Proposed Master Layout Plan for a “Comprehensive ...

Proposed Master Layout Plan for a “Comprehensive Development Area” Zone

Covering Various Lots in D.D. 122 and their Adjoining Government Land,

North of Long Ping Road and Long Tin Road, Ping Shan, Yuen Long, New Territories

Applicant : Maxhero Limited Project Manager : CK Lau & Associates Limited Planning Consultants : Vision Planning Consultants Limited Architectural Designer : Concord & Associates Limited Environmental Consultants : Allied Environmental Consultants Limited Traffic Consultant : LLA Consultancy Limited Landscape Architect : Landes Limited Date of Submission : 7 June, 2021

Proposed Master Layout Plan for a “Comprehensive Development Area” Zone Covering Various Lots in D.D. 122 and their Adjoining Government Land, North of Long Ping Road and Long Tin Road, Ping Shan, Yuen Long, New Territories

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TABLE OF CONTENTS EXECUTIVE SUMMARY MAIN TEXT

1. THE APPLICATION 2. SUBJECT SITE AND ITS SURROUNDINGS 3. LAND ASPECTS 4. MAJOR SITE CONSTRAINTS 5. URBAN DESIGN PROPOSALS 6. INDICATIVE MASTER LAYOUT PLAN 7. TECHNICAL IMPACT ASSESSMENTS 8. PLANNING JUSTIFICATIONS 9. CONCLUSION

LIST OF TABLES Table 1 Key Development Parameters of the Proposed CDA Scheme Table 2 Proposed Common Greening Area and Green Ratio

LIST OF FIGURES Figure 1 Location of Subject Site Figure 2 Lot Index Plan Figure 3 Aerial Photo of the Subject Site Figure 4 Subject Site and its Surroundings Figure 5 Major Site Constraints Figure 6 Urban Design Proposals Figure 7 Indicative Master Layout Plan Figure 8 Breakdown of Areas’ Calculations Figure 9 House Type A Floor Plan G/F to 2/F Figure 10 House Type A Floor Plan R/F to Upper R/F Figure 11 House Type B Floor Plan G/F to 2/F Figure 12 House Type B Floor Plan R/F to Upper R/F Figure 13 House Type C Floor Plan G/F to 2/F Figure 14 House Type C Floor Plan R/F Figure 15 Diagrammatic Sections A-A and B-B Figure 16 Diagrammatic Section C-C Figure 17 Landscape Master Plan (Phase 1 only) Figure 18 Landscape Master Plan (Whole CDA) Figure 19 Landscape Section (A-A) Figure 20 Landscape Sections (B-B and C-C) Figure 21 Proposed Phasing Plan


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APPENDICES Appendix I Extract of the Notes of the Draft Ping Shan Outline Zoning Plan

No. S/YL-PS/19 Appendix II Breakdown of the Land Area Calculation within the Subject Site Appendix III Tree Survey, Tree Preservation and Landscape Proposal Appendix IV Noise Impact Assessment Appendix V Traffic Impact Assessment Appendix VI Sewerage Impact Assessment Appendix VII Drainage Impact Assessment Appendix VIII Air Quality Impact Assessment Appendix IX Visual Impact Assessment


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EXECUTIVE SUMMARY

The present application is to seek permission from the Town Planning Board (“TPB”)

for a proposed Master Layout Plan (“MLP”) in a “CDA” zone covering various lots in

D.D. 122 and their adjoining Government land, north of Long Ping Road and Ling Tin

Road, Ping Shan, Yuen Long. The proposed MLP scheme comprises a total of 166 3-

storey houses containing 422 residential units in three types of houses. It is proposed to

implement the whole CDA scheme in two phases (i.e. Phase 1 to be completed in 2025

and Phase 2 in 2026). Each phase will be a self-contained development in terms of

open space provision, transport and traffic arrangements, drainage and sewerage

systems.

It has been proved that, although the subject CDA zone suffers from serious noise

impact generated by West Rail Line to its north and Long Ping Road/Long Ting Road

to its south, with the provision of set-backs and mitigation measures (including the

disposition and orientation of each house, noise barrier wall and the installation of

acoustic windows), all houses will comply with the noise standards set out in HKPSG.

The results of various traffic, drainage and sewerage impact assessments have

demonstrated that no unacceptable or adverse traffic, drainage and sewerage impacts

due to the proposed CDA scheme on the general area is anticipated. The scheme

proposed in the MLP is fully in-line with the planning intention of the CDA; and it

totally complies with the criteria for phasing of development set out in the relevant TPB

Guidelines (TPB PG-NO.17A).

The approval of this MLP represents a planning support to the previous efforts made by

various Government departments and Members of TPB in designating this CDA zone.

The implementation of Phase 1 development will act as a catalyst to speed up the

implementation process of not only the Subject CDA zone, but also other CDAs in the

vicinity of the Subject Site.


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內容摘要

本規劃申請旨在懇請城市規劃委員會批准，位於新界元朗屏山朗屏路和

朗天路以北丈量約份第 122 約地段多個地段及毗鄰政府土地的「綜合發展

區」地帶，擬議總綱發展藍圖 (“MLP”) 的方案。該方案以三類型建築設計，

提供合共 166 幢三層高樓宇，包含 422 個住宅單位。並以兩個發展階期進

行，首期在 2025 年完工；第二期在 2026 年完成。每一發展階期的設計均

是自給自足的，特別在休憩空間、交通運輸、雨水排放及污水處理等方面。

雖然該「綜合發展區」地帶遭受到西鐵線及郎屏路/郎天路強烈的噪音影響，

但結合提供相關的後退空間和相應措施，包括每幢房屋的特別位置和座向、

隔音圍牆及裝置隔音窗戶，已證明是可以完全符合香港規劃指引與標準的

要求。

影響評估結果顯示，不論在交通、雨水排放及污水處理，擬議發展方案是

不會對該區帶來相關的負面影響。擬議 MLP 的方案完全符合「綜合發展

區」地帶的規劃意圖；同時，也遵循城規指引(規劃指引編號 17A) 對「容

許分期發展」的相關考慮準則。

批准是次擬議 MLP 的方案，正代表支持先前各政府部門和城規會委員為改

劃該「綜合發展區」地帶所付出的心血。當第一發展期的進行，就會摧化

落實第二發展期和鄰近其他「綜合發展區」地帶的發展進度。


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1. THE APPLICATION

1.1 Vision Planning Consultants Limited is commissioned by Maxhero Limited

(“The Applicant”), the registered owner of Lots No. 763RP, 764, 765, 766,

767, 768, 771, 772 S.B. and 772 S.D. in D.D. 122, east of Yung Yuen Road,

Ping Shan, Yuen Long, New Territories), to prepare and submit to the Town

Planning Board (“TPB”) a proposed Master Layout Plan (“MLP”) for a

proposed residential development within “Comprehensive Development Area”

(“CDA”) zone covering various lots in D.D. 122 and their adjoining

Government land to the north of Long Ping Road and Long Tin Road, Ping

Shan, Yuen Long, New Territories (hereunder collectively called the “Subject

Site”). Figure 1 shows the location of the Subject Site.

1.2 The Subject Site falls within an area zoned “CDA” on the Draft Ping Shan

Outline Zoning Plan No. S/YL-PS/19 (the “OZP”) (Figure 1). In the Notes of

the OZP, for this “CDA” zone, it states: “…an applicant for permission for

development on land designated “Comprehensive Development Area” shall

prepare a Master Layout Plan for the approval of the Town Planning

Board….”. The maximum plot ratio and maximum building height imposed

on this CDA site are respectively limited to 0.4 and 3 storeys including car

park (Appendix I).

1.3 The proposed MLP scheme has taken account thoroughly of all site constraints

imposed on the Subject Site, including the railway noise; road traffic noise;

vehicular and pedestrian entrances; landscape proposals; drainage; sewerage;

environmental aspects; air-quality issues and the phasing of the entire

development.

1.4 The results of relevant impact assessments have demonstrated that the present

proposed CDA scheme with a maximum plot ratio of 0.4 and a maximum

building height of 3 storeys is technically feasible and will not generate any

unacceptable or adverse impacts on the general area.


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1.5 The whole CDA scheme comprises a total of 166 3-stoery houses amounting

to 422 residential units. It is proposed to be implemented in two development

phases: Phase 1 (for 14 detached houses with a clubhouse) to be completed by

2025, and Phase 2 (for 152 houses containing 408 residential units with a

clubhouse) to be completed by 2026. The implementation of the proposed

development will act as a catalyst to stimulate the development process in

Phase 2 as well as other CDA sites in the vicinity of the Subject Site.

1.6 To facilitate Members of TPB in considering the present MLP scheme, a brief

description of the design principles and planning consideration in formulating

the proposed MLP scheme (urban design proposals). Details of the proposed

MLP scheme, reports of impact assessments with respect to traffic, landscape,

noise, air quality, sewerage and drainage aspects, and planning justifications

are included in this planning statement.

2. THE SUBJECT SITE AND ITS SURROUNDINGS

2.1 The Subject Site covers a total land area of about 84,724m2 (or 8.47ha). It is

bounded by Yung Yuen Road to its west, Long Tin Road and Long Ping Road

to its south and southeast, and the MTR West Rail Line (“West Rail Line”) to

its north and northeast (Figure 1). It is about 550m west of MTR Long Ping

Station and about 850m east of MTR Tin Shui Wai Station.

2.2 The Subject Site contains about 70,884m2 (83.7%) private land (7,435m2

owned by the Applicant and 63,449m2 owned by other owners) and about

13,840m2 (16.3%) Government Land (“GL”) (Figure 2 and Appendix II).

Although the aggregate areas of GL amount to 13,840m2, the sites can hardly

be treated as a piece of land for independent development area. The location

and distribution of these piecemeal GL are shown in Figure 2.

2.3 At present, the Subject Site comprises various land-uses, including temporary

domestic and non-domestic uses. They are: open storage yards, plant nursery,


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car and lorry car park, warehouse, vehicle repair workshop, vacant structures,

graves and vacant land (Figure 3 and Figure 4).

2.4 The Subject Site is accessible by motor vehicles via Yung Yuen Road and

Long Ping Road. There are bus stops situated along Long Ping Road (bus

route Nos. K73 and K74). The nearest Public Transport Interchange is located

within Long Ping Estate about 500m northeast of the Subject Site (Figure 4).

Apart from this, no other proper vehicular access is now serving the Subject

Site.

2.5 On 21.12.2018, TPB approved with conditions a planning application for

renewal of planning approval for temporary warehouse (storage of used and

new construction materials and equipment) (Application No. A/YL-PS/577)

for a period of 3 years and within the Applicant’s lots (Figure 1). The existing

local road and the distribution of major land ownerships have basically divided

the Subject Site into three land portions, i.e. Site A, Site B and Site C (Figure

2).

2.6 According the results of tree survey conducted by the landscape architect

(Appendix B within the attached Tree Preservation and Landscape Proposal in

Appendix III), Site B has 21 existing trees and 77 proposed new heavy

standard trees. Due to the lack of other owners’ access permissions into Site A

and Site C, another tree group survey was conducted in these two areas. The

location of the identified tree groups in these two areas is shown in Drawing

No. C1739-TS03 in the above Appendix B.

3. LAND ASPECTS

3.1. The Subject Site comprises a total of 118 agricultural lots in D.D. 122 and

their adjoining GL (Appendix II and Figure 2). Out of the 118 lots, 9 lots

amounting to 7,435m2 of land area are owned by the Applicant. These 9 lots,

together with their adjoining GL, form a separate piece of land adding up to

about 8,204m2. Details of the land calculation breakdown of the Subject Site


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are in Appendix II. Figure 2 shows the distribution of these private lots

within the Subject Site.

3.2. Upon approval of the present planning application, an application for land

exchange will be submitted to the Lands Department to implement the

proposed development in accordance with the phasing of the development.

4. MAJOR SITE CONSTRAINTS

4.1 The development of the Subject Site is restricted by the following major site

constraints:

i. the railway noise from West Rail Line to the north of the Subject Site

(Figure 5); [This must be addressed and proper mitigation measures for

the whole CDA development scheme to comply with the standards set out

in the Hong Kong Planning Standards and Guidelines (“HKPSG”) should

be provided.]

ii. a clearance set-back of 25m from the West Rail Line (Figure 5); [This is

to be provided in accordance with the requirements set out in HKPSG.]

iii. the road traffic noise from Long Ping Road and Long Tin Road (Figure

5); [This has to be addressed and proper mitigation measures for the

whole CDA development scheme to comply with the standards set out in

HKPSG should be provided.]

iv. a clearance set-back of 20m from Long Ping Road and Long Tin Road

(Figure 5); [This is to be provided in accordance with the requirements

set out in HKPSG.]

v. the industrial operations in the vicinity of the Subject Site (Figure 5);

[This is to be provided in accordance with the requirements set out in

HKPSG.]


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vi. the existing sub-standard Yung Yuen Road (Figure 5); [This is to be

widened up to a standard road with set-back to serve not only the present

proposed CDA development but also other adjoining CDA sites in future.]

vii. no other vehicular access point connecting to surrounding road system;

[This is required to be studied very carefully regarding how and where to

provide a new vehicular run-in-out point in the existing road system

without causing any adverse impact.]

viii. no provision of public sewer system in the vicinity of the Subject Site;

[This must be studied so as to provide proper solutions to tackle both the

interim and long-term needs of the development.]

ix. potential local drainage impact due to a substantial increase in paved area

with the Subject Site; [This has to be reviewed and to provide proper

solutions to avoid local flooding problems during rainy seasons.] and

x. a most practically feasible development phasing for the whole CDA

development. [This is required to comply with the planning intention of

CDA].

5. URBAN DESIGN PROPOSALS

5.1 In view of the above main site constraints and taking carefully into account the

actual site limitation imposed by its physical shape, the distribution of

different major land ownerships, and the most effective use of the two

extensive peripheral buffer green belts (20m - 25m in width), a development

design concept was formulated as shown in Figure 7.

5.2 This development design concept contains three predominant components: the

greening, the new road system and the disposition and orientation of all houses.


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5.3 For greening: The two extensive buffer green belts (a 25m wide south of West

Rail Line and 20m wide north of Long Ping Road and Long Tin Road) will act

as the primary green screening element to integrate with other on-site

landscaped features and recreational facilities, such as the entrance and the

eastern open area (clubhouse, recreation and landscaped leisure areas) via a

number of green openings (small gardens) among housing clusters. This is

also intended to retain the local rural characteristic setting in the area.

5.4 For new road system: It is proposed to adopt a two run-in/-out concept to

serve this large development site of about 8.47ha, one at the eastern tip of the

Subject Site adjoining Long Ping Road and one at Yung Yuen Road. The

proposed new road system has already taken into account the need of

flexibility to accommodate the implementation of the Subject Site in different

development phases. They can be provided in different development phases

and upon completion of the whole development it will become an effective on-

site road network.

5.5 For planning of residential clusters: The entire Subject Site is subject to severe

noise impacts from West Rail Line, Long Ping Road and Long Tin Road. The

disposition and orientation each house has to comply with the noise standards

set out in HKPSG. This means that the flexibility of each house in terms of its

disposition and orientation is very limited. Sometimes, they have to rely on

the remedial effects from different types of building clusters to reduce or to

screen off the level of noise impacts.

6. INDICATIVE MASTER LAYOUT PLAN

The Scheme

6.1 On the basis of the above urban design proposals, an indicative Master Layout

Plan (“MLP”) for the Subject Site was then formulated as shown in Figure 7.

Basically, the whole Subject Site is proposed to be divided into two major

portions: the north western communal open space (i.e. Site A) and the core


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development area to its south (Site B and Site C). The layout is formulated for

with the following reasons:

(i) there is a need to provide a proper local road to connect Wing Ning

Tsuen to Yung Yuen Road;

(ii) more than half of developable area in Site A is subject to severe railway

noise impact;

(iii) there is a need to provide set-backs for local road widening;

(iv) there are common landownerships in Site A and Site C; and

(v) the shape of the remaining land in Site A is hard to be developed for a

meaningful residential cluster from the cost effectiveness standpoint.

That is why Site A is proposed for a communal open space and all its

development potential will be transferred totally into Site C.

6.2 Figure 8 shows the boundaries of Site A, Site B and Site C, their land areas,

proposed GFA calculations, and the distribution of residential units in the

present proposed CDA scheme.

6.3 With a total land area of 84,724m2 and a maximum permissible plot ratio of

0.4, a total domestic gross floor area (“GFA”) of 33,885.8m2 will be produced.

With an overall average house size of 80.3m2 and a maximum permissible

building height of 3 storeys including car park, a total of 422 units in 166 (3-

storey) houses will be produced at the Subject Site. The 166 houses are

proposed to be in form of three types of houses (i.e. Type A with 1 unit, Type

B with 1 unit and Type C with 3 units).


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6.4 Table 1 summarises the key development parameters of the proposed CDA

scheme.

Table 1 Key Development Parameters of the Proposed CDA Scheme

Development Parameters Phase 1 (Site B) Phase 2 (Sites A & C) Total 1. Site Area 8,204m2 12,224m2 + 64,296m2 84,724m2

2. Proposed Domestic GFA 3,280.2m2 30,605.6m2 33,885.8m2 3. Proposed Site Coverage 18.9% 16.3% 16.5% 4. Proposed Total Plot Ratio Not more than 0.4 Not more than 0.4 Not more than 0.4 5. No. of Storeys 1-3 1-3 House 3 3 Clubhouse 1 1 6. No. of Houses 14 152 166 7. No. of Units 422 Type A House (1 unit) 14 - Type B House (1 unit) - 24 Type C House (3 units each) - 384 (128 x 3) 8. Overall Average House Size 234.3m2 75m2 80.3m2 9. Clubhouse* 163.8m2（<5%） 1,377m2（<5%） 1,540.8m2（<5%）

Internal Transport Facilities 10. Provision of Parking Spaces 33 121

154

Private Car 29 (2 for disabled) 109 (3 for disabled) 138 (5 for disabled) Visitor 2 5 7 Loading/Unloading Bays for

HGV 1 2 3

Motorcycle 1 5 6 11. Greenery Provision 2,092 (23.79%) 24,527 (32.1%) 26,619 (31.4%) 12. Essential Ancillary

Facilities 1,849.5m2

15,914m2 17,763.5m2

E&M 48m2 72m2 120m2 Refuse Room 6.5m2 60m2 66.5m2 Sewage Treatment Plant 295m2 782m2 1,077m2 OSD Tank 1,500m2 (for

4,500m3) 15,000m2 (for

45,000m3) 16,500m2

(for 49,500m3) 13. Completion Year 2025 2026 -

OSD – On-site Detention *Clubhouses are to be exempted from GFA calculation.

Residential Cluster Planning

6.5 The proposed housing layout has incorporated all set-backs and proper noise

mitigation measures, including building disposition and orientation, acoustic

windows (top-hung type), and 3m tall solid boundary walls. It should be noted

that since the proposed CDA scheme will be implemented in two phases, the

proposed mitigation measures in Phase 1 is self-sufficient to comply with the


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noise standards set out in HKPSG even though there may be changes in the

building layout of Phase 2 in future. Details of Noise Impact Assessment

(“NIA”) and proposed noise mitigation measures are in Appendix IV.

6.6 Figure 9 and Figure 10 are the typical layout for Type A Houses; Figure 11

and Figure 12 for Type B Houses; and Figure 13 and Figure 14 for Type C

Houses. Figure 15 and Figure 16 are the diagrammatic sections of the

proposed CDA scheme. All residential units are 3-storey, some being

detached and some semi-detached. The two clubhouses are single-storey

buildings.

Traffic and Transport Arrangements

6.7 It is understood that the landowners in the Phase 2 site are still in the

negotiation process. It may take some additional time to come up with a

compromised solution among different stakeholders. To allow for this

situation, the Applicant proposes to adopt two separated run-in/-out points (i.e.

one from Yung Yuen Road to serve Phase 1 and one from Long Ping Road to

serve Phase 2).

6.8 To improve the vehicular accessibility of the existing Yung Yuen Road, the

Applicant proposes to widen this Road up to a standard 2-way traffic

carriageway with 7.3m drive way and 1.5m footpath on its both sides. The

proposed run-in/-out point at Yung Yuen Road will be 7.3m wide with 1.5m

footpath on two sides, whereas the one from Long Ping Road is 12m wide

with one-sided 1.2m footpath. Details of the internal Road layout and the

Traffic Impact Assessment (“TIA”) are in Appendix V.

6.9 The proposed widening of Yung Yuen Road will be undertaken by the

Applicant in Phase 1.

Tree Preservation and Landscape Proposals

6.10 Figures 17 and 18 respectively are the indicative Landscape Master Plan

(“LMP”) of phase 1 development and of the whole CDA. Figures 19 and 20


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are the diagrammatic sections of the proposed LMP. Detailed Tree

Preservation and Landscape Proposals (“TPLP”) for the proposed CDA

scheme under application are in Appendix III. Again, the common greenery

area and greenery ratio in Phase 1 are self-sufficient and will not affect, and

will not be affected, by the changes in future tree preservation and landscape

proposals in Phase 2.

6.11 Table 2 provides the breakdown of the proposed common greenery area and

green ratio at each defined site area within the Subject Site.

Table 2 Proposed Common Greenery Area and Green Ratio

Site A (Phase 2) Site B (Phase 1) Site C (Phase

2)

Total

Site Area (about) 12,224m2 8,204m2 64,296m2 84,724m2

Common Greenery 9,231m2 2,091m2 15,405m2 26,728m2

Greener Ratio 75.52% 25.50% 23.96% 31.55%

6.12 The overall landscape planning is based upon the two landscaped buffer areas

(one being the 25m wide set-back buffer from the West Rail Line; and the

other the 20m wide set-back from Long Ping Road and Long Tin Road)

(Figures 18 and 19). These, together with the proposed landscaped open

spaces at the entrance point fronting Long Ping Road, will provide an effective

visual effect to screen off the proposed 3-storey tall development at this part of

the Ping Shan area.

6.13 The proposed open spaces along the two peripheral housing clusters in Phase 2

will not only act as connectors to integrate with the internal landscaping work,

but will also provide effective spatial areas to break the line of buildings for

better quality of living.

Sewerage Proposals

6.14 As mentioned in paragraph 4.1 (viii), there is no public sewer system in the

vicinity of the Subject Site. To tackle the interim sewage disposal needs of the

proposed development at the Subject Site, an on-site sewage treatment plant


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(“STP”) is hence proposed in the south-western end of the Subject Site

(Figure 7).

6.15 This STP will also be constructed in two phases in accordance with the

phasing of the proposed development. Each phase of the STP is independent

to each other. The results of the sewerage impact assessment in Appendix VI

have concluded that the proposed development will not result in any

unacceptable sewerage impact on the local area. The STP is proposed to adopt

the biological treatment, membrane filtration and Reverse Osmosis (i.e. MBR

+ RO), and all treated effluent from the proposed STP are required to comply

with the terms and conditions in the discharge licence under the Water

Pollution Control Ordinance (“WPCO”) prior discharge into the existing

drainage system.

6.16 In addition, an equalization tank will be provided for contingency purpose in

case of entire outage of the STP. Tank away will be served for prolonging

outage of the STP. Phase 1 will have its only independent STP system. When

Phase 2 development starts to be implemented, the remaining part of the STP

with the same treatment process standards could be constructed without

affecting the development of Phase 1 in future. Details of the Sewerage

Impact Assessment (“SIA”) are in Appendix VI.

Drainage Proposals

6.17 Having considered the fact that a substantial portion of the Subject Site will be

paved upon completion of the whole CDA site, and that the existing drainage

system may have insufficient capacity to convey the stormwater runoff

generated by the Subject Site and its surrounding catchments, the Applicant

has proposed to provide two on-site detention (“OSD”) tanks (i.e. one OSD

tank in each Phase). The locations, the sizes and the associated calculations of

these two OSD tanks are provided in paragraph 5.1.3 and Figure 2 in the

report of Drainage Impact Assessment (“DIA”) in Appendix VII.


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6.18 The results of DIA have demonstrated that with the provision of the two OSD

tanks and other on-site internal drainage system, the proposed CDA scheme

will not generate any unacceptable or significant adverse drainage impact on

the local area.

Air Quality Impacts

6.19 The results of the Air Quality Impact Assessment (“AQIA”) have

demonstrated that no air quality impact on the proposed development (both

Phase 1 and Phase 2 developments) is anticipated. This is mainly due to the

fact that the closest industrial chimney is located over 200m south-western of

the Subject Site, and no residential units or private gardens within the Subject

Site will be affected by this identified industrial chimney. Details of AQIA are

in Appendix VIII.

Feasible Phasing of Development

6.20 The present proposed phasing of development under application has taken

account of and fully complies with the following four criteria set out in the

“Town Planning Board Guidelines for Designation of “CDA” Zones and

Monitoring the Progress of “CDA” Developments” (“TPB PG-NO.17A”)

(April 2016):

paragraph 5.4(a): “the planning intention of the “CDA” zone will not be

undermined;”

paragraph 5.4(b): “the comprehensiveness of the proposed development will

not be adversely affected as a result of the revising phasing;”

paragraph 5.4(c): “ the resultant development should be self-contained in

terms of layout design and provision of open space and appropriate G/IC,

transport and other infrastructure facilities;” and

paragraph 5.4(d) respectively state “the development potential of the

unacquired lots within the “CDA” zone should not be absorbed in the early


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phases of the development, access to these lots should be retained, and the

individual lot owners’ land interest should not be adversely affected.”

6.21 Figure 21 shows the proposed phasing of the whole CDA site. Phase 1 (Site

B) contains 14 detached houses to be located at the western end of the Subject

Site. All private lots within Phase 1 are owned by the Applicant. The scale of

development at this phase is relatively small, so that the widening of Yung

Yuen Road is sufficient to cater for the traffic demand generated by Phase 1.

Phase 1 is a self-contained development part of the whole CDA site in terms of

provision of open space, transport and traffic arrangements, and other ancillary

infrastructure facilities, such drainage and sewerage systems. The changes in

the layout of Phase 2 will not affect the level of noise impact on any

residential units in Phase 1.

6.22 Phase 2 (Site A and Site C) comprises 152 houses providing a total of 408

residential units. It is understood that there are common landownerships in

Site A and Site C, this could offer greater flexibility to iron out development

and implementation mechanism mutually acceptable among them. In fact that,

the serious noise impacts generated from West Rail Line and Long Ping

Road/Long Tin Road have already imposed severe site constraints on Site A

and Site C. This means that the degree of possible changes to the development

layout in Phase 2 is limited. However, in case of any changes to the

development layout of Phase 2, the overall planning intention of the subject

CDA zone remains unaffected as Phase 2 development is also a self-contained

development part of the whole CDA site in terms of provision of open space,

transport and traffic arrangements, drainage and sewerage systems.

6.23 Therefore, the proposed phasing of development to implement the subject

CDA site is feasible and fully complies with the criteria set out in TPB PG-

NO.17A.


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7. PLANNING JUSTIFICATIONS

Fully In-line with Planning Intention

7.1 The present proposed CDA scheme is fully in-line with the planning intention

imposed on the subject CDA zone, particularly the maximum plot ratio

restriction of 0.4 and the maximum building height restriction of 3 storeys

including car park. The proposed MLP also fully complies with the following

relevant required planning information outlined in the Remark (a) in the Notes

of OZP for the subject CDA zone.

“(i) the area of the proposed land uses, the nature, position, dimensions, and

heights of all building to be erected in the area; [Figure 7 and Table 1]

(ii) the proposed total site area and gross floor area for various uses, total

number of flats and flat size, where appropriate; [Figure 7 and Table 1]

(iii) the details and extent of Government, institute or community (G/IC) and

recreation facilities, public transport and parking facilities, and open

space to be provided within the area; [Not applicable to the present

application]

(iv) the alignment, widths, levels of any road proposed to be constructed

within the area; [Figure 7 and Appendix V]

(v) the landscape and urban design proposals within the area; [Appendix

III, Figure 6 and Figure 18]

(vi) programmes of development in details; [Figure 21]

(vii) an environmental assessment report to examine any possible

environmental problems that may be caused to or by the proposed

development during and after construction and the proposed mitigation

measures to tackle them; [Appendix IV]


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(viii) a drainage and sewerage impact assessment report to examine any

possible drainage and sewerage problems that may be caused by the

proposed development and the proposed mitigation measures to tackle

them; [Appendices VI and VII]

(ix) a traffic impact assessment report to examine any possible traffic

problems that may be caused by the proposed development and the

proposed mitigation measures to tackle them; [Appendix V] and

(x) such other information as may be required by the Town Planning Board.”

Complying with TPB Guidelines

7.2 As mentioned in paragraphs 6.20 and 6.23 above, the proposed phasing of

development will not undermine the planning intention of the CDA zone, or

the comprehensiveness of the proposed development. Both Phase 1 and Phase

2 developments are self-contained in terms of provision of open space,

transport and traffic arrangements, drainage and sewerage systems. Changes

in development layout in Phase 2 will not cause any additional noise impacts

generated by West Rail Line and/Long Ping Road/Long Tin Road on Phase 1

development.

7.3 The proposed MLP and phasing programmes of development for the subject

CDA site hence fully complies with relevant criteria set out in TPB Guidelines

(TPB PG-NO.17A).

Catalyst to Speed Up Implementation Process

7.4 It has been noted that since the rezoning of the subject CDA zone in 2010, it

has been vacant or used for temporary warehouse/workshop purposes. Having

considered that a huge major public housing development will be developed to

the northeast of the Subject Site at Wang Chau in near future (Figure 1), it is

expected that ancillary and associated local community infrastructure facilities,

such as new drainage and sewerage systems, and local road networks, will be

provided at this part of western end of Yuen Long New Town. This


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development will also bring positive planning inputs to improve the living

quality of the local community in the area, including its surrounding CDAs.

7.5 It is noted that the proposed Phase 1 development could be realized within a

short period of time due to its relatively small scale of development. Although

the scale of development in Phase 1 is small in nature, it definitely acts as an

effective catalyst to speed up not only the Phase 2 development, but also the

other CDA sites in the vicinity of the Subject Site.

7.6 The approval of this application represents a positive approach to realize this

long decided planning intention of the Subject Site so as to recognize all

efforts previously spent by the relevant Government departments and

Members of TPB.

No Unacceptable Impacts

7.7 The results of TPLP (Appendix III), NIA (Appendix IV), TIA (Appendix V),

SIA (Appendix VI), DIA (Appendix VII), AQIA (Appendix VIII) and VIA

(Appendix IX) have demonstrated that the proposed development will not

cause any unacceptable adverse impact on, or will be affected by, its

surrounding developments in the area in terms of landscape, traffic noise,

traffic, sewerage, drainage, air quality aspects. It has been proved that the

whole development under application is technically feasible to be

implemented.

8. CONCLUSION

8.1 The present proposed MLP scheme is to seek a permission from TPB to

realize the long designated CDA zone covering various lots in D.D. 122 and

their adjoining Government land, north of Long Ping Road and Long Tin Road,

Ping Shan, Yuen Long.

8.2 The proposed CDA scheme comprises a total of 166 3-storey houses

containing 422 residential units. It is proposed to be implemented in two


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development phases. Each phase of development will be self-contained in

terms of the provision of open space, transport and traffic arrangements,

drainage and sewerage systems.

8.3 It has been proved that the proposed MLP under application is totally in-line

with the planning intention of the CDA zone; it fully complies with the TPB

guidelines for phasing of development; it will not cause any unacceptable

traffic, drainage or sewerage impacts on the area; and it or will not be affected

by the noise generated by West Rail Line or Long Ping Road/Long Tin Road.

8.4 The approval of this application will act as a catalyst to speed up not only the

implementation of the subject CDA site, but also the other CDA sites in the

vicinity of the Subject Site.

8.5 In view of the above, we respectfully request Town Planning Board to approve

the present proposed MLP so as to allow the Applicant to prepare the detailed

building design and its associated land exchange application document to

realize the subject CDA zone at this part of the Ping Shan area

VISION PLANNING CONSULTANTS LIMITED

June 2021

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