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Old October 10th, 2007, 02:14 PM   #1
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HONG KONG | New Development Areas Plans

2007-08 Policy Address:
Quote:
(10) New Development Areas (NDAs):
To ease pressure on developed areas and to meet the demand for land arising from population growth, we need to plan for NDAs without delay. The scope of NDAs will be smaller, less than one fourth of that of the existing new towns such as Tuen Mun and Sha Tin. The NDAs will provide land for various uses such as housing, employment, high value-added and non-polluting industries. Through comprehensive planning, the NDAs will provide quality living space and convenience to both residents and users. In this connection, we will revive planning and engineering studies on NDAs at Kwu Tung North, Fanling North, Ping Che and Ta Kwu Ling and Hung Shui Kiu, and work out implementation strategies.
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Old October 16th, 2007, 06:47 PM   #2
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New towns to be smaller and greener in future
Hong Kong Standard
Tuesday, October 16, 2007

The four new towns in the northeastern New Territories mentioned in the policy address will be smaller, more user- friendly and greener than the current ones, the development chief said yesterday.

Speaking on an RTHK program, Carrie Lam Cheng Yuet-ngor said the development of these towns, though smaller in scale, will be balanced with environmentally conscious designs and green landscape.

She said the overdevelopment of public housing in Tin Shui Wai, with few compatible community facilities, will not be seen in these towns.

Also, unlike the former policy of waiting for the population of towns to reach certain levels before facilities are built, Lam said public housing will in future go hand in hand with adequate community and leisure facilities.

In his policy address, Chief Executive Donald Tsang Yam-kuen spoke of new development areas in the northeastern New Territories to meet population demands.

These developments include Hung Shui Kiu and the "three-in-one" plan comprising Kwu Tung North, Fan Ling North and Ta Kwu Ling.

In size, these new towns will be less than a quarter of the existing new towns like Sha Tin, which has a population of about 120,000.

A feasibility study of the three-in- one development will start early next year, followed by a study on Hung Shui Kiu.

Lawmakers meeting yesterday said that since these towns will be built from scratch, more stringent building and environmental restrictions should be placed to turn them into environment-friendly towns.

Current green plans call for green rooftops to be realized in 20 existing government buildings by next year to attenuate the urban heat island effect and improve air quality.

Lam said viable designs of green- conscious cities in other places may be incorporated into the new town planning model.

To implement the lower density development concept, a review of Hong Kong's outline zoning plans have already been initiated.

Out of the current 108 outline zoning plans, 50 do not have development restrictions such as plot ratios and height limits, Lam said.

Priority will be given to plans covering areas under high redevelopment pressure and the Victoria Harbour waterfront.

The development chief also recognized that adopting public consultation in the early stages of project planning, complete with a heritage impact assessment, will be necessary to speed up infrastructure projects which have been lagging behind over the past few years.
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Old October 17th, 2007, 09:46 PM   #3
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They should focus on redevelopment rather than developing new towns... (not to say they should stop that completely, but shift focus on making the old new)

Many areas in HK are beginning to age like crazy now.
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Old October 17th, 2007, 10:18 PM   #4
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Quote:
Originally Posted by gladisimo View Post
They should focus on redevelopment rather than developing new towns... (not to say they should stop that completely, but shift focus on making the old new)

Many areas in HK are beginning to age like crazy now.
the new town is to decentralize the population and lower the population density.
we can't just redevelop all the locations with very high density. it's first not very pleasant to live and the infrastructures aren't able to support the population boom in old area.
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Old October 18th, 2007, 09:48 AM   #5
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Quote:
Originally Posted by gladisimo View Post
They should focus on redevelopment rather than developing new towns... (not to say they should stop that completely, but shift focus on making the old new)

Many areas in HK are beginning to age like crazy now.
Both are happening, but if the city were to depend on urban redevelopment, then not much will change for years. Langham Place took over 15 years to redevelop from start to finish, and these projects are oftentimes very time consuming especially when trying to figure out complex ownership structures, locating the owners who may no longer live in HK, and then figuring out a settlement amount.
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Old October 23rd, 2007, 06:41 PM   #6
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Northern areas earmarked for university, hi-tech plants
Development proposed to meet needs of 8.6m population

12 October 2007
South China Morning Post

Areas for development in the northern New Territories - flagged by the chief executive in his policy address on Wednesday - are intended to house a university, logistic and high-value-added industries and low-density residential developments, a Planning Department study released yesterday shows.

None of the plans will come to fruition if projections for the city's population growth shrink, the study says. On the other hand, more land will be needed in the area if projections rise. The developments would take 12 or 13 years to complete.

The study earmarks Kwu Tung North, Fanling North, Ping Che and Ta Kwu Ling in North District, and Hung Shui Kiu in Yuen Long District for development, and forecasts they will house 350,000 people.

The study, "HK2030: Planning Vision and Strategy", was started in 2000 and comprises the views of the public, expert opinion from a 12-strong panel of academics and professionals appointed by the department, and technical assessments.

The study says the rural characteristics of Kwu Tung North make it a desirable location for a new university campus, which would feature housing for students. It would target international and mainland students and skilled professionals.

The government predicts rising demand for land from "special industries" involved in hi-tech production, logistics and high-value-added manufacturing by 2030, and the study forecasts they will need gross floor area of up to 2.9 million square metres. Sites at Hung Shui Kiu, Ping Che and Ta Kwu Ling could be reserved for these industries, it says.

Residential developments would have a density only one quarter of that of traditional new towns such as Tseung Kwan O.

The study assumes a population of 8.6 million by 2036, up 1.6 million from now. It assumes 1.1 million of them will be housed in new towns such as Tung Chung and Tseung Kwan O and in metropolitan areas including the Kai Tak and West Kowloon developments.

The study warns the plans will cost tens of billions of dollars to implement, and says contingencies should be built into them to cope with unpredictable changes in population.

If, within the next few years, the population is projected to reach only 8 million by 2030, the government should consider scrapping the plans, the study says.

That is a realistic prospect, it says, given that the cost of living north of the border is lower and living conditions there are improving, and that Hong Kong lacks jobs for those with few skills - factors which may encourage some workers and retirees to move north.

If, on the other hand, the population is projected to reach 8.8 million by 2030, areas in Kam Tin, Au Tau, San Tin and Ngau Tam Mei, all in Yuen Long District, would be needed to accommodate the additional 200,000 people.

University of Hong Kong statistician Paul Yip Siu-fai said population growth was expected to vary in the coming years, but the government should be prudent about developing rural areas.

"About 25 per cent of our births last year were to mainlanders. The population is fluid," he said.

Dr Yip agreed that improvements in cross-border infrastructure was encouraging migration to the mainland.

He said the government had underestimated the proportion of the working population likely to move from Hong Kong to the mainland.

Ng Cho-nam, a member of the Town Planning Board and an adviser to the study, said it laid down major principles for Hong Kong's development.
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Old November 30th, 2007, 05:09 PM   #7
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發展新界東北容納18萬人
30/11/2007
東方日報

【 本 報 訊 】 政 府 首 度 披 露 新 界 東 北 三 個 新 發 展 區 的 發 展 藍 圖 , 總 發 展 面 積 逾 八 百 公 頃 , 共 可 容 納 約 十 八 萬 人 口 , 其 中 以 古 洞 北 規 模 最 大 , 可 容 納 約 十 萬 人 口 , 並 可 創 造 約 一 萬 六 千 個 就 業 職 位 。 當 局 計 劃 明 年 中展 開 為 期 兩 年 半 的 檢 討 研 究 , 進 行 環 境 影 響 評 估 及 擬 備 發 展 大 綱 圖 。

土 木 工 程 拓 展 署 向 環 境 保 護 署 提 交 的 工 程 項 目 簡 介 指 , 因 應 人 口 增 加 , 為 應 付 房 屋 需 求 及 製 造 就 業 機 會 , 政 府 計 劃 在 上 水 古 洞 北 、 粉 嶺 北 和 坪 輋 / 打 鼓 嶺 拓 展 新 發 展 區 , 其 中 以 古 洞 北 的 發 展 規 模 最 大 , 佔 地 近 五 百 公 頃 。

文 件 指 出 , 拓 展 署 初 步 發 現 , 古 洞 北 有 多 個 具 生 態 價 值 的 地 方 , 包 括 鷺 鳥 林 、 短 吻 果 蝠 棲 息 地 等 , 粉 嶺 北 和 坪 輋 / 打 鼓 嶺 則 有 罕 見 的 虎 皮 蛙 及 狹 口 蛙 。 而 新 發 展 區 範 圍 內 暫 知 有 五 處 文 物 建 築 , 包 括 被 列 為 法 定 古 蹟 的 古 洞 北 居 石 侯 公 祠 。

署 方 表 示 , 將 來 在 新 發 展 區 會 進 行 紓 緩 措 施 , 包 括 種 植 植 物 屏 障 , 避 免 自 然 生 態 受人 類 活 動 滋 擾 , 進 行 土 地 平 整 工 程 時 會 盡 量 避 免 破 壞 文 物 遺 產 。 由 於 坪 輋 / 打 鼓 嶺和 古 洞 北 均 鄰 近 堆 填 區 , 署 方 亦 會 特 別 評 估 新 發 展 區 將 來 受 沼 氣 影 響 的 風 險 。
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Old February 10th, 2008, 04:04 PM   #8
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屯門東擬建休閒市鎮
07/02/2008


【本報訊】屯門東十四幅土地擬作中至低密度住宅發展,以「休閒市鎮,環抱山海」為城市設計概念,樓宇最高不超過二十層,其中一幅地則撥作公屋。當局擬擴闊青山公路,以應付未來發展的交通流量。

土木工程拓展署聯同規劃署發表屯門東房屋用地發展諮詢文件,研究範圍西至三聖眤、北至大欖郊野公園、東至大欖涌明渠、南至海岸線,範圍內的西面和中部接近屯門市中心,東面主要被山林覆蓋。

當局初步建議屯門東以「休閒市鎮,環抱山海」為城市設計概念,以配合現有自然綠化環境、蜿蜒的海岸線和山巒起伏的背景。當局傾向十四幅用地的發展高度介乎三至二十層,並會進行空氣流通評估。
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Old March 4th, 2008, 06:55 AM   #9
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Private-public deals eyed for new towns
Hong Kong Standard
Wednesday, February 27, 2008

The government hopes to promote private-public partnerships in an innovative attempt to develop the northeastern New Territories, the Development Bureau said yesterday.

It is focusing on two new development areas, one under the "Three-in-One" plan comprising Kwu Tung North, Fan Ling North and Ping Che/ Ta Kwu Ling, and the other at Hung Shui Kiu.

A planning and engineering study will begin as soon as the Legislative Council Finance Committee approves the study budget of HK$50.8 million.

In the government's "2030 Study" report, the new development areas will have a population of 350,000.

The study is expected to be completed in 30 months.

Since the sites consist mainly of privately-owned land amid scattered villages and squatters, development chief Carrie Lam Cheng Yuet-ngor said land resumption was not suitable as this could lead to disputes and judicial challenges.

Private-public partnership, however, could work, Lam said.

The last such study was conducted in 2003 and a new study is needed since there have been vast changes in the economy, the public's aspiration for a better living environment, and awareness of heritage conservation.

While praising the initiative, lawmakers were concerned about the transparency in the partnerships since there is no current mechanism to monitor such operations.

Tin Shui Wai was cited by legislators as an example of a new town failure as the lack of planning caused massive social problems.

Lam vowed to learn from this failure and said future new towns with a population of 350,000 or more will not suffer from such planning mistakes.

The study will look into the low-density development at the sites with a mix of public and private housing.

It will also consider supporting community facilities, provide employment opportunities within the remote areas and transportation links to other areas.

These issues were not addressed in Tin Shui Wai until a series of cases involving family violence caught the attention of the public.

Lam said planning for the new towns would incorporate green strategies such as energy-saving and waste-recycling measures.

A heritage and ecological conservation study will also be commenced to identify areas to be protected.

A three-stage public consultation will take place during the study.

The two new projects, which will take 12 to 13 years to develop, were highlighted in last October's policy address as urgent means to provide housing to meet future needs.
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Old August 26th, 2008, 05:31 PM   #10
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Recent New Towns - Tung Chung









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Old August 29th, 2008, 01:19 PM   #11
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Some excellent photos. I've always liked that area.
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Old August 29th, 2008, 05:28 PM   #12
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it snows in hongkong?
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Old August 29th, 2008, 05:55 PM   #13
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Quote:
Originally Posted by SilentStrike View Post
it snows in hongkong?
No. Even frost is a rare thing.
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Old October 20th, 2008, 05:29 PM   #14
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Rental flats for elderly set for Tin Shui Wai
6 October 2008
South China Morning Post

The Executive Council has agreed in principle to allocate 60,000 square metres of land in Tin Shui Wai to the Housing Society for a residential development for the elderly.

When the two-phase project is completed, the land near Hong Kong Wetland Park will feature 1,250 rental flats for the elderly plus recreational facilities and guesthouses.

Officials have boasted it would be an ideal retirement environment, and even touted it as an attraction for youngsters and medical tourism.

The first phase, with 600 rental flats, is expected to be completed in about five years and create 800 jobs. Facilities such as clinics and care homes will also be built to cater for the needs of the elderly.

Secretary for Development Carrie Lam Cheng Yuet-ngor said yesterday the project was the first of its kind.

"This innovative plan includes a guesthouse. As the scenery is beautiful in Tin Shui Wai, I believe youngsters are going to come and visit their elderly relatives," she said.

Housing Society chairman Yeung Ka-sing said the Integrated Elderly Community Project was aimed at creating job opportunities.

In return for the land, the Housing Society will return a lot on Tsing Luk Street, Tsing Yi, which it bought for about HK$370 million.

Secretary for Labour and Welfare Matthew Cheung Kin-chung described the project as "out of the ordinary".

He said the wide range of facilities would benefit locals, and the medical facilities could be attractive to those who visited Hong Kong for medical tourism.

The project is part of the government's wider plan to create jobs and revitalise the economy in the northwest New Territories, distant from the city and home to a large number of less-well-off new immigrants.

However, Tin Shui Wai Development Network chairwoman Chung Yuen-yi said she had reservations about the number of jobs that could be created through the project.

"Elderly-related jobs are likely to be part-time jobs. For example, a domestic helper only gets to work for a few hours from time to time."

Even if the number of jobs to be created was correct, the project would provide little help to the unemployed in the new town.

"There are about 20,000 unemployed people in Tin Shui Wai," she said. "Eight hundred jobs could only help very few people in this sense."

Meanwhile, the government is calling for expressions of interest for the development of recreational and commercial facilities on 30,000 square metres of land nearby.
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Old October 22nd, 2008, 03:35 AM   #15
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Development limited to 12pc of border area
Preservation stressed in plans

14 May 2008
South China Morning Post

Development would be allowed on only about 12 per cent of the 2,400-hectare closed border area, according to concept plans revealed by the Planning Department yesterday.

Areas proposed for low-density development include the Lok Ma Chau Loop, Kong Nga Po and more than 20 small villages.

Natural and historic landscapes, comprising more than 80 per cent of the border area, will be protected by an outline zoning plan, expected to be completed before the border area is opened up in 2010.

But few details have been given on how villagers in the area will be involved in the new development.

A three-month public consultation will be launched on Friday on the plans, which will be sent to the Town Planning Board the same day. Based on the public's comments, more detailed development will be drafted later in the year.

According to the consultation document, a new community will be built at Kong Nga Po to showcase green architecture and sustainable-living concepts.

The 10-hectare area, north of Sheung Shui, was dredged to provide mud for public works and the site has been filled.

The site was chosen for low-rise buildings because it was government-owned and easily accessible from Sheung Shui, a Planning Department source said.

Orderly small-house development would also be allowed at more than 20 villages in the border area to show respect to the development rights of villagers.

"Less sensitive areas outside the border, like Kwu Tung North and Fanling North, are more suitable for new-town developments of higher density," the source said, adding that higher education and high-value-added production activities could be proposed at the loop.

Land use of the loop will be studied separately by the end of the year.

Apart from limiting new development, proposals have also been made to protect areas of ecological value. The department has proposed a country park at Robin's Nest, a large piece of woodland connecting Wutongshan National Forest Park in Shenzhen and Pat Sin Leng Country Park in Hong Kong. The area is recognised as an ecological corridor between Hong Kong and the mainland.

While protecting Hong Kong's largest colonies of egrets at Ho Sheung Heung and an ecologically sensitive stream at Lin Ma Hang, villagers will be encouraged to enhance their wetlands and revitalise abandoned farmland for organic farming.

At Ma Tso Lung, an eco-lodge is proposed for the appreciation of natural features, fish ponds, wetlands and rural landscapes.

For those interested in cultural heritage, trails linking historic buildings and structures in old villages would also be available at Ta Kwu Ling, Planning Department sources said. They added that incentives would be provided to non-governmental organisations for refurbishing vacant houses and disused schools for holiday camps, village-life experience centres and retirement villages.

The vice-president of the Hong Kong Institute of Planners, Kim Chan Kim-on, said the careful development approach proposed by the department would be appreciated by the community.

"The border areas should be treasured and stored as backup land," he said. "Lots of land outside the border area is underused and not well planned, and these sites should be developed first."
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Old October 22nd, 2008, 04:04 AM   #16
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NDAs have nothing to do with population growth
6 May 2008
South China Morning Post

"To ease pressure on developed areas and to meet the demand for land arising from population growth, we need to plan for NDAs [New Development Areas] without delay."

2007-08 Policy Address,

Donald Tsang Yam-kuen

"The [Heung Yee] Kuk proposed forming the long-awaited university hub at Heung Shui Kiu instead of Kwu Tung North {hellip}

Large container yards are proposed in Ta Kwu Ling and Ping Che, currently used for open storage {hellip}"

SCMP, May 5

So let's have it again, Donald, how development of these four NDAs is about relieving the pressure on urban areas of our booming population. It seems the Kuk has a different agenda. Cross your heart now and swear you were not hiding a Kuk script.

I mean we already have eight universities, or was it nine, all of them included in Hong Kong's top 10 and the Pearl River Delta's top 30 institutes of tertiary learning. Some of them even have students who can read and most have graduates who qualify for jobs as flight attendants, no less.

It was my understanding that the big idea behind "university hub" was to build on this record by making Hong Kong a new Oxford or Harvard, attracting students from around the world, even pulling them back home again from the University of British Columbia.

Laudable as this may be, however, I do not quite follow the steps of logic that would make it part of an effort to ease population pressures. I must be missing something here because it strikes me that "university hub" would do more to worsen than to ease these pressures.

Of course, I may have misunderstood the word "population".

Perhaps what was meant here was our population of container boxes, stacked higgledy-piggledy in rusting heaps everywhere in the New Territories. It may indeed be worthwhile to designate official refuse tips for these eyesores.

Then again, we may not have to suffer from this affliction much longer. Ports across the border are rapidly supplanting our own Kwai Chung container port as the premier shipping outlet for mainland-made goods. If this trend keeps up we will no longer need large container yards and at least two of these NDAs might thus be best kept as country park.

The simple fact is that one cannot be sure any longer whether the word "population" can even be associated with the word "growth" except in the fantasies of government planners.

The chart demonstrates what I mean. That red line on top represents the high-growth scenario of the Third Comprehensive Transport Study (CTS3), a 1997 study that still constitutes the basic justification for most infrastructure projects now under way.

It envisaged a population of about 8.4 million at the end of 2007. The actual figure was 6.96 million (the blue line at the bottom). For demographics this error is so huge as to be off the scale. Even the lowest growth scenario in CTS3 (the green line) yields a much greater population at present than we actually have.

And it obviously leads to the question of why the government is pushing these four NDAs at all.

I think the answer has mostly to do with the fact that contracts are contracts and they yield money with poured concrete as a by-product, which keeps functional constituencies happy in the Legislative Council.

But one constituency in particular here concerns me - the Kuk. I think its big boys are not entirely happy with all the attention given the development of the Lok Ma Chau Loop on the Shenzhen River. This big plot of land is owned by cross-border interests rather than by Kuk members.

We are apparently obligated to allow development of the Lok Ma Chau Loop. Our official policy of craven acquiescence to the whims of provincial and municipal authorities across the border requires it. But the Kuk is annoyed being left out. It wants its share of the loot too rather than have all the money go across the border. In compensation we have thus agreed to let it have its way with four big pieces of land - those four NDAs.

I understand this and I understand the reasons for it. But I also thought the Kuk would have been more tactful about this and not rubbed our faces in it by publicly dictating development plans. Apparently I was wrong.
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Old October 23rd, 2008, 10:34 AM   #17
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沙頭角活化擬搞生態遊民初建築招客 不開放恐成空談
23 October 2008
太陽報

【太陽報專訊】規劃署研究改善仍屬禁區範圍的沙頭角鄉鎮及鄰近地區,擬發展生態及文化旅遊,當中的舊消防局、舊郵局和舊火車站,及一列民初時期建築物都是具吸引力的景點,遊人亦可坐船出海,到附近人○罕至的島嶼尋幽探秘。但沙頭角商會主席曾玉安說,區內有不少建築物具有吸引力,但若政府不開放沙頭角,遊人很難申請到來,沙頭角難發揮旅遊點的角色。規劃署指出,保安局年初宣布大幅縮減邊境禁區範圍,由二千八百公頃減至四百公頃,但因保安理由,沙頭角及沙頭角海仍維持在禁區範圍之內,令沙頭角更見特色。該署表示,早在八十年代,深圳發展為經濟特區,中英街吸引很多內地客到訪,但自從○三年內地開放個人遊,內地人來港更加方便,到訪中英街的內地人大幅減少,打擊沙頭角的經濟活動。該署又說,沙頭角居民一直要求開放禁區,以活化沙頭角經濟活動,保安局曾與居民商討,提出容許居民舉辦旅行團,利用碼頭前往附近島嶼遊覽。今次研究範圍包括沙頭角○、崗下及山咀等,合共面積三十三公頃土地,及鄰近地區如鳳坑、谷埔、榕樹凹、鎖羅盆、荔枝窩、三椏村、鴨洲、吉澳等合共三百零五公頃土地。該署計劃聘請顧問公司研究,明年開始,預計十九個月後完成,期間會諮詢居民意見。

此外,粵港兩地決定興建第五個跨境口岸蓮塘/香園圍,發展局初步總結諮詢結果,指公眾意見大致支持興建新口岸,但部分受影響村民擔心連接路走線會對他們造成影響,及關注搬遷賠償安排。發展局擬於下月向立法會申請撥款八千八百七十萬元,進行新口岸布局及連接路走線等的研究。地政總署已成立專責小組,與受搬村影竹園村居民商討搬村安排。而古洞北、粉嶺北及坪輋/打鼓嶺的三合一新發展區,由於區內多私人土地,發展局計劃以公私合營方式發展,新發展區會採中密度發展,規模較新市鎮細。發展局計劃年底進行第一階段公眾參與,在二○一一年完成新界東北新發展區研究。落馬洲河套區則會研究發展為高等桝育、高科技研發及創意工業等可行用途,發展局今年底會向立法會申請撥款,明年中展開全面規劃研究。
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Old October 23rd, 2008, 10:48 AM   #18
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規劃署展開研究 增區內供應 東涌擬填海增住宅用地
22 October 2008
星島日報

日前離島區議會討論有關東涌餘下土地未來規劃,據了解,有關方面將計畫在東涌東面,透過填海的方式提供私樓發展用地,料可容納四萬人,估計私樓供應將涉近萬個單位;不過有測量界及學者均認為,公營房屋與私樓比較屬八二之比,明顯私樓供應量較少,建議私樓的比率應增加至五成。

規劃署及離島區議會日前初步就東涌未來規劃發展達成共識,計畫在東涌東、西面雙綫發展公屋私樓。據悉,為配合東涌將達到二十二萬人口的目標,規劃署及區議員均建議在東涌東、西區進行填海,以增加土地興建私樓以及公屋。預計未來東涌西區,即逸東邨對開增建公營房屋,將有足夠公屋應付十六萬人口,而東涌東面,即映灣園以東方向,則將建成私樓,以應付四萬個人口,公營房屋與私樓比較屬八二之比,是次涉及的為市中心三及四期,至於一期及二期分別已發展為逸東邨以及映灣園等私樓。

公屋私樓比例八比二

有業內人士預期,有關用地將建三十至四十座住宅,才可以應付二十二萬人口的需求,估料未來該區私樓單位新供應可達近萬伙。

理工大學建築及房地產學系教授許智文認為,以規劃新增人口二十萬計算,東涌的公屋及私樓比例可按三五之比發展,另外二成可興居屋作緩衝,換言之,即私樓的比率應增加至五成。

學者倡增私樓至五成

韋堅信測量師行商業及投資部董事許偉國亦認為,東涌區公屋與私樓的供應比例應該要平衡,但是次計畫內容就明顯私樓供應量較少;他續指,計畫屬於一項長遠的投資,雖然需時超過五年以上,但認為仔細的資料搜集為必須的,至於短期區內雖然無新供應,但由於現時經濟放緩,加上未來本港人口增長亦較慢,故該區新供應斷層應該未會造成太大影響。

中原測量師行董事黎堅輝則指,計畫中公屋比例較多,但由於該區目前私樓的供應量接近飽和,加上估計政府或會考慮騰空市區公屋,搬遷至東涌,故未來該區於公屋的供應量上增多亦屬正確的考慮,他又指,由於項目填海需時,而短期區內新供應有限則是可以預見的。

東涌地王抽出勾地表

有業界人士指出,現時東涌市中心區的私樓已近乎完全落成,該區短期內只有香港興業的水藍•天岸餘下單位,和長實的映灣園最後一期洋房新供應,整體新供應只有約一百伙,而年前勾地表中的東涌56區地皮,雖然面積偌大,不過亦已於本年度抽起,換言之,現時東涌市中心區短期內已沒有住宅地皮供應。

有測量師認為,在供應有限下,政府現時才開始研究東涌餘下的土地發展,反映較慢,由於有關研究需時,政府現時計畫最快在明年底,由土木工程拓展署委託展開研究,料二○一二年才完成,由填海至完成,連同批地時間等,料東涌未來或將出現私樓供應的斷層。

美聯營業董事歐沚軒表示,短期內該區由於私樓供應短缺,將會出現斷層。不過他稱,東涌餘下用地發展屬長遠規劃,相信屆時大批公屋住戶進駐後,該區可發展成較具競爭力的區域,部分有換樓需要的公屋住戶,將很大機會選擇同區物業,間接對該區私樓市場有幫助。

有關方面早前決定在東涌餘下用地的規劃方案,採用填海方式以增建住宅,不過有區議會擔心,由於有關用地涉及填海,料有關研究在諮詢過程中,將需要較多討論,同時報告預計在三年後完成,隨後連同發展期,有關新發展部分,大有機會於十年八年後才竣工,擔心出現社區人口及配套出現斷層。
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Old November 1st, 2008, 08:35 PM   #19
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濕地公園附近兩區 規劃大綱限建築顏色
10月23日 星期四 05:05

【明報專訊】擬作建造業訓練中心及長者屋的天水圍 112區及115區,鄰近濕地公園 ,為免騷擾園內雀鳥及破壞自然環境,規劃署 擬定規劃大綱時,首次規定建築物不能以白、黃或粉紅等反射率高的色系設計,並要設定30米緩衝區及35至40米的通風廊,新種的植物亦不應是非本地的品種。

將建長者屋建造訓練中心

佔地7.55公頃及6.44公頃的天水圍112區及115區,分別位於濕地公園西面及南面,發展局月初宣布批出115區予房協建綜合長者屋,至於112區部分土地將以5年租期用作興建建造業訓練中心,其餘土地則會以短期租約租出。

規劃署表示,兩地毗鄰濕地公園,為免發展會影響公園及米埔 濕地的自然環境,遂於規劃大綱訂立具體規定,包括設立30米緩衝區。署方又稱,雀鳥對噪音及活動特別敏感,遂建議停車場、公共空間等皆需遠離公園。

此外,地皮內不得興建逾11層高的樓宇,並應以梯級式由西向東發展,「樓宇應獨立發展,並需預留空間,確保不會產生屏風效應,以免不太靈活的雀鳥飛越地皮時撞傷」。

禁用反射率高色系

大綱更規定建築不能使用反射率高的色系,如白色、粉紅或黃色,建議改用灰、棕或綠等色,以配合公園的自然環境。大綱亦建議兩區需增設35至40米闊的通風廊及加強綠化,署方並以公園的植物較敏感為由,規定不應種植非本地的植物,以免影響自然生態。

城市規劃委員會 副主席黃澤恩表示,首次見到規劃大綱限定建築物的顏色,「對上一次已是位於特別樓宇如禮賓府 或立法會 旁的發展,政府會於地契上列明『設計、外觀及高度條款』,但都不會寫得如此嚴謹」。

他指濕地公園以木料興建觀鳥屋,又要求訪客保持肅靜,「建築署設計這公園時,連坐向也有考慮,確保訪客面向的是濕地而非毗鄰的公屋,所以毗鄰的112及115區必定要有仔細規定,以免影響公園的生態」。
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Old November 1st, 2008, 08:49 PM   #20
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學會:新市鎮建多元房屋
10月8日 星期三 06:30

(星島日報報道)本港新市鎮的規劃不時為人詬病,近年積極「落區」作規劃研究的規劃師學會,在兩個最「年輕」新市鎮作意見分析後,認為當局應在新市鎮提供更多元化的房屋類型組合,為居民創造多一點「選擇」。學會指出,房協近日落實在天水圍興建低密度長者屋,打造另類的「長者社區」,正切合有關方向,希望可作為未來新界北新市鎮的發展借鏡。

規劃師學會近年揀選了天水圍和東涌,透過積極探訪或舉辦城市規劃工作坊,作深入研究新市鎮規劃。規劃師學會會長凌嘉勤表示,天水圍雖然一直被人稱為「悲情城市」,但本身的規劃標準十分好,居住環境不錯,主要問題是區內房屋組合過於側重公屋,尤以天水圍北為甚,當局應設法令區內的房屋組合變得較為均衡。

讚房協建低密度長者屋

他又指出,天水圍樓宇布局予人一種「疏離」感覺,認為該區日後發展的地盤面積不適宜過大,又應減少平台式設計。他說,吸取近年規劃經驗後,發現規劃過程最重要是為居民創造多一點選擇,不能讓每個社區只是同一模樣。對於房協落實在天水圍興建低密度長者屋,正是切合方向,「意味政府可以利用政策,改變天水圍人口構成和分布。」

至於東涌,凌嘉勤稱也收集到類似的規劃意見,但由於東涌鄰近機場,職位數目較多,職位分布亦較廣,區內低技術人士所面對的民生問題,相信沒有天水圍那般嚴重。記者 歐志軍
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