rise to adverse air and noise quality impacts. The existing open storage and

container vehicle parks/ workshops in the areas near Pak Fu Shan will potentially

result in land contamination problems to the future developments.






planned and designed for the proposed developments in this Study. In addition,

the existing STWs such as SWHSTW and STKSTW do not have spare capacity

to handle such large sewage flow generated from the proposed development.

Border Control Point – the proposed Liantang/Heung Yuen Wai BCP will create a

dramatic change to the scenic quality of the area and will take up approximately

23ha of land. In addition, the planned BCP and preferred connection road will

create a distinct scar across the landscape and create sources of noise and air

pollution.

Natural Terrain Landslide Hazards – The hilly terrain in the southern and eastern

portions of the Planning Area (as indicated on Figure 4.58) are a potential source

of natural terrain landslides. Due consideration and study of natural terrain

hazards should be carried out for any developments along the toe natural terrain

hillsides.


The object of this specific plan is to protect the natural setting and cultural integrity of the

Planning Area and to promote sustainable agricultural activities. Provision has been made

for an extensive recreation area stretching across the north of the Planning Area to provide

low-intensity recreational uses to complement other nearby land uses. The Planning Area

also makes provision for the future Liantang/ Heung Yuen Wai BCP and connecting roads.


Final Report














Exempted House.

Land designated for village use would apply to all existing indigenous village of Heung Yuen

Wai, Ha Heung Yuen, Tsung Yuen Ha, Chuk Yuen, Kan Tau Wai and Tong Fong. Among

these villages, Heung Yuen Wai and Ha Heung Yuen do slightly encroach on the 250m

NENT landfill gas consultation zone. To address potential risks associated with the

consultation zone, the mitigation measures should be forwarded to the Lands Department in

considering future applications for small house grants within the consultation zone. These

provisions should also be implemented for any other structures within the consultation zone.

The potential landfill gas risks associated with developments within the consultation zone

should also be considered by relevant government authorities in considering

licensing/applications for column 1 uses where there is no planning control (e.g. eating

places, schools on ground floor of NTEH).




leases.






This area is intended to protect and retain the existing natural landscape, ecological or

topographical features of the area for conservation, educational and research purposes and

to separate sensitive natural environment such as Site of Special Scientific Interest or

Country Park from the adverse effects of development.

There is a general presumption against development in this zone. In general, only

developments that are needed to support the conservation of the existing natural landscape

or scenic quality of the area or are essential infrastructure projects with overriding public

interest may be permitted.

The conservation zoning is recommended for the FSW that is associated with the Heung

Yuen Wai Village. Environmental surveys under the SEA identified that some FSW had

greater environmental significance and require increased protection to protect the integrity

and ecological diversity of these areas. The surveys found that the Heung Yuen Wai FSW

had a high level of significance in terms of plant diversity and woodland integrity with

minimal human disturbance. This qualified the woodland for a greater level of protection

under this land use designation outside of the small portion which was included in the

village area defined by the Planning Department.


Final Report




The planning intention of the Green Belt area is to primarily define the limits of urban and




terrain.

The designation of Green Belt responds to the topography and includes prominent hilly

areas of the densely-vegetated Wong Mau Hang Shan, Pak Fu Shan and Tung Lo Hang.

Green belt areas also include permitted burial grounds within the Planning Area and the

Fung Shui Woodland (outside the designated village areas) associated with the villages of

Ha Heung Yuen, Tsung Yuen Ha, Chuk Yuen, Kan Tau Wai and Tong Fong.

An area of Green Belt is located to the north of Pak Fu Shan. It has been recommended to

contribute to the green concept within the Study Area, but can still provide supporting

recreational uses to the nearby recreation area. This area has limited vehicular access and

is isolated, but could still provided ancillary uses to the nearby recreational uses. This may

include riding trails or other uses where users


This area is intended primarily to retain and safeguard good quality agricultural


with good potential for rehabilitation for cultivation and other agricultural purposes. It is

generally recognized that the rehabilitation of agricultural lands for farming would be

effective in conserving the rural setting and the natural environment.

It is considered that the more traditional agricultural operations would be established in

these areas. This area is characterised by existing traditional farming tradition and two

vegetable depots. With abundant farmland available, irrigation facilities and other supportive

works can be undertaken by AFCD and other works departments to enhance the viability of

farming operations.

This agricultural area will predominantly provide for the broad-scale cultivation with possible

recreation and leisure uses (within the enhanced recreation areas) in closer proximity to the

villagers to create village-life or other complementary uses to the proposed tourism

provisions within the village zone.

There have been a number of stream systems that have greater environmental significance.

This includes the habitat mosaic around the stream system of Heung Yuen Wai/Tsung Yuen

Ha and the following provisions should be incorporated to provide appropriate protection:

No land / pond filling provisions adopted under the Remarks of the future Statutory

Plan

No further modification or channelization

No sewage discharge

Organic farming preferred/promoted in the catchment area

Preservation of an ecologically functioning riparian zone

strictly enforce the administrative measures restricting development of NTEH within

close proximity to natural watercourses within these catchments

Boundary Control Point – Area 23.19ha (5.44%)

An area has been designated for the future provision of the proposed LT/HYW BCP. The

planning intention should be to provide for all relevant cross border infrastructure and

associated facilities. The schedule of permissible uses should allow appropriate


Final Report



development to achieve this intention and any development provisions should be consistent

with the size and scale of the proposed facility under the respective planning study.

Recreation Area – Area 123.30ha (28.92%)

Pak Fu Shan

The 27.7ha area is located adjacent to the Border with Shenzhen and occupies the typically

abandoned agricultural land around Pak Fu Shan, north of the Tseung Yuen Ha, Ha Heung

Yuen and Heung Yuen Wai. It is located in close proximity to an area of Shenzhen that is

dominated by a mix of residential, industrial and infrastructure uses. It is occupied by a

number of temporary structures that are used for domestic and non-domestic purposes as

well as some limited open storage uses. This area was designated for recreational

purposes under the DDP as it:

has low environmental value

has low scenic value being predominantly north-facing towards Shenzhen with a

mixture of temporary structures

is in close proximity to the proposed pick up/ set down bays for public transport

vehicles and parking facilities for coaches and private cars to provide good public

access and can provide indirect economic benefits to the nearby villages

is adjacent to the proposed hiking/heritage trails and bicycle track as well as the

potential Country Park which can utilise the future facilities of the REC area

Ta Kwu Ling

The central portion of the site along Lin Ma Hang Road has extensive active and fallow

agricultural land and is occupied by a number of indigenous villages with heritage

significance. To enhance the opportunities for local villagers and landowners, a 95.6ha

area has been designated for recreational purposes. This provides more economic land

use opportunities to create visitor destinations that celebrate the heritage, village-life,

agricultural and recreational assets of this area.

The planning intention is for the areas to provide low-intensity recreational uses. The


/heritage/bicycle trails and the potential Country Park, while integrating with the provisions

of the Village and Agricultural zones to provide a holistic approach to the provision of low-

intensity tourism while preserving the natural and rural character. The targeted low-intensity

uses such as horse riding schools, dog boarding/training/recreation facilities, visitor centres,

local historical museums, adventure parks, organic farms, pick-your-own-crops, hobby-

farms, accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges),

rest-stops, BBQ areas, eating places and other uses that are primarily outdoor nature-based









The existing eight government, institutional and community facilities, including the Pak Fu

Shan MacIntosh Fort, Pak Fu Shan operation base, Ta Kwu Ling Police Station, Ta Kwu

Ling Fire Station, would remain designated as G/IC uses.


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The area is mainly served by Lin Ma Hang Road and Ping Che Road which are the major

corridors with local villages. Lin Ma Hang Road is a single track road and it is anticipated

that the development traffic would initiate capacity problem of the single track road.

Improvement works should therefore be required to provide single-2 configuration along the

whole section of roads. On the other hand, it is anticipated that there would be no adverse

performance at the key junction at Lin Ma Hang Road.

It is anticipated that the widening works of Lin Ma Hang Road (section between Ping Che

Road and Pak Fu Shan) could be completed under the Liantang/ Heung Yuen Wai BCP

project. However, in case the widening works of the another section of Lin Ma Hang Road

(section between Pak Fu Shan and Wang Lek) could not complete on time, interim traffic

management scheme should be implemented to avoid congestion at the single track section.

It is proposed to release that section of Lin Ma Hang Road for people‟s access but not for

vehicles. Only vehicles with permit, such as the private vehicles from the local villages and

dedicated public transport services, could be authorised to run on the road. Moreover, the

allowed vehicles should be limited to 7m or below to enhance traffic operation safety.

The existing Ping Che Road for section near Lin Ma Hang Road is in single-2 configuration

and there should be no capacity problem arisen from the traffic generated in the Closed

Area. However, any improvement proposal on the full section of Ping Che Road should be

subject to the ongoing NDA Study.

Apart from the rural roads, minor improvement works is also proposed to the local access

road of Ha Heung Yuen and the proposed relocation site of Chuk Yuen (due to the

construction of Liantang / Heung Yuen Wai BCP). The access road to Ha Heung Yuen is a

single track road without passing bays, it is hence recommended to provide passing bays as

a safer traffic facility. However, it is not a critical improvement and therefore it is subject to

the determination of the maintenance agent on the implementation schedule and need.

The access road to the future possible relocation of Chuk Yuen is also a single track road

without passing bays. Similar improvement works is proposed but it is subject to the

relocation schedule. The road improvement layout for rural roads and village access roads

are shown in Figure 6.2.1.





covered by statutory plans in accordance with the provisions under the Town Planning

Ordinance.



include:

Recreation Area












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The explanatory statement for the Pak Fu Shan Area should also identify the existence of

the operational helipad at the Pak Fu Shan operational base for initial land use

considerations and require the submission of an environmental report addressing noise

issues.










Village Accommodation




leases.

To further promote short-term accommodation, it is recommended to include the definition of

“Holiday Flat” into the “Definition of Terms” and include under column 2 of the zoning



Hiking/Heritage Trail and Cycle Track










A section of cycle track is proposed from Ping Che to Lin Ma Hang to improve connectivity

in the eastern portion of the area that will be excised from the FCA. The connectivity to the

surrounding areas and implementation of the proposed cycle track is largely hinged on the

new development areas to the south of the track. During the detail design and

implementation stage, consideration should be given to continuing and connecting to the

cycle track network and associated facilities during the planning and related engineering

studies in the new development areas (i.e. Ping Che/Ta Kwu Ling NDA) of the New

Territories North and the planned provision of a comprehensive cycle tracks network in New

Territories.

Road Improvement and Phasing

Widening works is proposed at Lin Ma Hang Road for upgrading to single-2 lanes. The Lin

Ma Hang Road (section between Ping Che Road and Pak Fu Shan) will be widened under

the Liantang/ Heung Yuen Wai BCP project. Traffic management measures (access by

vehicles with permit and dedicated public transport only) should be implemented at the


Final Report



section of Lin Ma Hang Road between Pak Fu Shan and Wang Lek if its widening works

could not be completed on time.

Minor improvement works (construction of passing bays) is also proposed to the local

access road of Ha Heung Yuen and the proposed relocation site of Chuk Yuen (due to the

construction of Liantang / Heung Yuen Wai BCP). However, it is not a critical improvement

and therefore it is subject to the planning of the maintenance agent and the construction

schedule of the relocated Chuk Yuen village.




Gateways

Ping Che Road will be maintained as the primary physical gateway into the RDP4 for

visitors. The control point will be removed and replaced with a gateway entrance statement

(i.e. structural/landscape) signifying the former boundary line of the Former Closed Area.


The village areas of Tong Fong, Tsung Yuen Ha, Ha Heung Yuen and Heung Yuen Wai

have been designated as heritage tourism activity nodes within the area and will be linked

by a proposed Heritage Trail. Two recreation nodes are proposed providing low intensity

recreational uses in the area that integrate with the agricultural and village planning

intentions to create a holistic approach to providing economic activity in the area. The

proposed Heung Yuen Wai Boundary Control Point will also form a future activity/focal point

within the RDP4.

Landmarks

The MacIntosh Fort (a Grade 2 Historic Building) at Pak Fu Shan as well as the Ta Kwu

Ling Police Station (a Grade 3 Historic Building) will be preserved and will be the primary

built visual landmarks, within the RDP4.


Development intensity and height profiles within the area will be within the confines and

building heights of the existing village areas of Kan Tau Wai, Tong Fong, Tsung Yuen Ma,

Ha Heung Yuen and Heung Yuen Wai. Low intensity recreational uses have been proposed,

however due to their low-scale and use, development intensity and height profiles be

minimised with ancillary residential development only permitted at a plot ratio of 0.2 and

maximum building height of 6m. The proposed Heung Yuen Wai Border Control Point will

increase the development intensity on the northern boundary. It is also noted however, that

the area outside of the RDP4 directly to the south-west that includes the Ta Kwu Ling NDA

has been proposed as Strategic Development Area in the future. This will in turn affect and

increase the development intensity and height profile of areas directly adjacent.


A visual corridor will be preserved along the alignment of Ping Che Road between Ta Kwu

Ling and Luohu on the western boundary of the RDP, while the MacIntosh Fort at Pak Fu

Shan will remain as the primary vantage viewing point within the RDP5.

Character Areas

Due to the existing hilly terrain within the RDP4 and in particular the areas of Heung Yuen

Wai, pockets of Green Belts have been preserved to provide the area with a green visual

back drop as well as an important recreational resource for hiking. It is also proposed that

the traditional rural village character areas of Kan Tau Wai, Tong Fong, Tsung Yuen Ma, Ha

Heung Yuen and Heung Yuen Wai be preserved and enhanced for heritage tourism

purposes. Existing Fung Shui Woods adjacent the villages of Kam Tau Wai, Tsung Yuen Ha


Final Report



and Heung Yuen Wai have been preserved. The fallow agricultural land around the villages

has been proposed for agricultural and recreational purposes (including sustainable farming,

agri-tourism, eco-tourism etc). These uses can protect the traditional rural village setting

and provide leisure and tourism activities that can complement activities within the village

and the proposed heritage trail. The recreation areas are intended to integrate with other

recreation facilities such as the hiking /heritage/bicycle trails, while integrating with the

provisions of the Village and Agricultural zones to provide a holistic approach to the

provision of low-intensity tourism while preserving the natural and rural character. The

targeted low-intensity uses such as horse riding schools, dog boarding/training/recreation

facilities, visitor centres, local historical museums, adventure parks, organic farms, pick-

your-own-crops, hobby-farms, accommodation (Camping grounds, farm-stays, B&B,

Guesthouses, eco-lodges) , rest-stops, BBQ areas, eating places and other uses that are

primarily outdoor nature-based activities will allow the common land-owner to become

actively involved in attracting visitors to the area and stimulating the local economy.


No Special Design Areas are designated within the RDP4.

Pedestrian Networks

The primary pedestrian networks to and within the RDP4 will consist of a Cycle Track which

will follow Lin Ma Hang Road, and will finish at the village of Lin Ma Hang (within RDP5) to

the east. A Heritage Trail is also proposed linking areas to the west with the villages of Kan

Tau Wai and Tong Fong. Another Heritage Trail will link the villages of Tsung Yuen Ma, Ha

Heung Yuen and Heung Yeung Wai, with the village area of Lin Ma Hang located within

RDP5 to the east. The remaining pedestrian networks consist of proposed Hiking Trails

within and around the potential Country Park. The proposed Hiking Trails will also form an

important pedestrian link with the potential Country Parks and Green Belt areas with Starling

Inlet.

Linkages

Ping Che Road will provide the primary vehicular access into the area, while Lin Ma Hang

Road will provide the primary vehicular linkage within the RDP4 itself. The proposed future

Heung Yuen Wai BCP and connecting roads will dissect the RDP4 and will act as the

primary linkage between HKSAR and Shenzhen within this area.


The Planning Area is characterized by two distinct topographical features - the hilly areas of

Wong Mau Hang Shan, Pak Fa Shan and Tung Lo Hang, and the good quality low-lying

agricultural plain in the western and central portions. The designation of the hilly areas as

Green belt will preserve these key visual feature as backdrop to the rural plan. Designation

of the plain for agricultural and low-intensity recreational purposes will protect the traditional

setting of the surrounding villages while also generating opportunities for integrated tourism

activities (e.g. farm-stays, leisure farming, camping grounds, eco-lodge etc). It is also

intended that these areas would provide integrated cultivation uses to address the growing

demand for organic and sustainable produce in Hong Kong. It is intended to preserve the

concentration of secondary woodland within the Pak Fu Shan recreational area where

possible to retain the rural character. Planning provisions to have a no-net-loss in

secondary woodland are proposed.

The proposed hiking trail and proposed cycle track span across the entire planning area

along Ling Ma Hang Road. They provide access to the high points at Wong Mau Hang Shan

and Pak Fa Shan, and as such allow for scenic panoramic views from the peaks for hikers

and cyclists. The proposed heritage trail provides access to heritage features in the

Planning Area, inter alia, the indigenous village of Tsung Yuen Ha, Heung Yuen Wai, Ha

Heung Yuen and their Fung Shui features, as well as the MacIntosh Fort (Pak Fu Shan).


Final Report



Landscape improvement works are promoted to reduce the visual impact of the connecting

road associated with the proposed Liantang / Heung Yuen Wai BCP subject to further

investigation under the Investigation and Preliminary Design (I&PD) Study for the BCP.

Extensive landscaping under elevated roadways is expected to minimize visual impact of

the structure subject to detailed design for the roadway.


This area contains a mosaic of grassland, fung shui woodland, abandoned and active

agriculture almost unique in Hong Kong, while at Heung Yuen Wai is present an unpolluted,

unmodified stream system that is of importance to a diverse riparian flora and fauna. Zoning

as AGR will provide some protection of the ecological function of these areas, especially if

the result is an organic farming regime that minimises pollutant run-off into streams.

The extensive areas of Green Belt will protect the floristic value of existing grassland,

shrubland and woodland areas, including the fung shui woodland at Kan Tau Wai and

Tsung Yuen Ha, as well the upland grassland bird communities present in hilly areas. More

ecologically valuable fung shui woodland at Heung Yuen Wai will be afforded a higher

degree of protection, and zoned as Conservation Area. (Figure 4.64 refers)

The Planning Area RDP4 has a scattered series of heritage features within existing villages.

Tsung Yuen Ha and Heung Yuen Wai are characterized by traditional village setting with

Fung Shui woodland. They are a good example of a traditional cultural village within the

Study Area. Village zoning will provide a level of administrative protection to heritage in

these communities.

A Grade 2 Historic Building is located north of Heung Yuen Wai, which is the Maclntosh Fort

at Pak Fu Shan. Another graded building is located at Ping Che Road in the south-western

portion within the Plan which is the Ta Kwu Ling Police Station (Grade 3).. All these cultural

assets are good resources for adaptive tourism uses and are linked by the proposed Hiking

Trail.

The heritage features in RDP4 will receive further safeguarding as an indirect result of the

planned heritage trail in terms of sympathetic conservation and development and raised

levels of community awareness.

Tong Fong, Tsung Yuen Ha and area close to Pak Fu Shan are identified with some

archaeological potential. The archaeological potential in much of the rest of the area may be

high due to long and continuous occupation and the lack of disturbance. It is important to

protect archaeological heritage through appropriate land use controls.









A number of historic villages including Kan Tau Wai, Tong Fong, Tsung Yuen Ha, Heung

Yuen Wai and Ha Heung Wai are scattered in the area. They are rich of cultural heritage

resources and are linked up by the proposed heritage trail to promote heritage tourism.

Areas of farmland around the existing villages are suitable for more traditional agricultural

operations for production and will preserve the rural village setting. The extensive

agricultural land around Ta Kwu Ling has been enhanced through the designation of

increased recreational areas with potential to provide leisure and recreational opportunities.

These facilities can contribute to increased tourism activity in the villages as


Final Report



tourism/heritage nodes. Villagers can harness this activity by providing supporting uses

such as shops, cafes and accommodation without affecting the heritage value of the village

which also forms an attraction point.

There is an entrance/exit point at Ping Che for the proposed hiking trail and bicycle track.

The hiking trail runs along Lin Ma Hang Road from Ta Kwu Ling to Lin Ma Hang in parallel

with the bicycle track. The MacIntosh Fort at Pak Fu Shan can provide dramatic views to

highly urbanized Shenzhen and the rural villages in Ta Kwu Ling.

In addition, extensive recreational areas that provide uses such as horse riding schools,

camping grounds or other recreation outdoor-orientated facilities will work in parallel to the

village and agriculture land use provisions to promote an extensive agri-tourism and eco-

tourism area that supports the local economy. The recreation areas include provisions for

overnight accommodation which will in-turn increase economic activity. The recreation

areas are intended to integrate with other recreation facilities such as the hiking






farms, accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges) ,












322 ha. It is bounded by the hilly area of Robin‟s Nest in the east, the predominantly vacant

area of Wo Keng Shan which provides a connection to Pat Sin Leng Country Park in the

south, the NENT Landfill in the west and the urbanized area of Shenzhen in the north.

Figure 4.66 and 4.67 provide a location plan and aerial photo plan respectively.

4.8.1.2 Description



such as the existing and revised Closed Area boundary, Tertiary Planning Unit and

surrounding approved Outline Zoning Plans (OZP). The northern boundary is delineated by

the revised FCA Boundary which runs roughly parallel with the HKSAR boundary. The

southern boundary is delineated by the northern boundary of the adopted Wo Keng Shan

OZP which is south of the existing Closed Area boundary. The eastern boundary is

delineated by eastern extent of San Kwai Tin stretching south using topographical features.

The western boundary was delineated by the existing Tertiary Planning Unit (TPU)

boundary and has been set in terms of the topographical features.

The existing traditional village of Lin Ma Hang is located centrally within the plan. The

abandoned Village of San Kwai Tin is located in the northeastern portion of the Plan.


Final Report




Lin Ma Hang is located centrally in the Planning Area on low land. The rest of the Planning

Area is hilly terrain dominated by secondary woodland/shrubland and upland grassland as

shown in the Habitat Map in Figure 4.68. The hilly terrain extends south-eastward and

intersects with the ecologically sensitive area of Robin‟s Nest at the eastern portion of the

Planning Area. On the north side of the Planning Area is a concentration of permitted burial

grounds. Shenzhen is across the northern boundary of this Planning Area through a valley-

like landform.

Lin Ma Hang village provides the only human features within the Planning Area with Fung

Shui Woods lying to the immediate north-east of the village.


In this Planning Area, majority of the heritage features are located in the middle portion as

shown in Figure 4.69. Lin Ma Hang village is characterised by a traditional village setting

with Fung Shui woodland and pond. The resources within the village itself are a good

example of a traditional cultural village within the Study Area. As well, there is a Declared

Monument located south of Lin Ma Hang which is the Former Residence of Ip Ting-sz. In

addition to the Declared Monument, the Kong Shan MacIntosh Fort is an existing graded

historic building within the Planning Area, as is the Ip Ancestral Hall at Lin Ma Hang (Grade

3). There are also two other proposed graded historic buildings, all in or near Lin Ma Hang

(the Koon Ancestral Hall and the Old Bridge; both proposed to become Grade 3 Historic

Buildings). The Tong To Shan Archaeological Site is located at the southwestern portion of

the Planning Area.





Two existing SSSI are located within the Planning Area. Lin Ma Hang Lead Mines, located

a short distance to the east of Lin Ma Hang, was declared a SSSI owing to the large bat

roost present. Lin Ma Hang stream, immediately adjacent to the village of the same name,

was declared an SSSI in July 2007 on the basis of the extremely diverse lowland fish

community present in the stream, including the largest natural population of the rare

Chinese Rasbora in HK, as well as the only confirmed location of Spiny Eel in Hong Kong.

Both SSSI maintain their scientific value and their listing will be retained.

The areas to the east of Pak Fu Shan are mainly with hilly/ mountainous terrain. The area

is rural in character with low rise village type developments in Lin Ma Hang. Industrial

premises are not identified. Two helipads are located in this planning area. The background

noise environment is generally tranquil. In addition, Shenzhen River to the north will

potentially cause odour problem to the Planning Area.

The shrubland and forest areas from Lin Ma Hang to Pak Kung Au are of high ecological

value due to rich plant diversity and ecological linkage with adjacent areas of Guangdong.

The NENT Landfill and its extension area are located to the south-west of the Planning Area

and are outside the Study Area. Notwithstanding, part of the 250m landfill gas consultation

zone for the landfill site extends into the south-western portions of the Study Area.


Final Report




According to the 2006 Population By-Census5, the population of the Area was about 80. The

population is concentrated within and around Lin Ma Hang. San Kwai Tin which is located

in the northeast of the Plan is currently unoccupied.



4,150. The substantial population increase is reflective of the anticipated return of villagers

after the opening of the Closed Area.




or Hong Kong as a whole. This is reflective of the movement of younger generations out to

seek economic opportunities.

No significant economic activities exist within the planning area since the only village areas

are located within the Closed Area with restricted access. Residents would need to travel

outside the Closed Area to access employment.


within the Planning Area. The provision of leisure and recreational opportunities (hiking,

bicycle track, birdwatching) will attract visitors to the area which can rely on the








predominantly located in the agriculture and flat land area around Lin Ma Hang. The rest of

the land is hilly terrain and is under public ownership and accommodates approximately

86% of the Planning Area.


Other than the existing village of Lin Ma Hang and some small areas of active agriculture

adjacent to the village in the lower-lying portions, the Planning Area is predominantly hilly

terrain which is vacant and heavily vegetated. The NENT Landfill and NENT Landfill

Extension are located to the south and southwest, just outside of the Planning Area. The

250m consultation zone of the NENT Landfill and its Extension extends within the southern

portion of the Planning Area that is predominantly hilly landscaped area. Three permitted

burial grounds takes up another significant portion of the Planning Area; they are located in

the north-western, middle, and north-eastern portion as illustrated in the land use plan

(Figure 4.71).

In total there are 2 existing GIC facilities within the Planning Area and all existing and

suggested GIC facilities are shown in Figure 4.72. A disused school - King Sau Public

School is located in the northeastern section of the existing Lin Ma Hang village.

The village of San Kwai Tin is located in the north eastern section of the Planning Area,

however this has been unoccupied for some time. A small number of abandoned structures

exist within the village area.



Final Report




There are no existing OZPs that apply to the Planning Area. The approved Wo Keng Shan

OZP (S/NE-WKS/8) is adjacent to the southern boundary of the Planning Area. Land

immediately adjacent to the Planning Area is predominantly zoned Green Belt (hilly area)

under the Wo Keng Shan OZP except the NENT landfill which is zoned Other Specified

Uses (OU) - Landfill. Moreover, the area at the north-eastern part of the Wo Keng Shan

OZP and to the south of NENT Landfill is in the process to rezoned to Other Specified Uses

(OU) - Landfill under the NENT Landfill Extension project. A plan identifying the zoning

structure adjoining the Planning Area is provided in Figure 4.73.


i. Opportunities:

Please refer to the Opportunities and Constraints plan in Figure 4.74.

Environmental – the environmental value of the area creates an opportunity to

preserve high quality landscapes that contribute to the character and setting the

area. The hilly landscaped area in the eastern portion of the Plan extends to Sha

Tau Kok and has environmental linkages with Pat Sin Ling Country Park. Two

SSSI exist within the planning area which further enhances the environmental

value of this location.

Tourism – The visual setting of Lin Ma Hang and traditional village layout provide

an attractive destination for visitors. Lin Ma Hang is also close to many key

features of the Study Area such as Robin‟s Nest and is accessible via the

proposed hiking trail.

Heritage Value – The area possesses a high concentration of heritage resources

in a traditional village setting. Lin Ma Hang includes the Residence of Ip Ting-sz

(Declared Monument), Ip Ancestral Hall (Grade 3 Historic Building), Koon

Ancestral Hall (proposed Grade 3 Historic Building), Lau Ancestral Halls (2),

Kwan Tai Temple, Kwun Yam Temple, entrance gates (3), an old stone bridge (a

proposed Grade 3 Historic Building), fung shui pond and fung shui hill. Only the

Declared Monument will have Statutory protection. This will, however, enhance

the need for careful planning to ensure all heritage features are protected

appropriately.

Visual setting – Lin Ma Hang is located in a valley like setting with surrounding

hilly landscaped areas that create a green backdrop to the village. It creates an

attractive atmosphere that can be celebrated to facilitate appropriate tourism

activity.

ii. Constraints

Heritage Protection - Protection of the village setting and surrounding natural and

environmental features will limit any significant variation to the existing land use

pattern. In this regard, constraining the land to protect and enhance the status

quo is necessary.

SSSI – The Lin Ma Hang Stream traverses through the village of Lin Ma Hang.

Lin Ma Hang Stream is one of the lowland streams recognized as having high

ecological value, primarily due to the very high diversity of primary freshwater fish.

A total of 16 species has been recorded and 14 of them are native species which

represent nearly 50 percent of the native primary freshwater fish in Hong Kong.

This stream also supports a number of rare freshwater fish species, including

Rasbora steineri, Rasborinus lineatus and Mastacembelus armatus. The Lin Ma

Hang Lead Mines SSSI is an undisturbed resting ground for bats and have

become one of the most important but colonies hosing over 2,000 bats.


Final Report



Terrain/Geotechnical – much of the hilly terrain located in the eastern portion of

the Planning Area has a history of landslides and instability. Any utilization of this

land for development or cultivation purposes should be avoided. In addition, it

contributes significantly to the scenic setting of the area and should be retained.

Access – Lin Ma Hang can only be accessed by a single lane two-way access

along Lin Ma Hang Road. Initial traffic management measures suggested that the

closed-road restrictions be maintained in this portion of the Study Area which

would limit vehicular access for general visitors to public transport.

Environment – South-western parts of the Planning Area fall within the 250m LFG

Consultation Zone of the NENT Landfill and its Extension and proposed

developments within the LFG Consultation Zone will potentially subject to LFG

hazard. Landfill gas hazard assessment will be required for developments falling

within the landfill gas consultation zone. Landfill Gas Consultation Zone.

Besides, there are different environmental pollution sources. Shenzhen River will

possibly generate odour problem. Helipads will likely result in noise impacts.

Potential increase in future road traffic will likely give rise to adverse air and noise

quality impacts.









developments.



existing services.

Water Quality – there is no reticulated sewer system for Lin Ma Hang and the

surrounding village relies on soak away pits to manage effluent. This could affect

the water quality of Lin Ma Hang stream.

Burial Grounds – Any development that will adversely affect permitted burial



The object of this specific plan is to protect the natural setting, environmental diversity and

cultural integrity of the Planning Area. The land use pattern and surrounding facilities

should also promote Lin Ma Hang as a key tourism node.












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Exempted House.

The general village designation will be applied to the unoccupied village of San Kwai Tin.

This will recognise the indigenous status of the village. Re-establishment of the village

would be subject to the provisions for village type development.

The village designation for Lin Ma Hang flanks the eastern side of the Lin Ma Hang SSSI.

Appropriate administrative controls should be enforced to protect the SSSI while the ETWB

Technical Circular (Works) No. 5/2005 should be used to protect the SSSI. This provision

should be explained to the local villagers to ensure there is transparency and understanding

in the NTEH process.

Lin Ma Hang Village has also been identified heritage value and tourism potential. Initial

concepts to support tourism and promote cultural heritage protection have been the

adaptive re-use of exempted territories houses within villages for the provision of small-

scale tourism (i.e. bed and breakfast or guesthouse accommodation). It includes the only

Declared Monument in the Study Area: Residence of Ip Ting-sz. For any proposal affecting

the Declared Monuments or Graded Buildings in the respective zones, comments from

AMO should be sought. Lin Ma Hang could become a base for day or overnight hiking

groups. This would activate the local economy and encourage the retention, protection and

maintenance of heritage features as an attraction for visitors. Increased measures to

facilitate greater access would be required. In essence, a public transport interchange is

proposed at the gateway section of Lin Ma Hang Road on the northwest portion of the

Planning Area to enhance accessibility.




leases.






This zoning is intended to protect and retain the existing natural landscape, ecological or








The conservation zoning is recommended for the FSW that is associated with the Lin Ma

Hang Village. Environmental surveys under the SEA identified that some FSW had greater

environmental significance and require increased protection to protect the integrity and

ecological diversity of these areas. The surveys found that the Lin Ma Hang FSW had a

high level of significance in terms of plant diversity and woodland integrity with minimal

human disturbance. This qualified the woodland for a greater level of protection under this

designation where it has not been included in the village mapping completed by the

Planning department.


Final Report




The planning intention of the Green Belt zone is to primarily define the limits of urban and




terrain.

Vast mountainous terrain of undisturbed secondary woodland between Lin Ma Hang and

Sha Tau Kok occupies the eastern portion of this Planning Area and is proposed as a

potential Country Park. It covers much of the northern slopes of the Robin‟s Nest up to the

Lin Ma Hang Lead Mines SSSI.

The provisions for Green Belt have been provided as a buffer between the potential Country

Park and two villages within the Planning Area. It also applies to the hilly terrain which

forms the valley occupied by Lin Ma Hang Village linking the potential Country Park with

Wong Mau Hang Shen. This area includes permitted burial grounds, shrubland or

secondary woodland and also the Tong To Shan Archaeological Site. Appropriate

provisions should be provided within the statutory explanatory statement to ensure that the

AMO is made aware of any development that may affect the Archaeological Site.

Country Park – Area 134.04ha (41.59%)

The intention of the potential country park zoning is to identify areas with features of

recreation, education, special biological, geological or historical interest or the presence of

representative habitats of the territory have high conservation value, thus deserving special

care and protection. A Country Park is designated under the Country Parks Ordinance

(Cap. 208). All uses and developments require consent from the Country and Marine Parks

Authority and approval from the Town Planning Board is not required.

There are areas of specific environmental importance within the proposed park where

access should be restricted such as the Lin Ma Hang Lead Mines. Public access to the

mines should be discouraged so that the ecological and scientific integrity is not

compromised from human disturbance. Appropriate management practices should be

adopted by AFCD who will implement and manage the park to discourage access to these

sensitive areas.

The exact delineation of the zone is still subject to continuing refinement with appropriate

government agencies. Upon finalisation of the boundary, designation of the potential

Country Park should be followed by the procedures set out under the Country Parks

Ordinance (Cap. 208).

Site of Special Scientific Interest (SSSI) – Area 0.41ha (0.13%)

The planning intention of this zone is to conserve and protect the features of special

scientific interest such as rare or particular species of fauna and flora and their habitats,

corals, woodlands, marshes or areas of geological, ecological or botanical/biological interest

which are designated as Site of Special Scientific Interest (SSSI). It intends to deter human

activities or developments within the SSSI.

There is a general presumption against development in this zone. No developments are

permitted unless they are needed to support the conservation of the features of special

scientific interest in the SSSI, to maintain and protect the existing character of the SSSI, or

for educational and research purposes.

The existing SSSI designation should be reflected by designating the SSSI zoning for the

existing stream. This will ensure that appropriate protection is in place and that the

environmental importance of the stream is recognised. Buffer area on both sides of the Lin

Ma Hang Stream SSSI was recommended to strengthen its protection. However, it is noted

that local residents considered that villages, private lands and lands reserved for small


Final Report



houses should not be included in conservation zonings due to property rights. The potential

buffer is predominantly located within private lots and that the existing landuse adjacent to

some sections of Lin Ma Hang Stream SSSI includes village houses and agricultural

activities. In this regard, the Study has reviewed the existing mechanisms that protect the

stream.

Administrative measures exist that provide protection for natural streams from NTEH

development, while the provisions of the existing agricultural leases allow agricultural uses

to operate without any approval, however any associated structures do require approval

under the lease. According to ETWB Technical Circular (Works) No. 5/2005, for

development which might affect natural stream / rivers, the approving authorities (LandsD

on land exchange / NTEH, PlanD on planning applications, BD on an drainage / site

formation work. EPD on pollutions control) should consult relevant departments such as

AFCD. Considering the existence of the SSSI under the existing circumstances, the

provision of a buffer is a key mechanism to ensuring that water quality, water flow and the

riparian habitat is protected for the SSSI. However, taking into consideration of the

prevailing administrative measures that protect natural streams, an appropriate land use

zoning could be considered when statutory town plans were prepared for the area in future.

While the implementation of the buffer will be considered during the preparation of statutory

plans, the Lands Department should strictly apply the existing administrative controls. In

addition, as a further administrative control, the Lands Department could also refer any

future application for a NTEH within a distance of 20m of Lin Ma Hang stream to

AFCD/PlanD (as recommended by SEA Final Report) to ensure that all relevant

Departments have adequate opportunity to review and comment on the application. These

administrative processes should also be disclosed to the public to ensure that local

landowners and villagers are aware of the importance of the stream and the existing

mechanisms to preserve it.

To ensure appropriate protection of the stream, all development (where practical) should be

connected to the future reticulated sewer system to mitigate adverse impacts. The provision

of reticulated sewerage services and any drainage upgrades for Lin Ma Hang stream should

be prioritised. This will maximise the protection of the stream from any adverse discharges

from existing village activities. The provision of interpretive signage and waste receptacles

around the stream should also be expedited to ensure that existing residents and

particularly, new visitors, are aware of the ecological value of the stream.


The intention for this area is primarily to retain and safeguard good quality agricultural


with good potential for rehabilitation for cultivation and other agricultural purposes. It is

generally recognised that the rehabilitation of agricultural lands for farming would be

effective in conserving the rural setting and the natural environment.

Three areas are proposed for agriculture. The first one is a small piece of flat land

encompassed by hilly areas to the north and west of Lin Ma Hang. The second area is

located between Lin Ma Hang and the HKSAR boundary adjacent to the proposed public

transport terminus. Considering that these areas are flat and uncultivated, use of the site for

agricultural purposes is considered appropriate. These areas may be used to provide

traditional cropping, pick-your-own crop or family friendly farming that could complement

uses within the village (cafes, traditional cooking classes, markets etc).

The third area is a larger area to the west and south of Lin Ma Hang. It is predominantly

flatter land that encompasses Lin Ma Hang Village. The land is vacant with extensive

vegetation and is mostly in private ownership with limited access or services due to its

relative isolation. It is important that this area continues to provide a buffer to the traditional

setting of Lin Ma Hang. As such the designation of these areas as “agriculture” would


Final Report



protect the integrity and setting of the village. It could also provide some opportunities for

low-scale sustainable agriculture that complements the tourism focus of Lin Ma Hang.

Feature for low-intensity agricultural uses could be provided on surrounding land.

This agricultural zone is located adjacent to the Lin Ma Hang Stream which is

recommended to be zoned as a SSSI. Any development within the zone that is adjacent to

the Lin Ma hang stream should consider any possible implications for the ecological integrity

of the SSSI. The SEA also identified restrictions for agricultural operations within this zone

to maximise protection of the stream. This included:


Plan

No further modification or channelisation

No sewage discharge











Two existing GIC facilities are located within the Planning Area. It is intended that the

graded Kong Shan McIntosh Fort may be subject to alternative uses to support the

proposed hiking trail. Alternative uses could include a lookout or amenities associated with

resting area, however this would be subject to future negotiations with the HKPF upon

release of the FCA. The disused King Sau Public School will be maintained for G/IC use.

Given the well-preserved traditional Hakka village setting and the strong community nature

within Lin Ma Hang village, a possible option for King Sau Public School is the setting up of

an exhibition centre/historic museum to help demonstrate the traditional living style of Hakka

villagers. The centre would celebrate village life and could include a camp site for overnight

accommodation, focus on traditional village lifestyle, cooking traditional cuisine, appreciation

of traditional architectural features and Fung Shui setting etc. In addition, the area has a

connection with the War of Resistance Against Japan during the Second World War. An

integrated historic museum could commemorate the patriotic history of the Village to resist

foreign enemies during the Second World War. It could also display the mining history of the

Lin Ma Hang Lead Mine, supported by guided tours of the village.

Road – Area 0.46ha (0.14%)

A small area of land has been designated as a road to accommodate the provision of a

Public Transport Terminus. This will provide public transport access to key activity node in

the Study Area which serves as a gateway to the potential Country Park and the traditional

village of Lin Ma Hang.


The area is mainly served by Lin Ma Hang Road which is the major corridors with local

villages. Lin Ma Hang Road is a single track road and it is anticipated that the development

traffic would initiate capacity problem of the single track road. Improvement works should

therefore be required to provide single-2 configuration along this section of the road. In

addition, taking into consideration of the local demand for village access without the Closed


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Area Permit, a dedicated access road should be provided for the Lin Ma Hang villagers for

their free access to Lin Ma Hang Village as this section of Lin Ma Hang Road leading to Lin

Ma Hang Village will be within the future Closed Area.. The road improvement layout is

shown in Figure 6.2.1. Interim traffic management scheme would be implemented if the

widening works could not be completed on time. It is proposed to release this section of Lin

Ma Hang Road for people‟s access but not for vehicles. Only vehicles with permit, such as

the private vehicles from the local villages and dedicated public transport services, could be

authorised to run on the road. Moreover, the allowed vehicles should be limited to 7m or

below to enhance traffic operation safety. In addition, the proposed pick up/ set down bays

for public transport vehicles and parking facilities for coaches and private cars near Wang

Lek should be operating after the widening of this section of Lin Ma Hang Road.

The section of Lin Ma Hang Road from its junction with the new section of Boundary Patrol

Road to the east until Sha Tau Kok will remain within the reduced Closed Area. Only those

with valid Closed Area Permit or Closed Road Permit would be allowed to access the

Closed Area.

It is possible to provide Bus/ GMB terminus with public car parking facilities at the cul-de-

sac with U-turning facilities in Lin Ma Hang Road at the check-point. This will serve an

access to the Country Park for visitors arrived by public transports or cars from the west.









over the Planning Area include.

LMH Buffer

The existing SSSI designation of Lin Ma Hang stream should also be recognised through

the planning framework to ensure that it is adequately protected. In this regard, application

of a SSSI zone will ensure that appropriate protection can be afforded to the function and

operation of the stream and will strengthen the existing SSSI designation (non-statutory) by

AFCD. However, taking into consideration of the private land ownership and the existing

land conditions adjacent to the stream and the prevailing administrative measures that can

protect natural stream, an “Agricultural” (western flank) and “Village Type Development”

(eastern flank) designation is proposed adjacent to the stream.

In terms of future NTEH in the Village designation, Lands Department should strictly apply

the existing administrative controls. According to ETWB Technical Circular (Works)

No.5/2005, for development which might affect natural stream/rivers, the approving

authorities (LandsD on land exchange/NTEH, PlanD on planning applications, BD on

drainage/site formation work, EPD on pollution control) should consult relevant departments

such as AFCD. Moreover, as a further administrative control, the Lands Department could

also refer any future application for a NTEH within a distance of 20m of Lin Ma Hang stream

to AFCD/PlanD (as recommended by Chapter 7 of the Final Report) to ensure that all

relevant Departments have adequate opportunity to review and comment on the application.

These provisions should be explained to the local villagers to ensure there is transparency

and understanding in the NTEH process.

Taking into account the prevailing local objections against any proposal for conservation

zonings on private land and public views from the community engagement activities, the

existing administrative measures are considered as one way to protect the river.


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Nevertheless, a 20m SSSI zoning buffer could be further considered as another option to

protect the stream. It is recommended that the relevant government departments (e.g.

PlanD and AFCD) could consider this in more details when preparing the detailed statutory

town plans.

The provision of reticulated sewerage services and any drainage upgrades for Lin Ma Hang

stream should be prioritised and all development (where practical) should be connected to

the future reticulated sewer system to mitigate adverse impacts. This will maximise the

protection of the stream from any adverse discharges from existing or future village

activities.

In terms of the agricultural land flanking the western side of the stream, the following

measures should be adopted to minimise adverse water quality and changes in the land

formation and drainage in the adjacent areas:


Plan

No further modification or channelisation

No sewage discharge



Strictly enforce the administrative measures restricting development of NTEH within

close proximity to natural watercourses (i.e. NTEH are column 2 development under

the typical Agriculture zone in Hong Kong)

In addition, the Government can also raise public awareness about the ecological

importance of the Lin Ma Hang stream in order to protect it. The local villagers of Lin Ma

Hang have already expressed their intention to preserve the stream as a key element of the

local village setting. Appropriate measures should be put in place to educate locals and

visitors about the environmental significance of the stream. Notices should be placed in

relevant government documentation and signage should be put in place to ensure visitors

are more sensitive when visiting this sensitive area. Appropriate waste receptacles and

public toilets should also be provided to ensure there is adequate access to these types of

facilities.

The above measures are considered appropriate in the current context to provide protection

from the stream, while protecting private land rights and the historic village setting that could

contribute to the establishment of Lin Ma Hang as a tourist destination.

Nevertheless, taking into consideration of the prevailing administrative measures that

protect natural streams, an appropriate land use zoning could be further considered by DPO

when statutory town plans were prepared for the area in future.

Village (SSSI and Accommodation)

The Area designated for village type development is located adjacent to the existing Lin Ma

Hang Stream (SSSI). To ensure that full consideration of the ecological implications of new

development, applications for NTEH should be referred to the AFCD for consideration under

Section (I)(D)(e) under “How to Apply for a Small House Grant” publication (LandsD June

2001). This will further enhance protection measures for the stream.




leases.


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Country Park

The exact delineation of the potential Country Park boundary is still subject to continuing

refinement with appropriate government agencies. Upon finalisation of the boundary, the

potential Country Park at Robin‟s Nest would be subject of gazettal by the Country and

Marine Parks Authority under the Country Parks Ordinance (Cap. 208). The implementation

agent for the proposal would be the AFCD. Following the necessary public consultation and

objection/representation procedures, the draft map showing the proposed Country Park

(together with a schedule of objections and representations made) would be submitted to

the Chief Executive in Council for approval. After a draft map has been approved, the Chief

Executive should, by order in the Gazette, designate the area shown to be a Country Park.

The Country Park boundary is recommended to be reflected by a “Country Park” zoning

under the future OZP.

Should gazettal of the DPA occur prior to the gazettal of the Country Park, it is

recommended that an interim zoning be adopted. A GB zone may be considered as it is

consistent with surrounding green belts and the general approach to applying green belt

provisions in other parts of the Study Area.

Disused Schools








can provide adequate support for implementing a range of uses for the schools. The


uses for the schools.

Hiking/Heritage Trail and Cycle Track










A section of cycle track is proposed from Ping Che to Lin Ma Hang (the proposed Public

Transport Terminus) to improve connectivity in the eastern portion of the area that will be

excised from the FCA. The connectivity to the surrounding areas and implementation of the

proposed cycle track is largely hinged on the new development areas to the south of the

track. During the detail design and implementation stage, consideration should be given to

continuing and connecting to the cycle track network and associated facilities during the

planning and related engineering studies in the new development areas (i.e. Ping Che/Ta

Kwu Ling NDA) of the New Territories North and the planned provision of a comprehensive

cycle tracks network in New Territories.


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Road Improvements (Including pick up/ set down bays) and phasing

Widening works at a short section of Lin Ma Hang Road with the provision of the pick up/ set

down bays for public transport vehicles and parking facilities for coaches and private cars is

proposed. The implementation schedule is subject to the opening of Liantang / Heung Yuen

Wai BCP. Interim traffic management measures (access by vehicles with permit and

dedicated public transport only) should be implemented at this section of Lin Ma Hang Road

if the widening works could not be completed on time. The proposed pick up/ set down bays

for public transport vehicles and parking facilities for coaches and private cars near Wang

Lek should be operating after the section of Lin Ma Hang Road between Pak Fu Shan and

Wang Lek is widened.




Gateways

A primary visitor gateway will be located at the northwestern border of RDP5. The gateway

will contain a small public transport terminus for buses and taxis and will provide access to

both the potential Country Park and Lin Ma Hang Village. A proposed Cycle Track and

Heritage Trail will also pass through this gateway point into the RDP5.


The village of Lin Ma Hang will be the primary activity node within the RDP5, and will

provide the area with tourism uses based upon the existing heritage resources of Lin Ma

Hang Village. It is also proposed that the existing disused building of King Sau Public

School be a focal point for a possible historic museum to support heritage based tourism

within the area.

Landmarks

The MacIntosh Fort (Grade 2 Historic Building) at Kong Shan will be preserved and will be

the primary visual landmark within the RDP5. The Declared Monument, the Residence of Ip

Ting-Sz near Lin Ma Hang Village will undergo restoration work and become a landmark for

tourism purposes.



building heights of the existing village area of Lin Ma Hang. No further development within

the RDP5 will be proposed.


Due to the existing mountainous topography of the area no visual corridors through the area

exists. However, MacIntosh Fort at Kong Shan will remain as the primary vantage viewing

point within the RDP5.

Character Areas

The existing areas of potential Country Park have been preserved to protect the

environmental and visual value of the RDP5 and surrounding areas. The potential Country

Park has been extended predominantly to the west in the form of Green Belts that have

preserved the village of Lin Ma Hang with a green visual backdrop. The existing heritage

resources of Lin Ma Hang Village itself will be preserved and enhanced for tourism

activities. Existing Fung Shui Woods and the Lin Ma Hang Stream (SSSI) adjacent the

village of Lin Ma Hang have been preserved. Disused farming areas surrounding the village

are proposed to be kept and enhanced as Agricultural purposes to protect the character of a

traditional village setting, as well as providing the basis for heritage tourism based activities.


Final Report




No Special Design Areas are designated within RDP5.

Pedestrian Networks

The primary pedestrian networks to and within the RDP5 will consist of both a Cycle Track

and tourism Heritage Trail which extends from the west along Lin Ma Hang Road, and will

finish at the village of Lin Ma Hang. The remaining pedestrian networks consist of proposed

Hiking Trails within and around the potential Country Park. The proposed Hiking Trails will

also form an important pedestrian link with the potential Country Park and Green Belt areas

linking with Starling Inlet.

Linkages

It is proposed that links between Lin Ma Hang Village and the surrounding Country Parks

via the proposed hiking trail will be established to enhance and better link recreational and

tourism uses within the area. The existing Lin Ma Hang Road will act as the primary

vehicular linkage into RDP5.


This Planning Area is by nature of being dominated by existing hilly terrain, is predominantly

vegetated. The shrubland and forest areas from Lin Ma Hang to Pak Kung Au are of high

ecological value due to rich plant diversity. Designation of the vast mountainous terrain of

undisturbed secondary woodland on the eastern portion of this Planning Area as the

potential Country Park will warrant proper protection under the Country Parks Ordinance.

The proposed hiking trail will provide access to the potential Country Park for public

enjoyment.

The combination of Agricultural, Green Belt and Country Park zoning within the Planning

Area provide a framework that will preserve the natural features of the area and the

traditional setting of the village. The general presumption against development in most of

the Planning Area will also promote the protection of ecologically significant areas such as

the Lin Ma Hang Lead Mines and Lin Ma Hang Stream which are designated SSSIs.

Appreciation of the area can be achieved through the proposed Hiking Trail that will provide

access to the potential Country Park. In addition, the proposed heritage trail passes

through areas rich in heritage value, inter alia, the indigenous village of Lin Ma Hang and its

Fung Shui features, the Residence of Ip Ting-sz and the MacIntosh Fort (Kong Shan).

(Figure 4.79 refers)


At Lin Ma Hang is an undisturbed valley that holds two Sites of Special Scientific Interest

(SSSI): Lin Ma Hang Lead Mines SSSI and Lin Ma Hang Stream SSSI. The former is an

undisturbed resting ground for bats and have become one of the most important but

colonies hosing over 2,000 bats, while the latter is an unpolluted and unmodified stream that

supports a very diverse lowland stream fish community, including a number of rare species.

These SSSI designations will remain in order to maintain the same level of protection.

Access to the Lead Mine will be restricted to protect this important feature. Zoning of much

of the Lin Ma Hang flat land as AGR, with an emphasis on low-scale sustainable agriculture,

will provide some protection from land uses that might be detrimental to the stream,

especially if organic farming practices are employed.

Surrounding the Lin Ma Hang valley is an area of hills that supports a diverse woodland and

shrubland bird community and, in the grassland areas on the southern slopes, the globally-

threatened Large Grass Warbler. The woodland is contiguous with forest at Wutongshan

Forest Park in Shenzhen, and thus provides a vital Ecological Corridor with Guangdong for

the wildlife of Hong Kong Ecological Corridor. Maintenance of this link is vital for the sharing

of biodiversity between the two places. In recognition of this and of the landscape diversity


Final Report



and visual splendour of the area, as well as to provide a valuable recreational resource for

the people of Hong Kong, the potential Robin‟s Nest Country Park has been proposed.

Together with Green Belt zoning around the village itself, as well as CA zoning for its

important fung shui woodland, a substantial level of protection will be applied to this very

important forest and shrubland area. (Figure 4.80 refers)

The area possesses a high concentration of heritage resources in a traditional village

setting. Lin Ma Hang includes the Residence of Ip Ting-sz (Declared Monument), Ip

Ancestral Hall (Grade 3), Koon Ancestral Hall (proposed Grade 3), Lau Ancestral Halls (2),

Kwan Tai Temple, Kwun Yam Temple, entrance gates (3), Old Bridge (proposed Grade 3),

fung shui pond and fung shui hill. This enhances the need for careful planning to ensure

these features are protected appropriately.

In RDP5, majority of the heritage features are located in the middle portion of the area. Lin

Ma Hang village is characterised by a traditional village setting with Fung Shui woodland

and pond. The structures within the village setting are a good example of a traditional

cultural village within the Study Area and is protected to some degree by administrative

procedures associated with village zoning. The recreation and tourism proposals will

indirectly assist in the preservation of the heritage significance as a nexus for increased

economic activity as a result of these proposals.

It should be noted that the only Declared Monument in the Study Area: the Residence of Ip

Ting-sz is located to the south of Lin Ma Hang village, and through the conservation and

commencement of public access to the building, public awareness of the heritage setting of

the area will be enhanced. The Kong Shan MacIntosh Fort (Grade 2) is another graded

building within the Planning Area, provided with a level of protection by Green Belt

designation. All of these heritage resources have potential for sensitive adaptive re-use

which will integrate them into planned development in the area and increase protection.









Lin Ma Hang is one of historic villages in the Study Area possessing the richest cultural

heritage resources and is located in an isolated natural setting. It is identified as one of the

key tourism nodes within the Study Area. Lin Ma Hang has the greatest potential within the

Study Area to benefit from its high quality environmental and heritage features, detailed

history and high value natural landscape that surrounds it.

It is benefited by the existence of the only Declared Monument in the Study Area, the

Residence of Ip Ting-sz, the Grade 3 Ip Ancestral Hall at Lin Ma Hang, the Grade 2

MacIntosh Fort at Kong Shan, the Koon Ancestral Hall and old bridge (6th proposed Grade

3) at Lin Ma Hang together with a number of heritage features such as ancestral halls,

temples, entrance gate, earth shrines. Fung Shui woodland and pond. It is one of the

entry/entrance points of the proposed heritage trail by which the heritage features within the

Planning Area are connected. The traditional village will also serve as an entry/exit point for

the potential Country Park which is estimated to have up to 269,000 visitors per annum.

The proposed hiking trail will connect the village and the peak (492m) of Robin‟s Nest

creating good opportunities for day-hikers to utilise Lin Ma Hang as a base or to hike to/from

villages along Sha Tau Kok Road as a day hike. The hiking trail will provide spectacular

views and scenery as it traverses the potential Country Park and interpretive signage should

be provided to enrich the experience for visitors. In addition, the MacIntosh Fort at Kong


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Shan can provide a clear view of Wutongshan in Shenzhen to visualize the proposed

ecological corridor.

The extensive agricultural land around the village has potential to provide low intensity

leisure farming with the proposed provision of short-stay accommodation within village

houses for agri-tourism. This agricultural land can provide organic farming and other low-

intensity activities to protect the ecological value of the Lin Ma Hang Stream (SSSI) which

also serves as a feature for the area. Agricultural; produce can provide food for local cafes

(pick-your-own) or to establish an organic food market.

This can provide opportunities for organized activities and tours of village life experience to

produce traditional farming crafts or food. The disused King Sau Public School is proposed

to be reused as a historic museum of the traditional villages in the Study Area including the

history of Lin Ma Hang Lead Mines (SSSI). It could also provide for short-stay

accommodation to complement the use of village houses for B&B or Guesthouse

Accommodation.

To facilitate access to the area, a public transport terminus with some car parking facilities is

proposed at Wang Lek as a gateway to the village and the potential Country Park at Robin‟s

Nest. Lin Ma Hang has an opportunity to package these highly desirable features to create

a culturally themed tourism node that has capacity to significantly increase the economic

activity for local residents. Appropriate government assistance should be provided to

ensure that a co-ordinated and orderly approach to establishing the village as a tourism

area should be provided in close association with villagers.









515ha. It is bounded by Sha Tau Kok in the east, Robin‟s Nest in the southeast, San Kwai

Tin in the west and Lin Ma Hang Road in the north. The boundary of the Area is shown in a

heavy broken line on the Plan. The boundary of the Area is delineated having regard to

physical and topographical features such as roads, drainage channels and hills. Figure 4.82

and 4.83 provide a location plan and aerial photo plan respectively.

4.9.1.2 Description

The northern boundary is delineated by the revised FCA Boundary, which runs roughly

parallel with the HKSAR boundary. The southern boundary is delineated by the existence of

the Luk Keng & Wo Hang OZP and the Wo Keng Shan OZP, which are mostly south of the

former Closed Area Boundary. The eastern boundary is delineated by the existing Sha Ho

Road and the natural coastline along Starling Inlet. The western boundary is delineated by

eastern extent of San Kwai Tin stretching south along topographical features and the

existence of the Wo Keng Shan OZP. The Sha Tau Kok Control Point and the Sha Tau Kok

Town Centre are outside of the Planning Area.

The Area is situated in the eastern portion of the area that will be excised from the FCA.

The existing traditional villages of Shan Tsui, Sheung Tam Shui Hang, Ha Tam Shui Hang,

Tsiu Hang, Muk Min Tau, San Tsuen, Nga Yiu Tau, Tong To and Tong To Ping Tsuen are

located in the eastern portion within the Plan.


Final Report





majority of these features are located along the eastern boundary of the Planning Area as

shown in Figure 4.85. Shan Tsui Tsuen, Sheung Tam Shui and San Tsuen are

characterized by a traditional village setting and Fung Shui Wood as the backdrop. Ha Tam

Shui, Muk Min Tau & Tsui Hang, Tong To and Tong To Ping Tsuen are all villages with

heritage value. The Pak Kung Au Maclntosh Fort is another graded historic building located

along Lin Ma Hang Road. The Sha Tau Kok San Tsuen Archaeological Site encompasses

a significant area of the southeastern portion of Planning Area. Appropriate notes should be

placed in supporting documentation for the statutory plans to ensure that the AMO is

consulted prior to any development that may affect the site‟.



majority of these features are located along the eastern boundary of the Planning Area as

shown in Figure 4.85. Shan Tsui Tsuen, Sheung Tam Shui and San Tsuen are

characterized by a traditional village setting and Fung Shui Wood as the backdrop. Ha Tam

Shui, Muk Min Tau & Tsui Hang, Tong To and Tong To Ping Tsuen are all villages with

heritage value. The Pak Kung Au Maclntosh Fort is Grade 2 historic building located along

Lin Ma Hang Road. The Sha Tau Kok San Tsuen Archaeological Site encompasses a

significant area of the southeastern portion of Planning Area.





The eastern portion covers Sha Tau Kok and the areas to the east of Lin Ma Hang, mainly

with hilly/ mountainous terrain. The area is rural in character with low rise village type

developments in Sha Tau Kok. Industrial premises are not identified within the area. Three

helipads are identified in the planning area. The background noise environment is generally

tranquil except for the areas along Sha Tau Kok Road, Sha Ho Road, Sha Tau Kok BCP

and its associated vehicle holding area that are also sources of vehicular air emissions.

The Sha Tau Kok STW located on the eastern side of Sha Tau Kok road is a source of

odour emissions.

The shrubland and forest areas at the western portion of Planning Area are of high

ecological value due to rich plant diversity and ecological linkage with adjacent areas of

Guangdong. Grassland and woodland at Robin‟s Nest support a diverse woodland fauna

and a globally-threatened species of bird. Natural streams near Sha Tau Kok support a

diverse array of native fish species.



The population is concentrated in the existing villages on the west side of Sha Tau Kok

Road in the eastern portion of the Planning Area.




after the villages are removed from the Closed Area. This RDP also includes the

recreational use at Tong To whereby residential development ancillary to the recreational



Final Report



uses would be permitted which could possibly increase the population by a further 180

persons approximately.


has a typically high proportion of aged persons residing in the Closed Area. The proportion

of people aged over 65 was substantially higher that that of the rest of the New Territories or

Hong Kong as a whole. This is reflective of the movement of younger generations toward

the economic opportunities of urban areas.

Economic activities in this portion of the study Area concentrate in the Sha Tau Kok Town

Centre, whereas only minimal local operations such as workshops can be found in the

remaining parts owing to the hilly terrain. While Sha Tau Kok Control Point strengthened the

flow of goods and people across border, Sha Tau Kok Road, which connects Sha Tau Kok

with the rest of the New Territories, facilitates much of the business and trading in this area.

Local retails shops and other business activities have also recorded in the area to serve the

local community.


within the Planning Area. The provision of land for leisure and recreational opportunities

(hiking, bicycle track, birdwatching) will attract visitors to the area which can rely on the








predominantly located in the foothill areas between the hilly terrain/Burial Grounds and

Starling Inlet. The hilly terrain in the west of the site is completely within public ownership

accommodating approximately 87%.


Villages form a cluster in the eastern portion of the Planning Area and share many common

characteristics. They are rural in nature; contain a mixture of pre-war and post-war village

houses, surrounded by abandoned/uncultivated agricultural land, green area and back to

Fung Shui woodlands. A large section of permitted burial grounds can be found at the

backdrop of this village cluster as illustrated in the land use plan in Figure 4.87. Other than

these village settlements, the eastern portion is characterised by rural and agricultural uses

outside of the village settlements.

The western portion of the Planning Area is predominantly hilly terrain of high landscape

and ecological value. The hilly landscaped area supports a number of hiking trails that are

used for recreation purposes. A significant pond area is also found across Muk Min Tau on

the east side of Sha Tau Kok Road (Shek Chung Au Section).

As far as G/IC facilities are concerned, the existing Sha Tau Kok BCP is located outside of

the Planning Area to the northeast and is one of the major BCPs in Hong Kong. The Pak

Kung Au MacIntosh Fort is located in the northern portion of the Planning Area. Kwan Ah

School, which has ceased to operate owing to the population decrease in rural areas in

Hong Kong northern territories, is located at the south edge of Sheung Tam Shui Hang.

The Sha Tau Kok Police Operation base and Sewerage Treatment Plant is located on the

eastern side of Sha Tau Kok road just within the Study Area. All existing GIC facilities

within the Planning Area are shown in Figure 4.88.


Final Report




There are no existing OZPs that apply to the Planning Area. The adopted Wo Keng Shan

OZP (S/NE-WKS/8) and the Luk Keng & Wo Hang OZP (S/NE-LK/11) are adjacent to the

southern boundary of the Planning Area. All land immediately adjacent to the Planning

Area is predominantly zoned Green Belt (hilly area; upland grassland or shrubland) under

the two OZPs. A small area close to Ma Tseuk Leng, outside the Planning Area, is zoned

Recreation under the Luk Keng & Wo Hang OZP.A plan identifying the zoning structure

adjoining the Planning Area is provided in Figure 4.89.


i. Opportunities:

Please refer to the Opportunities and Constraints plan in Figure 4.90.

Environmental and recreation – The Eastern Portion of the Study Area has high

landscape and ecological value for the hilly terrains and should be subject to

stringent statutory planning control to ensure these valuable resources are

protected. These hilly and undisturbed areas should be retained but utilized for

new outdoor recreational purposes to enrich the offering of these uses for the

Territory. Existing disconnected hiking trails could be connected together and re-

established to enrich the territory‟s recreational choice. Some ecologically

sensitive areas, such as the Robin‟s Nest, would be buffered from human

disturbance or could be designed with controlled and managed access to serve

as an eco-tourism resource.

The Planning Area also adjoins Starling Inlet which in its own right possesses

environmental value. Within the Planning Area, mangroves are located on the

foreshore that have been identified to have environmental value.

Facilities to support and identify the environmental features of the area should

also be considered. This will encourage tourist and visitors to have a better

understanding of the environmental value and recreational facilities for the area.

Heritage/Archaeological Value – Cultural and historical structures, such as the

decades-old pre-war and post-war village houses in recognized villages and

MacIntosh Forts (Grade 2) could be used to strengthen cultural tourism. It is also

important that any surrounding uses respect the cultural and archaeological value

of the site.

Visual setting – The hilly terrain of Robin‟s Nest provides a green backdrop to the

traditional villages in the eastern portion of the Planning Area overlooking the

Starling Inlet. This creates an attractive topographical, village and coastal

transition. Protection of the setting is important, however it also provides

opportunities for as an attraction for less intensive recreational, interpretive and

leisure uses.

Sha Tau Kok – A Study will be commissioned to commence in early 2009 will

make proposals to strengthen the identity of STK in order to create and enhance

sustainable tourism. This provides an opportunity for the Study Area to provide

complementary uses that are not constrained by being in the FCA, but will add to

the attraction of the locality.

ii. Constraints

Seasonally Wet Grassland – the low lying areas around existing villages are

seasonally wet restricting the use of these areas. In terms of the planning

principles, these areas should be maintained to provide a green buffer and protect

the village settings.


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Environment – There are different environmental pollution sources, such as Sha

Tau Kok Sewage Treatment Works possibly generating odour problems; helipads

likely resulting in noise impact; Sha Tau Kok Boundary Control Point and potential

increase in future road traffic likely giving rise to adverse air and noise quality

impacts, etc.









developments.



existing services.

Burial Grounds – Any development that will adversely affect permitted burial


Natural Terrain Landslide Hazards – The hilly terrain in the northern and western

parts of the Planning Area (as indicated on Figure 4.90) are a potential source of

natural terrain landslides. Due consideration and study of natural terrain hazards

should be carried out for any developments along the toe natural terrain hillsides.


The object of this specific plan is to protect the natural setting, environmental diversity and

cultural integrity of the Planning Area. The traditional villages can provide an entry point to

the recreational and environmental features of the immediate area. The land designated for

agricultural purposes will also protect the ecological integrity of streams that lead to Starling

Inlet.












Exempted House.

The general village designation will be applied to the existing recognized villages of Tong

To, San Tsuen, Tsui Hang & Muk Min Tau, Sheung Tam Shui Hang, Ha Tam Shui Hang

and Shan Tsui. These villages are clustered along the eastern boundary of this Planning

Area on the western side of Sha Tau Kok Road. The village boundaries have been

determined by the Planning Department and have been adopted in the RDP.




Final Report




leases.





These village areas also have great potential to harness the economic advantages of being

located at an entry/exit point to the potential Country Park which could have up to 269,000

visitors annually. Residents can utilise the existing provisions for commercial activities to

benefit from increased access to the area. This is complemented by the close proximity to

Starling Inlet and the re-use of the disused Kwan Ah Public School as a visitor/interpretation

centre and/or a small-scale holiday camp.

The area also has good environmental and heritage value which would increase the

attractiveness of the area which looks over Starling Inlet and is contrasted by the Hilly

Terrain of the potential Country Park. The traditional village settings, Fung Shui woodlands

will make this another key tourism destination within the Study Area.


This zoning is intended to protect and retain the existing natural landscape, ecological or








The conservation area designation is recommended for the FSW that is associated with the

Muk Min Tau Village. Environmental surveys under the SEA identified that some FSW had

greater environmental significance and require increased protection to protect the integrity

and ecological diversity of these areas. The surveys found that the Muk Min Tau FSW had

a high level of significance in terms of plant diversity and woodland integrity with minimal

human disturbance. This qualified the woodland for a greater level of protection under this

land use designation where it was not included in the village mapping completed by the

Planning Department.


The areas identified as Green Belt are based on the planning intention of the Green Belt

zone to primarily define the limits of urban and sub-urban development areas by natural

features and to contain urban sprawl as well as to provide passive recreational outlets.

There is a general presumption against development within this area which is predominantly

utilised to protect key visual features such as hilly terrain.

A Green Belt surrounds the potential Country Park including the foothills of the hilly

landscaped areas which have not been included in the Park due to the conflict with

permitted burial grounds. In accordance with good planning practice and the topography of

the area, the permitted burial grounds associated with the villages in the east of the

Planning Area have been included in the GB.

The FSW for the villages of Tong To, Shan Tsui and Sheung Tam Shui Hang have also

been designated as GB where they have not been included in the village mapping

completed by Planning Department. This will afford appropriate protection for these natural

and culturally sensitive sites.


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Country Park – Area 342.21ha (66.49%)

The intention of the country park zoning is to identify areas with features of recreation,

education, special biological, geological or historical interest or the presence of

representative habitats of the territory have high conservation value, thus deserving special

care and protection. Country Park is designated under the Country Parks Ordinance (Cap.

208). All uses and developments require consent from the Country and Marine Parks

Authority and approval from the Town Planning Board is not required.

Continued from the previous Planning Area, the heavily vegetated hilly terrain of Robin‟s

Nest is proposed as a potential Country Park. Designation of the Country Park will assist in

protecting the environmental, recreational and educational value of the Robin‟s Nest Area

as well as enhancing the existing ecological linkage between Wutongshan, Robin‟s Nest

and Pat Sin Leng Country Park.

The exact delineation of the zone is still subject to continuing refinement with appropriate

government agencies. Upon finalisation of the boundary, designation of the Country Park

should be followed by the procedures set out under the Country Parks Ordinance (Cap.

208).


The intention of the zone is intended primarily to retain and safeguard good quality

agricultural land/farm/fish ponds for agricultural purposes. It is also intended to retain fallow

arable land with good potential for rehabilitation for cultivation and other agricultural

purposes. It is generally recognized that the rehabilitation of agricultural lands for farming

would be effective in conserving the rural setting and the natural environment.

Lands designated for “agriculture” uses are predominantly located west of Sha Tau Kok

Road. These are seasonally wet areas surrounding existing villages. This designation is

expected to be effective in conserving the rural village setting and the natural environment.

The streams systems traversing the land around Tong To, Muk Min Tau (upper section) and

Tam Shui Heung designated for agricultural purposes have been identified as having

greater environmental value. In addition, they discharge to the ecologically sensitive

Starling Inlet. In this regard, the following provisions should be incorporated to provide

appropriate protection to these areas:


Plan

No further modification or channelization

No sewage discharge





Recreation – Area 12.18ha (2.37%)

The Sha Tau Kok Farm (Organic) Company Limited submitted a planning proposal as part

of the Stage 2 Community engagement to develop a major eco-park and organic farm

complex as a tourist facility. This initiative was seen as consistent with the overall planning

vision for the rural areas within the Study Area and the recreation provisions were applied to

the subject site as an incentive for this proposal to proceed as an example of the intentions

for the recreational areas within the Study Area. The 12.18ha area extends from the village

of Tong To east to the banks of Starling Inlet and is occupied by abandoned agricultural

land. The tourism initiatives will benefit from the proximity to the potential Country Park,

economic opportunities in the nearby indigenous villages and the tourism intentions for Sha


Final Report



Tau Kok currently being investigated under the Enhancement of the Sha Tau Kok Rural

Township and Surrounding Areas (CE Agreement No. 48/2008) to assess the tourism and

recreational potential of Sha Tau Kok and surrounding areas and formulate an Integrated

Area Improvement Plan.

The planning intention is for the areas to provide low-intensity recreational uses. The







farms, accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges) ,










All existing government, institutional and community facilities within the Planning Area with

remain. In particular, the disused Kwan Ah Public School is proposed for adaptive reuse as

a visitor/interpretation centre and/or a small-scale holiday camp of an estimated capacity of

20-30 persons, for it has facilities including basketball court, barbecue area, sightseeing and

is in close proximity to Robin‟s Nest and Starling Inlet. Both usages of the school can be

supported by guided tours and field trips to promote the conservation of the ecological link

between Shenzhen and Hong Kong along Wutongshan, Robin‟s Nest and Pat Sin Leng

Country Park.


Sha Tau Kok Road is the main access with sufficient capacity to accommodate the existing

and future development/ settlements such that no improvement at the section of Sha Tau

Kok Road to the north of Ping Che Road will be required. However, Wo Hang Section of the

road may require further review subject to the coming Sha Tau Kok Study. The key junction

at this section of Sha Tau Kok Road will also perform satisfactorily.

Minor road improvement is anticipated necessary for local village access road for Shan Tsui.

The access road contains about a 60m section of unpaved road. It is recommended to

provide proper paving to improve the driving quality but it is not a critical and urgent

improvement works. It is therefore subject to the maintenance agent in determining the

implementation schedule and need. The road improvement layout of the village access road

is shown in Figure 6.2.1.

No PTI is recommended to serve the future land uses in this area. However, it is possible to

provide Bus/ GMB terminus with public car parking facilities for visitors of the potential

Country Park.

The existing traffic restriction on Sha Tau Kok Road near Shek Chung Au is proposed to be

removed. Section of Lin Ma Hang Road from Lin Ma Hang Tsuen to Sha Tau Kok is

proposed to be kept as restricted road for police patrol. Two U-turn facility options are

proposed. Option 1 provides a mini-roundabout at Sha Tau Kok Road near Tsiu Hang.

Option 2 modifies the existing signalised junction Sha Tau Kok Road/ Shan Tsui Village


Final Report



Road to provide a U-turn lane. These two options are demonstrated in Figure 6.2.12 and

Figure 6.2.13 respectively. Option 2 is being investigated by TD.









over the Planning Area include:

Country Park

The exact delineation of the potential Country Park boundary is still subject to continuing

refinement with appropriate government agencies. Upon finalisation of the boundary, the

draft map showing the potential Country Park at Robin‟s Nest would be subject of gazettal

by the Country and Marine Parks Authority under the Country Parks Ordinance (Cap. 208).

The implementation agent for the proposal would be the AFCD. Following the necessary

public consultation and objection/representation procedures, the draft map showing the

proposed Country Park (together with a schedule of objections and representations made)

would be submitted to the Chief Executive in Council for approval. After a draft map has

been approved, the Chief Executive should, by order in the Gazette, designate the area

shown to be a Country Park. The Country Park boundary is recommended to be reflected

by a “Country Park” zoning under the future OZP.

Should gazettal of the DPA occur prior to the gazettal of the potential Country Park, it is

recommended that an interim zoning be adopted. A GB zone may be considered as it is

consistent with surrounding green belts and the general approach to applying green belt

provisions in other parts of the Study Area.

Village Accommodation




leases.





Hiking Trails (plus infrastructure)











Final Report



Disused Schools








can provide adequate support for implementing a range of uses for the schools.. The


uses for the schools.

Recreation Area

























Gateways

Sha Tau Kok Road will be maintained as the primary physical gateway into the RDP6 for

visitors. The control point will be removed and replaced with a gateway entrance statement

(i.e. structural/landscape) signifying the former boundary line of the Former Closed Area.


The existing Sha Tau Kok Boundary Control Point will be maintained as the only physical

activity node/focal point within the RDP6. Another major activity node that exists within the

area is that of Sha Tau Kok village itself which is within the Closed Border Area but outside

of the RDP6. Despite this, Sha Tau Kok village will still act as an important activity node to

neighbouring villages as well as visitors to the RDP6, now and in the future. It is also

proposed that the existing disused building of the Kwan Ah Public School be a focal point

for a possible holiday camp and Country Park visitor centre. The area designated for


Final Report



recreational purposes will support the establishment of an organic farm complex which

complements the overall planning vision for the Study Area.

Landmarks

The MacIntosh Fort (Grade 2 Historic Building) at Pak Kung Au will be preserved and will be

the primary visual built landmark within the area. The peak of Robin‟s Nest also forms an

integral environmental landmark and identity to the area as well as those surrounding.



building heights of the existing recognized village areas of Tong To, San Tsuen (Wai), San

Tsuen (Sheung Wai), Muk Min Tau, Tsiu Hang, Ha Tam, Shui Hang, Sheung Tam, Sheung

Hang and Shan Tsui. No further development within the RDP6 will be proposed.


Due to the existing mountainous topography of the area no visual corridors through the area

exists. However, MacIntosh Fort at Pak Kung Au will remain as the primary vantage viewing

point within the RDP6.

Character Areas

The areas of the potential Country Park have been preserved to protect the environmental

and visual value of the RDP6 and surrounding areas. The potential Country Park has been

extended predominantly to the east in the form of Green Belts that have preserved the

existing visual setting and backdrop of the existing recognized villages of Tong To, San

Tsuen (Wai), San Tsuen (Sheung Wai), Muk Min Tau, Tsiu Hang, Ha Tam, Shui Hang,

Sheung Tam, Sheung Hang and Shan Tsui. The character of these existing recognized

villages will also be preserved. Existing Fung Shui Woods adjacent to all the recognized

villages within the RDP have been preserved. Disused farming areas surrounding the

existing recognized villages are to be kept and enhanced as Agricultural purposes to protect

the character of their traditional village setting. The recreation area supporting the future

organic farm complex will create a tourism destination that can integrate with other uses to

promote this area, along with the future tourism objectives for Sha Tau Kok as a key visitor

destination.


No Special Design Areas have been designated within the RDP6.

Pedestrian Networks

The primary pedestrian networks consist of proposed Hiking Trails within and around the

potential Country Park of Robin‟s Nest and Pak Kung Au. These trails will also form an

important pedestrian link with those recognized villages and recreation area within the

eastern boundary of the RDP6 and with neighbouring areas to the west and south.

Linkages

The existing Cross Border Link at Sha Tau Kok will be maintained as the primary linkage

between HKSAR and Shenzhen to the east. Sha Tau Kok Road will provide the primary

vehicular access and linkage within the RDP6. It is also proposed that links between

existing recognised Village Areas and the surrounding Country Park will be established to

link pedestrians and recreational uses within the area.


The Planning Area predominantly encompasses hilly terrain to the west and the ecologically

sensitive area of Robin‟s Nest. The grassland and woodland at Robin‟s Nest support a

diverse habitat including woodland fauna and a globally-threatened species of bird. Natural

streams near Sha Tau Kok support a diverse array of native fish species. As such, the


Final Report



designation of majority of uphill grassland as the potential Country Park will put the area

under proper protection under ordinance. This designation also protects this as a visually

dominant landscape feature within this portion of Hong Kong. The hilly terrain of the

potential Country Park can be seen from many vantage points within and outside of the

Study Area. Its designating as a Country Park will ensure that its ecological and visual

importance are placed under appropriate statutory protection.

The designation of Green belt, Agriculture and recreation areas near the foothill will ensure

integrity of the natural landscape between the potential Country Park and the indigenous

villages. The Agricultural designation is also expected to contribute to the preservation of

rural setting, including the adjacent secondary woodlands and ponds, of traditional villages.

The proposed hiking trail connects the potential Country Park with the indigenous villages,

the major road of Sha Tau Kok Road (Sha Ho Road) and the Starling Inlet. It forms a major

feature of the Study Area to facilitate low-intensity access to these areas of high ecological

and landscape value. (Figure 4.95 refers)


To the east of the potential Robin‟s Nest Country Park in the lowland areas west of Sha Tau

Kok lies an undisturbed mosaic of inactive farmland and shrubland, dissected by a number

of streams of ecological significance and fung shui woodland of high ecological value at

Muk Min Tau. The streams drain into Starling Inlet, which is a wetland of importance to

waterbirds that supports one of the largest colonies of egrets and herons in Hong Kong, at A

Chau.

Zoning of the farmland areas as AGR will provide opportunities for protecting the agricultural

land habitats and the unpolluted and unmodified streams. The carrying out of organic

agriculture in these areas would be of particular benefit to the stream system, which at

present comprises unpolluted water.

The fung shui woodland at Muk Min Tau will be left untouched and designated as

Conservation Area, so as to preserve this woodland of high ecological value. In addition, GB

designations will be applied to other fung shui woodland in the area at Sheung Tam Shui

Hang, Tong To and Shan Tsui. (Figure 4.96 refers)

RDP6 has a scattered series of heritage features within existing villages. The majority of

these features are located along the eastern boundary of the Planning Area. Shan Tsui

Tsuen, Sheung Tam Shui and San Tsuen are characterized by a traditional village setting

and Fung Shui Wood as the backdrop. Ha Tam Shui, Muk Min Tau & Tsui Hang, Tong To

and Tong To Ping Tsuen are all villages with heritage value. The New Territories Exempted

Houses (NTEH) development and any development proposal in the village should follow the

existing land administrative procedure and any proposal affecting Declared Monuments,

Graded Buildings, Proposed Graded Buildings and Archaeological Sites should be

addressed to the Antiquities and Monuments Office for comment.

The Pak Kung Au Maclntosh Fort (Grade 2) is another graded building located along Lin Ma

Hang Road. Grading provides a level of protection to the site, supported by Country Park

zoning.

The Sha Tau Kok San Tsuen Archaeological Site encompasses a significant area of the

southeastern portion of Planning Area designated for village development. Appropriate

notes should be placed in supporting documentation for the statutory plans to ensure that

the AMO is consulted prior to any development that may affect the site.

The recreation and tourism proposals will indirectly assist in the preservation of the heritage

significance as a nexus for increased economic activity as a result of these proposals.


Final Report






The potential Country Park is a key feature in promoting eco-tourism, nature education and

recreation within the Study Area and will also provide a key source of potential income to

the local villages in the Planning Area. The potential for up to 269,000 visitors within the

Park seeking leisure and recreational opportunities will generate enhanced economic

opportunities for local residents. The hiking trail from Robin‟s Nest and Lin Ma Hang, the

trail runs along the ridgelines of the hilly terrain in the eastern portion of the Study Area and

overlooks Starling Inlet and Pat Sin Leng Country Park. The disused Kwan Ah Public

School is proposed to be a Country Park Visitor Centre and serve as a gateway to the

Potential Country Park. It can provide information of the flora and fauna in the area, the

ecological corridor between Wutongshan and Pat Sin Leng Country Park, and provide

guided tours to explore the uninterrupted landscape area. The disused school has also

been identified for potential accommodation uses as a small-scale holiday camp.

These recreational features are supported by the provision of an area designated for

agricultural purposes near Tong To. This area is proposed to support an agritourism project

integrating agriculture, farming experience, rural education and accommodation

(camping/eco-lodge) as a low intensity tourist attraction that compliments the area. This is

also supported by other points of interest created by the high-value cultural heritage

resources within the villages of Kong Ha, Tam Shui Hang, Muk Min Tau, San Tsuen and

Tong To. Land dedicated for agricultural purposes surrounding the villages will protect the

villages complement the heritage and recreational opportunities.

The cumulative value of these features provides the villages of this Planning Area with

exceptional potential to provide a key tourism node within the Study Area. These villages

can complement the opportunities at Lin Ma Hang. Like Lin Ma Hang, these villages have

an opportunity to package these highly desirable features to create a themed

(cultural/recreation) tourism node that has capacity to significantly increase the economic

activity for local residents. Appropriate government assistance should be provided to

ensure that a co-ordinated and orderly approach to establishing the village as a tourism

area should be provided in close association with villagers





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