11. landscape and visual impact assessment · • visual impact assessment which includes the...

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11. LANDSCAPE AND VISUAL IMPACT ASSESSMENT

11.1 Introduction

11.1.1 The aim of this section of the report is to describe legislation and guidelines that will be reviewed in the LVIA. The landscape baseline reviews the condition of existing landscape resources (LRs) and landscape character areas (LCAs), planning and development control framework, and the visual amenity and visually sensitive receivers (VSRs). The assessment identifies potential landscape and visual impacts that would occur during the construction and operational phases of the proposed development at Fung Lok Wai, recommends landscape mitigation measures to alleviate the impacts; and identifies residual effects apparent after mitigation. This section also outlines any cumulative impacts arising from the proposed development and concurrent projects.

11.2 Standards and Legislation

11.2.1 Legislation, Standards, Guidelines and Criteria relevant to the consideration of landscape and visual impacts in this report include the following: • Environmental Impact Assessment Ordinance; • Technical Memorandum on Environmental Impact Assessment Process; • EIAO Guidance Notes 8/2002 on Preparation of Landscape and Visual Impact Assessment

under the EIAO. • WBTC No. 3/2006 on Management and Maintenance of Natural Vegetation and Landscape

Works and Tree Preservation; • WBTC No. 7/2002 on Tree Planting in Public Places; • ETWB TCW No. 2/2004 Maintenance of Vegetation and Hard Landscape Features. • Final Report of Study on the Ecological Value of Fish Ponds in Deep Bay Area (Planning

Department, September 1997)

11.2.2 These are described in detail below: Environmental Impact Assessment Ordinance

11.2.3 The Environmental Impact Assessment Ordinance (EIAO) was implemented on 1 April 1998. Its purpose is to avoid, minimise and control the adverse impact on the environment of designated projects, through the application of the EIA process and the Environmental Permit (EP) system. Technical Memorandum on Environmental Impact Assessment Process

11.2.4 The landscape and visual impact assessments have been carried out in accordance with the guidelines contained in Annexes 10 and 18 of the Technical Memorandum on EIA Process. EIAO Guidance Notes 8/2002 on Preparation of Landscape and Visual Impact Assessment under the EIAO

11.2.5 The guidance note (GN) advises on the requirements in vetting Landscape and Visual Impact Assessment (LVIA) of designated projects (DPs) under the Technical Memorandum on EIA Process (EIAO-TM) for the Environmental Impact Assessment (EIA) Ordinance. The main aim is to facilitate practitioners to prepare LVIA and to satisfy their own Quality Management System prior to making submissions under the EIA Ordinance. WBTC No. 3/2002 on Management and Maintenance of Natural Vegetation and Landscape Works and Tree Preservation

11.2.6 This Circular defines the management and maintenance responsibilities for natural vegetation and landscape works, including both softworks and hardworks, and the authorities for tree preservation and felling. WBTC No. 7/2002 on Tree Planting in Public Works

11.2.7 This Circular affirms the advocated policy on tree planting which adopts a flexible and balanced approach in the planning and design of public works.


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ETWB TCW No. 3/2006 Tree Preservation 11.2.8 This Circular defines the management and maintenance responsibilities for natural vegetation and

landscape works, including both softworks and hardworks, and the authorities for tree preservation and felling. Final Report of Study on the Ecological Value of Fish Ponds in Deep Bay Area (Agreement No. CE 72/94, Planning Department, September 1997.

11.2.9 This Study reviews the past ecological and landuse changes in Deep Bay Area and assesses the cumulative impact on carrying capacity of changes of landuse within the Study Area. The Study also reviews the appropriateness of the Buffer Zone 1 and 2 boundaries and considers alternative beneficial uses apart from fish farming. The Study sets out guidelines for wetland creation, restoration and new development sites within the Study Area.

11.3 Landscape and Visual Impact Assessment Methodology

Landscape Impact Assessment Methodology 11.3.1 Preparation of LVIA is based on the EIAO GN 8/2002 “Preparation of Landscape and Visual

Impact Assessment under the EIAO” for evaluation of the proposed development options at Fung Lok Wai including access road options. The landscape and visual impact considerations concerning the selection of an access road alignment to the development site is discussed in Section 3. The methodology for the LVIA and the selection of preferred development options is described in the following sections. Selection of Preferred Development Option

11.3.2 The description of alternative development options provided in Section 3 of this report includes a consideration of the development constraints, the alternative master plan layouts with different building height for three master layout options and two access road options. Landscape Planning Review

11.3.3 A review of the existing planning studies and documents will be undertaken as part of the baseline study to gain an insight into the planned role of the site, its surrounding areas, and its landscape context and to help determine the projects fit into the wider existing and future landscape context. This review considered Outline Zoning Plan numbers S/YL-LFS/7, Lau Fau Shan and Tsim Bei Tsui; S/TSW/11 Tin Shui Wai; S/YL-PS/11 Ping Shan and S/YL/17 Yuen Long. Compatibility of the proposed development to the planned developments either within or adjacent to the Study Area are also considered in terms of landscape and visual impacts. Landscape Baseline Review and Impact Assessment

11.3.4 The assessment of the potential impacts of a proposed scheme on the existing landscape comprises two distinct sections namely the baseline survey and the landscape impact assessment. Landscape Impact Assessment (LIA) Study Area is taken to include all areas within 500m of the site boundary.

11.3.5 A baseline survey of the existing landscape resources and landscape character has been undertaken based on a combination of desktop studies and site surveys. The landscape elements which contribute to the landscape character include: • Local topography; • Woodland extent and type; • Other vegetation types; • Built form; • Patterns of settlement; • Land use; • Scenic spots; • Details of local materials, styles, streetscapes, etc.; • Prominent watercourses; and


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• Cultural and religious identity

11.3.6 The process of landscape characterisation draws on the information gathered in the desk top and site survey and provides an analysis of the way in which the elements including the identified landscape resources (LRs) interact to create the character of the landscape. The Study Area is then divided into broadly homogenous units of similar character which are called Landscape Character Areas (LCAs).

11.3.7 The sensitivity of the individual LRs and LCAs to change is rated using low, medium or high depending on the following factors: • Condition, quality and maturity of the LRs / LCAs ; • Importance and rarity of special landscape elements (rarity being of either local, regional,

national or global importance); • Ability of the LRs / LCAs to accommodate change; and • Statutory or regulatory requirements relating to the landscape including its resources.

11.3.8 The next stage of the assessment process is the identification of the assessment of the magnitude of change (rated as negligible, small, intermediate or large) arising from the implementation of the proposals and the principal sources of impact based on the following factors: • Scale of the development and proposed access road; • Compatibility of the project with the surrounding landscape; • Duration of impacts (temporary or permanent) under construction and operational phases;

and, • Reversibility of change.

11.3.9 The degree of significance of landscape impact is derived from the magnitude of change which the proposals will cause to the existing landscape context and its ability to tolerate the change, i.e. its condition / quality and sensitivity. This makes a comparison between the landscapes which would have existed in the absence of the proposals with that predicted as a result of the implementation of the proposals. The significance threshold for impacts to LRs and LCAs is rated as significant, moderate, slight or negligible. The impacts may be beneficial or adverse.

11.3.10 The significance threshold is derived from the following matrix:

Large Moderate Impact Moderate / Significant Impact Significant Impact

Intermediate Slight or Moderate Impact Moderate Impact Moderate or

Significant Impact

Small Slight Impact Slight or Moderate Impact Moderate Impact

Negligible Negligible Negligible Negligible

Magnitude of Change caused by Proposals

Low Medium High Sensitivity of Landscape to Change

11.3.11 The above matrix will apply in the assessment of the majority of situations, however, in certain cases a deviation from this may occur, e.g. the impact may be so major that a significant impact may occur to a LCA or LR with a low sensitivity to change. Tree Survey Methodology

11.3.12 To minimise conflicts with existing vegetation a preliminary tree survey has been completed in broad accordance with ETWB TCW No. 3/2006 Management and Maintenance of Natural Vegetation and Landscape works and Tree Preservation. This ‘broad brush’ tree survey involves the identification of significant individual trees within the site boundary. In accordance with normal practice the tree survey has been confined to the site boundary as the trees beyond will not be affected by the proposed works. The assessment of the identified landscape character areas also includes a reference to the existence of trees within each area and their contribution to the establishment of that character. The existing trees are categorised into four tree groups according


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to their location and their potential conflict with different parts of the proposed scheme. Tree groups include trees inside the development area, wetland nature reserve (at where bund to be removed), wet land reserve (at where bund to be retained) and the alternative egretry. The survey includes approximate numbers of trees, their species, sizes range, health condition, form, and amenity value inside each tree group. This will allow the fine tuning of the detail design for the proposed scheme and ensure that any significant trees, will where possible, be protected during both the construction and operational phases of the project. Visual Baseline Review and Impact Assessment

11.3.13 The assessment of the potential visual impact of the scheme comprises two distinct parts: • Baseline survey; and, • Visual impact assessment which includes the identification of the sources of visual impact,

and their magnitude, that would be generated during construction and operational phases of the proposed scheme; and, identification of the principal visual impacts primarily in consideration of the degree of change to the baseline conditions.

11.3.14 The assessment area for the Visual Impact Assessment (VIA) in accordance with the study brief, is defined by the 2-km Visual Envelope (VE) which includes all areas from which the scheme proposals can be seen, or the area forms the view shed formed by natural / manmade features such as existing ridgelines, built development and for example areas of woodland / large trees. Within the VE a number of Zones of Visual Influence (ZVIs) are identified to demonstrate the visibility of various aspects of the scheme proposals. This is achieved through a combination of detailed walkover surveys, and desk-top study of topographic maps and photographs, and preparation of cross-sections to determine visibility of the improvement works from various locations.

11.3.15 The baseline survey of all views towards the proposals is undertaken by identifying: • The VE and ZVIs as has been described above and may contain either wholly or partially

within views. This must also include indirect effects such as offsite construction activities; and,

• The visually sensitive receivers (VSRs) within the visual envelope whose views will be affected by the scheme.

11.3.16 The potential receivers are considered as four groups: • Views from residences – the most sensitive of receivers due to the high potential of intrusion

on the visual amenity and quality of life; • View from workplaces – less sensitive than above due to visual amenity being less

important within the work environment; • Views from recreational landscapes – including all areas apart from the above, e.g., public

parks, recreation grounds, footpaths, cultural sites etc. Sensitivity of this group depends on the length of stay and nature of activity, e.g. sitting in a park as opposed to an active sporting pursuit; and

• Views from public roads and railways – including vehicle travellers with transitory views.

11.3.17 The assessment of sensitivity is also based on the quality and extent of the existing view. Therefore a view from a residential property, which would normally be considered the most sensitive view, may be less so if for example it is degraded by existing development or partially screened by intervening visual obstacles such as existing vegetation. Factors affecting the sensitivity of receivers for evaluation of visual impacts: • Value and quality of existing views; • Availability and amenity of alternative views; • Type of receiver population and estimated number of affected receiver population; • Duration or frequency of view; and, • Degree of visibility.


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11.3.18 The location and direction of its view relative to the scheme also influences the sensitivity of each group. Typical viewpoints from within each of the visually sensitive groups are identified and their views described. Both present and future (planned visually sensitive receivers (PVSRs) are considered.

11.3.19 The factors affecting the magnitude of change for assessing the visual impacts include the following: • Scale of the development and proposed access road; • Compatibility of the project with the surrounding landscape forming the view;

extent of visibility (level of potential blockage of the view described in the text); • Viewing distance; • Duration of impacts under construction and operational phases; • Reversibility of change ; and • Night glare effect.

11.3.20 Views available to the identified VSRs are rated according to their sensitivity to change using low, medium or high. The magnitude of change to the views will be classified as follows: • Large : e.g. the majority of viewers affected / major change in view; • Intermediate: e.g. many viewers affected / moderate change in view; • Small: e.g. few viewers affected / minor change in view; and • Negligible: e.g. very few viewers affected / no discernible change in view.

11.3.21 The significance threshold for visual impact is rated in a similar fashion to the landscape impact, i.e. significant, moderate, slight and negligible. The impacts may be beneficial or adverse.

11.3.22 Therefore the impact is derived from the magnitude of change which the proposals will cause to the existing landscape context and its ability to tolerate the change, i.e. its quality and sensitivity. The significance threshold is derived from the following matrix:

Large Moderate Impact Moderate / Significant Impact Significant Impact

Intermediate Slight / Moderate Impact Moderate Impact Moderate /

Significant Impact Small

Slight Impact Slight / Moderate Impact Moderate Impact

Negligible Negligible Negligible Negligible

Magnitude of Change caused by Proposals

Low Medium High Sensitivity of View to Change

11.3.23 The above matrix will apply in the assessment of the majority of situations, however, in certain cases a deviation from this may occur, e.g. the impact may be so major that a significant impact may occur to a view with a low sensitivity to change.

11.3.24 Table 11-1 below provides an explanation of the degree of impact for both landscape and visual aspects of the project.

Table 11-1 Degree of Impact

Impact Description

Significant Adverse / beneficial impact where the proposal would cause significant deterioration or improvement in existing landscape quality or visual amenity.

Moderate Adverse / beneficial impact where the proposal would cause a noticeable deterioration or improvement in existing landscape quality or visual amenity.

Slight Adverse / beneficial impact where the proposal would cause a barely perceptible deterioration or improvement in the existing landscape quality or visual amenity.

Negligible No discernible change in the existing landscape quality or visual amenity.


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Landscape Mitigation Measures 11.3.25 The purpose of mitigation is to avoid, reduce, and where possible remedy or offset any adverse

effects on the environment arising from the proposed development. The ideal strategy for identifiable adverse impacts is avoidance. If this is not possible, alternative strategies of reduction, remediation and compensation should be explored.

11.3.26 Mitigation measures may be considered under two categories: • Primary mitigation measures that intrinsically comprise part of the development design

through an iterative process. This form of mitigation is generally the most effective; and • Secondary mitigation measures designed to specifically address the remaining (residual)

adverse effects of the final development process.

11.3.27 Primary mitigation measures form integrated mainstream components of the project design focusing on the adoption of alternative designs or revisions to the basic engineering and architectural design to prevent and/or minimise adverse impacts including siting, access, layout, buildings and structures etc. The design philosophy can also describe the benefits to the design of alternative solutions, introduced to reduce potential adverse impacts, and indicate how these have been addressed.

11.3.28 Secondary mitigation measures are specifically designed to mitigate the adverse impacts of the final development and are considered in the assessment of the landscape and visual impacts. These may take the form of remedial measures such as colour and textural treatment of building features; and compensatory measures such as the implementation of landscape design measures (e.g. tree planting, creation of new open space etc) to compensate for unavoidable adverse impacts and to attempt to generate potentially beneficial long-term impacts. Residual Impacts

11.3.29 The Residual impacts are those, which remain after the proposed mitigation measures, have been implemented. This has been assessed both during the construction period and during the design year which is often taken to be 10 to 15 years after the proposed scheme has been opened to normal operation when the soft landscape mitigation measures are deemed to have reached a level of maturity which allows them to perform their original design objectives.

11.3.30 The level of impact is derived from the magnitude of change which the proposals will cause to the view which would have existed during this period if the proposed scheme had not been constructed and its ability to tolerate change, i.e. its quality and sensitivity taking into account the beneficial effects of the proposed mitigation. The significance threshold is derived from the matrices described separately above for the landscape and visual impacts.

11.3.31 In accordance with Annex 10 of the EIAO-TM a final conclusion is also made of the residual landscape and visual impacts attributable to the proposed scheme. The degree of residual impact is considered in accordance with the Residual Impact Significance Threshold Matrix in Table 11-2 below.

Table 11-2 Residual Impact Significance Threshold Matrix

Residual Impact Description

Beneficial The project will complement the landscape and visual character of its setting, will follow the relevant planning objectives and will improve overall and visual quality.

Acceptable There will be no significant effects on the landscape and no significant visual effects caused by the appearance of the project, or no interference with key views.

Acceptable with mitigation

There will be some adverse effects, but these can be eliminated, reduced or offset to a large extent by specific measures.

Unacceptable The adverse affects are considered too excessive and are would not be reduced to an acceptable level by mitigation.

Undetermined Significant adverse effects are likely but the extent to which they may occur or may be mitigated cannot be determined from the study. Further detailed study will be required for the specific effects in question.


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Graphic Presentation of Mitigation Measures

11.3.32 In order to illustrate these landscape and visual impacts and to demonstrate the effectiveness of the proposed landscape and visual mitigation measures, photomontages at selected representative viewpoints, agreed with Planning Department at the outset of the study, have been prepared to illustrate: • Existing conditions; • Year 1 of Operation Phase without Landscape Mitigation Measures; • Year 1 of Operation Phase with Landscape Mitigation Measures; and, • Year 10 of Operation Phase with Landscape Mitigation Measures.

11.4 Selection of the Preferred Option

Alternative Schemes 11.4.1 The process of selecting a preferred option for the development considered a number of

alternative options and designs based on the initial findings of the various assessments not least the Ecological Impact Assessment (EcoIA). This process is described in greater detail in Section 3 of this report. These options included both alternative footprint locations and alternative building height scenarios as shown on Figures 3-3 A to C and Figure 11-1A,11-1B, 11-1C and 11-1D. Alternative Footprint Location

11.4.2 In order to avoid the flight path of birds to and from an egretry identified during the EcoIA the building footprint for the development was relocated approximately 150m to the east. This relocation of the building footprint also serves to increase the area of green buffer between the proposed residential development and the existing high-rise development associated with Tin Shui Wai when viewed from locations to the north. This is important in maintaining the visual separation between the two developments reinforcing the effect of a patchwork of development separated by existing green features. It is also important to maintain as far as possible the green edge to the fishpond area emphasising the naturalistic transition between traditional fishpond and wooded hill slopes.

11.4.3 The development site is located on the southern periphery of the traditional fishponds which characterise the low lying coastal plain of the Deep Bay bisected by the Sham Chun and Shan Pui Rivers to the northwest of the New Territories. The landscape character of this area is formed by a largely undeveloped flat expanse of the fishponds bounded by the upright form of the surrounding hill sides. The visual relationship between the fishponds, the mud flats and the wooded hills sides is important to the landscape character of the area. Alternative Building Height Profiles

11.4.4 In accordance to the requirements of Clause 3.5.9.5 (iv) under the Landscape and Visual Impact section of the Study Brief, alternative building heights for the preferred footprint location, ranging from 10 storeys to 25 storeys, were assessed to examine the Development’s visual compatibility with the surrounding rural setting. The three building height scenarios assessed were:

• Option 1A – all buildings not more than 18 storeys (8 blocks of 14-18 storeys, 7 groups of low-rise buildings of 4-8 storeys including a 2 storey resident’s club house);

• Option 1B – all buildings not more than 15 storeys (9 blocks of 15 storeys, 7 groups of low-rise buildings of 4-10 storey including a 2 storey resident’s club house); and

• Option 1C – all buildings not more than 10 storeys (29 blocks of 7-10 storeys, 27 4-storey terrace houses and a two storey resident’s club house).

Option 1A 11.4.5 Option 1A (refer to Figure 11-1A) adopts a medium-rise form utilising a stepped building height

profile (14 to 18 storeys) in response to the existing landform and maximises visual permeability


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through the creation of view corridors and voids within the building form allowing visual access to the hillsides beyond. Option 1A is the only one of the three options which is able to accommodate the voids within development façade of each of the blocks. The view corridors form the location for the low-rise buildings between the proposed medium-rise blocks. The proposed stepped edge to the eastern and western periphery of the development resonates with the form of the existing hills which rise from the flat plane of the Deep Bay and its estuarine / maritime landscape. This is evident in the descending form of the eastern and westernmost blocks from 18 to 14 storeys creating a stepped effect. The medium-rise building with stepped form and its development footprint allow the minimisation of potential impacts to the existing landscape and visual resources particularly in relation to the existing fishponds and hills which form the backdrop. Option 1B

11.4.6 The medium-rise form of Option 1B (15 storeys) incorporates blocks of equal height (15 storeys) and will not incorporate the stepped building height profile adopted for Option 1A (refer to Figure 11-1A). Although the utilisation of a constant height (15 storeys) for the individual blocks will not create the same dynamic relationship in terms of the building form with the existing landscape context which exists with Option 1A. Similar to option 1A the creation of a permeable and responsive building form preserves, as far as possible, the visual relationship between the existing estuarine landscape and its setting of wooded hillsides. Sharing the same residential development site area as Option 1A the direct loss of landscape resources has been minimised as far as possible. Option 1C

11.4.7 Option 1C (7 to 10 storeys) although when viewed from a distance more akin to the traditional vernacular village architecture of the region in terms of its form the proposed blocks are considerably higher than the traditional village houses (refer to Figure 11-1A). The development does not respond to the visual dynamics of the existing landscape context. In addition when viewed from the north the development visually coalesces to form a wall with no visual access to the landscape beyond. Of the three options this development uses the most extensive area to accommodate the built development and so has a corresponding smaller area available for soft landscape measures. Selection of a Preferred Option

11.4.8 The selection of the preferred option requires a balanced view of the environmental factors particularly those relating to the ecology of the Study Area which is considered in Section 3 above. The ecological impact assessment determined the location of the footprint for the development however the building height profile for the preferred option also considered the potential landscape and visual impacts. A comparison of the three options is shown on Table 11-3.

11.4.9 Of the three development forms options 1A and 1B were considered preferable from a landscape and visual impact perspective. This was mainly due to the reduced number of medium-rise blocks providing view corridors to maximise the degree of visual access which these options allow to wooded hill sides to the south of the development site thus preserving the link between the fishponds and their landscape context. The building profile of option 1A also responds to the form of the existing topography to a greater degree than the other alternative option 1C creating a development which is both visually interesting and visually permeable. This includes the incorporation of voids within each of the blocks. The height profile of options 1A and 1B mirror the line of the ridgeline to the south looking from the site boundary in the north as illustrated on Figure 11-1A creating a dynamic relationship with the existing landscape context something which few other developments in the local area achieve.

11.4.10 In addition, for both Options 1A and 1B the smaller building clusters and their non-linear layout create intimate landscaped courtyards between buildings and minimise the wall effect which could potentially arise from the development proposals which form the basis of Option 1C in responding to the surrounding rural context.

11.4.11 The use of the varied building height and form of the overall development is also in tune with Planning Department’s guidance as detailed in the Urban Design Guidelines for Hong Kong


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(November 2002). The height issue is less of a concern in terms of the buildings relationship to the existing ridgeline as for most views the proposals leave the ridgeline visually intact.

11.4.12 Following the selection of the preferred options 1A and 1B the design for each option was further refined in response to an iterative assessment process with the selection of the proposed southern development access in preference to the original western development access which skirted the fishpond area to the north of the development site. The western access road would have led to the further loss of the fishponds an important landscape resource, the loss of physical and visual integrity of the remaining fishpond area, and the loss of the tranquillity which forms an important characteristic of the landscape of the Study Area. Whereas the southern development access will follow the alignment of the existing Fuk Shun Street through Tai Tseng Wai minimising potential impacts to the existing landscape context of the Study Area.


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Table 11-3 Alternative Schemes Comparison

Evaluation Criteria Option 1A Option 1B Option 1C

Scheme Description

Residential Site Area 40,000m2 40,000m2 60,000m2

Site Coverage 32.8% 34.4% 34%

Number of Building Blocks

8 blocks with 14-18 storeys (each block adopting a stepped height profile), 7 groups of low-rise buildings of 4-8 storeys including a 2 storey resident’s club house (to maximise the size of the visual corridor between blocks).

9 blocks with 15 storeys, 7 groups of low-rise buildings of 4-10 storey including a two storey resident’s club house (to maximise the size of the visual corridor between blocks).

29 blocks with 7-10 storeys, 27 4-storey terrace houses and a 2 storey resident’s club

Number of Storeys All buildings not more than 18 storeys All buildings not more than 15 storeys All buildings not more than 10 storeys

Building Orientation Zigzag Layout Medium-rise buildings distributed in a zigzag arrangement with low-rise building groups between the proposed medium-rise blocks.

Zigzag Layout Medium-rise buildings distributed in a zigzag arrangement with low-rise building groups between the proposed medium-rise blocks.

Linear Layout 7-10 storeys buildings evenly distributed along the eastern side of the boundary and low-rise terrace houses concentrated along the western edge.

View Corridors 8 blocks with 7 wider view corridors ranging in width from 29.4m to 31.3m.

9 blocks with 8 narrower view corridors ranging in width from 15.6m to 26.2m.

Continuous building form with no view corridors. The low-rise approach involves the use of an extensive, narrow site. The form of the site does not allow for the grouping of these low-rise buildings to create view corridors.

Visual Mass of Structure and Permeability

Maximises visual permeability through the creation of view corridors allowing visual access to the hillsides beyond. The view corridors are formed through the location of the low-rise building groups between the proposed medium-rise blocks. Option 1A also incorporates significant voids within the structure of each of the proposed blocks further enhancing visual permeability. These voids will contain sky gardens. Option IA is therefore more permeable than Options 1B

Maximises visual permeability through the creation of view corridors allowing visual access to the hillsides beyond. The view corridors are formed through the location of the low-rise building groups between the proposed medium-rise blocks.

Although visually more akin to the traditional vernacular village architecture of the region in terms of its form when viewed from a distance, the proposed blocks are considerably higher than the traditional village houses. The eastern building cluster the blocks also forms a single visual entity negating the principle of adopting a permeable edge.


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Evaluation Criteria Option 1A Option 1B Option 1C and 1C due the size of the proposed view corridors.

Building Profile Each medium-rise block has a stepped height profile from 14 to 18 storeys in three steps. This stepped approach is designed to provide a better sense of integration with the surrounding landscape context and a more visually interesting built form. Due to the orientation of the blocks the stepping is apparent at the eastern and western ends of the development and in the interface with the pond area to the north of the development site. The proposed development will also incorporate seven groups of low-rise buildings with four clusters located along the south eastern boundary of the site to create a more subtle transition between the proposed development and the village houses to the south. The other three groups including the 2 storey resident’s club will be located adjacent to the noth west potion of the site boundary will have similar effect with the transition to the proposed marsh area.

The roofline is maintained at a consistent height of 15 storeys. This produces a flat roofline which appears visually incongruous when viewed against the organic form of the natural landscape backdrop. This development option will also incorporate five groups of low-rise buildings located along the south eastern boundary and two groups including the 2 storey resident’s club located adjacent to the noth west potion of the site boundary.

The height of the blocks range from 7 to 10 storeys with the lower blocks located to the east and west of the development to create less abrupt building edge and improve its integration within the landscape. However this stepped height profile is not readily apparent in many views due to the proximity of the blocks to one another and the viewing distances involved. This option will incorporate 4 storey high terraced housing and the 2 storey resident’s club along the north western boundary of the site adjacent to the proposed marshland area. Again these structures will create a limited stepped effect although when viewed from the majority of view points the blocks will visually merge with the terraced housing due largely to the viewing distance.

Landscape Impacts Existing Trees Total number of trees: 665

Retained trees: 238 (36%)

Transplanted trees: 28 (4%)

Felled trees: 399 (60%)

Total number of trees: 665



Felled trees: 399 (60%)

Total number of trees: 665



Felled trees: 406 (61%) Landscape Resources Main impacts: Main impacts: Main impacts:


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Evaluation Criteria Option 1A Option 1B Option 1C LR 1 – Landform: approx. 4.6 ha

LR 8 – Fishponds: approx. 4 ha

LR 10 – Watercourses: 800m2

LR 1 – Landform: approx. 4.6 ha



LR 1 – Landform: approx. 4.6 ha



Landscape Character Main direct impacts:

Fishponds (AGR 2): Moderate adverse impact

(Due to the loss of area and the indirect impacts on the character of the remaining fishponds).

Indirect impacts:

Kai Shan Range (NUA 1): Moderate adverse and the settlements of the Ng Uk Tsuen Village Cluster (V1): Slight Adverse.

Other impacts largely negligible due to the remoteness of the site from the identified character areas (Hong Kong Wetland Park (OS 1), Yuen Long Industrial Estate (ICA 1) and Kam Tin and Shan Pui River Estuaries, and the Tin Shui Wai Drainage Channel (EL1)).

Main direct impacts:

Fishponds (AGR 2): Moderate adverse impact

(Due to the loss of area and the indirect impacts on the character of the remaining fishponds).

Indirect impacts:

Kai Shan Range (NUA 1): Moderate adverse and the settlements of the Ng Uk Tsuen Village Cluster (V1): Slight Adverse.


Main direct impacts:

Fishponds (AGR 2): Significant adverse impact

(Due to the truncation of the fishponds from the wooded hill sides which form their setting, the loss of area and the indirect impacts on the character of the remaining fishponds).

Indirect impacts:

Kai Shan Range (NUA 1): Moderate adverse and the settlements of the Ng Uk Tsuen Village Cluster (V1): Slight Adverse..


Visual Impacts Main impacts:

The residents of Ng Uk Tsuen (VSR 6) and Shing Uk Tsuen (VSR 7) (approximately 10 houses in each case) living at the northern

Main impacts:


Main impacts:



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Evaluation Criteria Option 1A Option 1B Option 1C periphery of the villages with windows facing north towards the development site: Moderate to significant adverse.

For other residents of the villages, pedestrians within open spaces and vehicle travellers the impacts are likely to be slight to moderate adverse due to the screening effect of adjacent village houses, the angle and viewing distance, and the proximity of existing vegetation.

Slight / moderate adverse impact: Long Ping Estate (VSR 9) and Tin Tsz Estate (VSR 10), Whereas the other VSRs including Tin Shui Wai (VSR 1), Tsim Bei Tsui (VSR 2), Fairview Park (VSR 4), Tai Sang Wai (VSR 5), Kai Shan (VSR 8) Kenwood Court (VSR 11), Tin Yuet Estate (VSR 12), Vianni Cove (VSR 14) and Grandeur Terrace (VSR 15) would experience a moderate adverse impact mitigated to an extent by the expansive nature of the existing views, the viewing angle and distance, and the design and disposition of the proposed scheme.

Slight adverse: Mong Tseng Wai (VSR 3), due to the low lying nature of these VSRs, the screening effect of the intervening landform and vegetation, and the viewing angle and distance.

periphery of the villages with windows facing north towards the development site: Moderate to significant adverse.

For other residents of the villages, pedestrians within open spaces and vehicle travellers the impacts are likely to be slight adverse due to the screening effect of adjacent village houses, the angle and viewing distance, and the proximity of existing vegetation.

Slight / moderate adverse impact: Long Ping Estate (VSR 9) and Tin Tsz Estate (VSR 10), Whereas the other VSRs including Tin Shui Wai (VSR 1), Tsim Bei Tsui (VSR 2), Fairview Park (VSR 4), Tai Sang Wai (VSR 5), Kai Shan (VSR 8) Kenwood Court (VSR 11), Tin Yuet Estate (VSR 12), Vianni Cove (VSR 14) and Grandeur Terrace (VSR 15) would experience a moderate adverse impact mitigated to an extent by the expansive nature of the existing views, the viewing angle and distance, and the design and disposition of the proposed scheme.


periphery of the villages with windows facing north towards the development site: Moderate to significant adverse.

For other residents of the villages, pedestrians within open spaces and vehicle travellers the impacts are likely to be slight adverse to negligible due to the reduced height of the proposed development.

Slight / moderate adverse impact: Long Ping Estate (VSR 9) and Tin Tsz Estate (VSR 10),

Whereas the other VSRs including Tin Shui Wai (VSR 1), Tsim Bei Tsui (VSR 2), Fairview Park (VSR 4), Tai Sang Wai (VSR 5), Kai Shan (VSR 8) Kenwood Court (VSR 11), Tin Yuet Estate (VSR 12), Vianni Cove (VSR 14) and Grandeur Terrace (VSR 15) would experience a moderate adverse impact mitigated to an extent by the expansive nature of the existing views, the viewing angle and distance, and the design and disposition of the proposed scheme. The visual impacts for Tsim Bei Tsui (VSR 2) more pronounced due to the large site area.



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Description of Preferred Options 1A and 1B 11.4.13 Option 1A

11.4.14 The proposed scheme consists of eight blocks of maximum 18 storeys, and 7 groups of low-rise buildings (4-8 storeys) including a two storey club house. It involves a minimum landtake for residential development so as to reduce the disturbance to the preserved fish ponds. The low-rise buildings are arranged in the space between the medium-rise building clusters creating a more subtle transition between the development and the surrounding landscape particularly the existing fishponds to the north. These low-rise buildings are arranged to have irregular frontages creating visual interest. The medium-rise blocks are arranged with four on an east-west axis and four on a north-south axis designed to maximise the visual permeability of the development when viewed from the main concentrations of VSRs from the west (Tin Shui Wai) and from the east (developments such as the Fairview Park). With the low-rise buildings located between these clusters and a clubhouse in the central portion of the site. With this arrangement seven view corridors are created between the medium-rise building blocks. The building height profile for the proposed medium-rise blocks is designed to rise from 14 to 18 floors in each block designed to create stepped building profile for each. The lower portion of each is arranged to face the wetland to the north and hence soften the transition from the existing fishponds to the proposed development.

11.4.15 The proposed view corridors bisect the medium-rise development to create seven distinct medium-rise building blocks with 7 groups of low-rise buildings sitting in between allowing visual access to the landscape of wooded hillsides to the south of the proposed development. These view corridors are orientated to provide maximum benefit in views from the main concentrations of visually sensitive receivers particularly when viewed from the northern part of Tin Shui Wai. In addition to containing the proposed low-rise buildings these view corridors also contain the key landscape features such as the proposed clubhouse, children’s playgrounds and gardens. The car park will be located in basement in order to minimise potential adverse landscape and visual impacts, and maximise the area available for landscaping.

11.4.16 Another innovative design feature of Option 1A is the incorporation of voids within each of the blocks which serve to further enhance the visual permeability of the scheme. These voids are arranged to create an architectural rhythm in the treatment of the facades and minimise the visual mass of the development. Each of the voids would accommodate a sky garden increasing the open space available to future residents and the area of visible greenery.

11.4.17 Access to the site is provided by the proposed Southern Development Access which utilises the alignment of an existing Fuk Shun Street passing through the villages of Tai Tseng Wai and Shing Uk Tsuen. Fuk Shun Street will be widened within the existing landtake to a standard 7.3m single 2-lane public road with 2m wide footpath on both sides of the carriageway. The Southern Development Access will also minimise the potential disturbance from a landscape and visual perspective preserving the tranquillity of the fishpond area to the north of the development site.

11.4.18 Option 1B

11.4.19 Option 1B shares many of the characteristics of Option 1A in terms of the design approach to the building disposition and architectural form. The proposed scheme consists of nine blocks of 15 storeys, 7 groups of low-rise buildings (4-10 storeys) including a residents’club house. This option shares the same landtake as Option 1A so as to reduce the disturbance to the preserved fish ponds. Again the low-rise buildings are arranged in the space between the medium-rise buildings creating a more subtle transition between the development and the surrounding landscape particularly the existing fishponds to the north. These low-rise buildings are arranged to have irregular frontages creating visual interest. The medium-rise blocks are arranged with four on an east-west axis and five on a north-south axis designed to maximise the visual permeability of the development when viewed from the main concentrations of VSRs from the west (Tin Shui Wai) and from the east (developments such as the Fairview Park). With the low-rise buildings located between the medium-rise blocks and a clubhouse in the central portion of the site. With this arrangement eight view corridors are created between the medium-rise building blocks. The proposed limitation of the building heights to 15 storeys serves to maximise the visual access to the landscape to the south of the development site including the wooded hillsides however the


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addition of an additional block compared to Option 1A serves to reduce the effective width of the view corridors and therefore slightly reduce the visual permeability of the development when viewed from the east and west. Option 1B would adopt the same proposals for the Southern Development Access as Option 1A.

11.5 Review of Planning and Development Control Framework

11.5.1 A review of the existing planning studies and documents has been undertaken to gain an insight into the planned role of the site, its context and to help determine the projects fit into the wider landscape context. The assessment does not consider all of the areas zoned on the OZP only those affected by the proposals, the location of these areas are shown on Figure 11-8. The predicted impacts arising from Options 1A and 1B are considered similar due to their similar architectural characteristics, shared footprint and location. This review for Options 1A and 1B considered the following aspects of the identified planning designations: • Zoning areas which would be physically affected by the proposals, that is where the

implementation of the proposal works would lead to the actual loss of an area; • The potential degradation of the landscape setting of an area which might effect the viability

of it’s landscape planning designation but not result in a loss of zoning area; • The visual amenity enjoyed by future residents or users; and, • The general fit of the proposals into this future landscape.

11.5.2 A review of the Final Report of Study on the Ecological Value of Fish Ponds in Deep Bay Area is contained in Section 11.6 formed part of the landscape planning control review to gain an insight into the guidelines for the formulation of master layout plan within the study area. The assessment covers areas shown on the following Outline Zoning Plans: • S/YL-LFS/7, Lau Fau Shan and Tsim Bei Tsui; • S/TSW/11 Tin Shui Wai; and • S/YL-PS/11 Ping Shan. • S/YL/17 Yuen Long.

11.5.3 This review has found that the following impacts on identified planning designations: • Areas that would be physically affected whereby the implementation of the development

proposals would lead to the actual loss of area. These include approximately 4 hectares of the existing Comprehensive Development and Wetland Enhancement Area. Although the proposals are in accordance with the planned use for this area there would be some loss of visual amenity and a slight degradation of landscape character as a result of the proposals. However the development proposals have sought to minimise the potential landscape and visual impact by locating the development on the southern periphery of the site. In addition some 76.1 hectares of fishponds would be transformed into a Wetland Nature Reserve thus ensuring that the area is both visually enhanced and safeguarded as a landscape resource.

• The assessment found no areas where the proposed development would lead indirectly to a degradation of the landscape setting of an area thus affecting its viability in terms of being a landscape planning designation.

• There are two main areas where the proposed development would affect the visual amenity enjoyed by future residents or users. These are shown on Tin Shui Wai OZP, S/TSW/11, and include the proposed residential development for the north eastern side of Tin Shui Wai including the Area 104 designated as R(B)1 Zone. The residents of developments on the eastern periphery of these areas would be the only ones affected by the development proposals although low-level views would be largely screened by the existing vegetation on the existing fishpond bunds and the proposed Open Space located at Area 117 and 120. In addition more elevated views would be affected for the future residents at Area 103 which is designated as R(A) Zone intended to allow high density residential development, for residents on the eastern side of this development would overlook the proposed development site although at a viewing distance of some 1500m.

• The proposals will not have a direct impact on the existing Hong Kong Wetland Park (HKWP) where zoned “Other Specific Uses” in the OZP as presented in Table 11-4. The


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implementation of the proposed Wetland Nature Reserve (WNR) including the proposed marsh habitat will provide an extension of the HKWP.

• The proposal will not have impact on the existing Yuen Long Industrial Estate where zoned as “Other Specific Uses” and other zoning area within Yuen Long OZP, S/YL/17, regarding to the locations of these zoning areas are separated by “Village Type Development” and “Green Belt” zones contained within Ping Shan OZP, S/YL-PS/11 from the proposed development.

11.5.4 Given the above summary of impact on planning control framework on and adjacent to the development site and detailed review in Table 11-4 below, the proposed development sited within the area zoned “Other Specific Uses (Comprehensive Development and Wetland Enhancement Area)”, “OU(CDWEA)”, contained within Lau Fau Shan and Tsim Bei Tsui OZP, S/YL-LFS/7, comply with the planning intention for this zoning through redevelopment of the site with conservation objectives and positive measures to enhance the ecological value and functions of the existing fish ponds and wetland and will generally fit within the future landscape planning framework as represented by the OZPs, hence no amendment to the published land use plans is required. Although the proposals would therefore not have an adverse impact being largely compatible with the planning intention for the area and the planned landuses in the adjourning areas and would fit into the outlook of the remaining rural landscape context in Deep Bay Area surrounding by Tin Siu Wai high-rise developments to the west, village and Yuen Long industrial developments to the south, Section 16 planning application is still required to permit the proposed development in accordance with the requirement under OZP at later stage.


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Table 11-4 Review of Existing Planning and Development Control Framework

Land Use Zonings Landscape Planning, Design and Conservation Intention of Zoning

Approx. Area Affected by the

Proposals

Potential Impact on Zoning Areas

Mitigation Measures and Future Outlook of the Area with the Development Proposal

Outline Zoning Plan number S/YL-LFS/7 – Lau Fau Shan and Tsim Bei Tsui

1. Comprehensive Development and Wetland Enhancement Area (OU)

Land zoned for this purpose is to have no new development except development and/or redevelopment with conservation objectives and positive measures to enhance the ecological value and functions of the existing fish ponds and wetland. Development should be in the form of a comprehensive development scheme with minimum pond filling.

The whole designated site.

The proposed development will be in accordance with the planning intention of this zone with the potential impacts being minimised as far as possible through the siting and design of the development proposals required only 4 Ha. of the whole zoning area. The proposed WNR on the rest of the zoning area will also enhance the existing landscape to the north of the development area.

Primary mitigation includes the responsive siting and extent of footprint for the proposed development. Secondary mitigation includes design of residential building, the provision of WNR, landscape buffer planting, compensatory and new amenity planting and restoration of access road landscape. Given the full establishment of the above mitigation measures the development proposals contained within this zone are compatible to the planning intention in principle and fairly integrated with the wetland and village landscape context.

2. Conservation Areas (CA)

The planning intention of this zone is to conserve the ecological value of the fishponds which form an integral part of the wetland ecosystem in the Deep Bay area.

No actual loss but indirect impacts.

The main areas indirectly affected by the proposed development are located to the south west, along the southern periphery of the OU (CDWEA) described above and to the east of the development site. However the design and siting of the proposed development including the access road has sought to avoid these areas and so any impacts will be indirect and based on impacts to their landscape context.

Primary mitigation includes the responsive siting and extent of footprint for the proposed development. Secondary mitigation includes design of residential building, the provision of WNR, landscape buffer planting, compensatory and new amenity planting and restoration of access road landscape. Given no direct impact on this zoning area, the full establishment of the above mitigation measures and providing a better integration between the development site and the conservation area, the development proposals are compatible to the planning intention of this zoning and fairly integrated with the wetland landscape context.

Outline Zoning Plan number S/YL-PS/11 – Ping Shan

3. Village Type Development (V)

This area encompasses the villages of Ng Uk, Tai Tseng Wai and Shing Uk Tsuen and is located on the saddle between two summits of the Kai Shan range immediately to the south of the proposed development site. The planning intention of this zone is to designate both existing and recognised villages and areas of land considered suitable for village expansion.


The proposed development would not infringe upon this area and despite its proximity would not have a significant effect on the landscape setting of these settlements.

The Southern Development Access would utilise the existing footprint of Fok Shun Road and so would not cause any additional impacts on the village.

Primary mitigation includes the responsive siting and extent of footprint for the proposed development. Secondary mitigation includes design of residential building, the provision of WNR, landscape buffer planting, compensatory and new amenity planting and restoration of access road landscape. Given the full establishment of the above mitigation measures the development proposals are compatible to the planning intention of its adjacent village and fairly integrated with the village landscape context.

-

4. Green Belt (GB) The planning intention of this zone is to define the limits No actual loss but The areas will not be physically affected by the proposals Primary mitigation includes the responsive


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Proposals



of urban and suburban development areas by natural features, to contain urban sprawl as well as to provide passive recreational outlets. The two main area of Green Belt adjacent to the proposed development site are located to the north and northeast of Kai Shan.

indirect impacts. although there may be some indirect impacts on their landscape setting due to the proximity of the proposed development.

siting and extent of footprint for the proposed development. Secondary mitigation includes design of residential building, the provision of WNR, landscape buffer planting, compensatory and new amenity planting and restoration of access road landscape. Given the full establishment of the above mitigation measures the development proposals are compatible to the planning intention of its adjacent green belt and integrated with the adjacent woodland landscape context.

Outline Zoning Plan number S/TSW/10 – Tin Shui Wai

5. Other Specified Uses (Hong Kong Wetland Park) (OU)

The Hong Kong Wetland Park (HKWP) is proposed as replacement habitat for the wetland lost from the engineering works for the residential zone and to act as a buffer to minimise human disturbance to the adjacent ecologically sensitive areas.


The development proposals will not have a direct impact upon this area. The implementation of the proposed WNR including the proposed marsh habitat will provide an extension of the Hong Kong Wetland Park particularly in views from the upper floors of the proposed high-rise residential development on the western periphery of Tin Shui Wai.

Primary mitigation includes the responsive siting and extent of footprint for the proposed development. Secondary mitigation includes design of residential building, the provision of WNR, landscape buffer planting, compensatory and new amenity planting and restoration of access road landscape. Given the full establishment of the above mitigation measures providing better integration with its adjacent zoning area reserved for park and wetland reserve, the development proposals are compatible to the planning intention of its adjacent zoning area and integrated with the adjacent wetland conservation landscape context.

6. Comprehensive Development Area (CDA)

Site 115 to the northwest of the proposed development area is intended for lower density development taking into account their proximity to the Hong Kong Wetland Park and the conservation areas to the northeast.


The development proposals would have no direct impact on this area the proposals would have an indirect impact on the visual amenity for residents on the eastern periphery of the area.

Primary mitigation includes the responsive siting and extent of footprint for the proposed development. Secondary mitigation includes design of residential building, the provision of WNR, landscape buffer planting, compensatory and new amenity planting and restoration of access road landscape. Given the full establishment of the above mitigation measures the development proposals are compatible to the planning intention for lower density development within this zone, the provision of WNR enhance the visual amenity extending from HK wetland Park in the foreground of the local visual context, and hence making the proposal development integrated with the future low-rise residential landscape context.


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Proposals



7. Residential (B) 1 (R(B)) These areas (104) are zoned for medium-density private development


The development proposals would have no direct impact on this area the proposals would have an indirect impact on the visual amenity for residents on the eastern periphery of the area. Visual amenity from future residents of the eastern periphery in this area towards the HK Wetland Park and fishpond area would be affected by the development proposals although low-level views would be largely screened by the existing vegetation on the existing fishpond bunds and that proposed Open Space for area 120.

Primary mitigation includes the responsive siting and extent of footprint for the proposed development. Secondary mitigation includes design of residential building, the provision of WNR, landscape buffer planting, compensatory and new amenity planting and restoration of access road landscape. Given the full establishment of the above mitigation measures providing a better integration between the development and adjacent wetland areas, the development proposals are compatible to the planning intention for adjacent medium density residential development within this zoning area and integrated with the future residential landscape context.

8. Residential (A) (R(A)) This area on the north eastern side of the Tin Shui Wai New Town (Area 103) is intended as a high density development.


The development proposals would have no direct impact on this area the proposals would have an indirect impact on the visual amenity for residents of the area. Future residents are likely to have elevated views of the development proposals although it would form a relatively small component of the overall view available and at a viewing distance of some 1200m both factors which will minimise potential impacts.

Primary mitigation includes the responsive siting and extent of footprint for the proposed development. Secondary mitigation includes design of residential building, the provision of WNR, landscape buffer planting, compensatory and new amenity planting and restoration of access road landscape. Given the full establishment of the above mitigation measures providing a better integration between the development and adjacent wetland areas, the development proposals are compatible to the planning intention for adjacent high density residential development within this zoning area and integrated with the future residential landscape context.

Key: Sensitivity of Resource (Sens): Low, Medium or High Magnitude of Change (Mag): Negligible, Small, Intermediate or Large Impact Significance Threshold: Potential impacts on the existing and planned landscape planning and development control framework arising from the proposals Significance Threshold: Negligible, Slight, Moderate and Significant (Adverse or Beneficial) Con: Construction phase impacts Oper: Operational phase impact


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11.6 Review of Study on the Ecological Value of Fish Ponds in Deep Bay Area

11.6.1 A review of the Final Report of Study on the Ecological Value of Fish Ponds in Deep Bay Area has been undertaken to gain an insight into the guidelines for the formulation of master layout plan within the study area. Although these guidelines are indicative only and should not be taken as rigid requirement, they address specifically the interface treatment between the new wetland areas to be restored or created and the development area within the overall development site. Guidelines suggested in the study include the following: • Definition of the development site, the development area, and the wetland restoration

/creation area; • Building Massing and Height

o The overall site planning should reflect an increase in general height of buildings and structures away from the wetland restoration/creation area;

o The maximum height of any building should be compatible with the character of the immediate surrounding area;

o A cluster concept should be adopted as the overall site planning approach; • Vehicular circulation

o If possible, all vehicular circulation and space should be located away from the wetland restoration /creation area;

• Landscape Design o The landscape material to be used within the wetland restoration /creation area should

follow the wetland restoration/creation proposals to be approved by the Town Planning Board with input from the Agriculture, Fisheries and Conservation Department;

o Natives species should be widely used inside the wetland restoration/creation area, particularly along the interface with the adjourning wetland;

o Landscape buffers should be considered to be established along the edge of the wetland to be restored or created;

• Glare and Noise o The overall site planning should prevent unnecessary noise and glare impacting on the

wetland. This could be achieved by building orientation, siting as well as the planning and design of exterior lighting; and

• Drainage o Treatment of the drainage proposal will have significant impact on the wetland to be

created. The planning and design concept for the new wetland, especially the hydrological regime should be incorporated in to the drainage proposal.

11.6.2 The preferred development schemes for Options 1A and 1B have taken into account of the above planning guidelines through the application of following measures: � A responsive site planning including the siting of the buildings at the southern edge of the

boundary adjacent to the existing villages; � Maximising the visual permeability through the creation of view corridors allowing visual

access to the hillsides beyond and the location of the low-rise buildings between the proposed medium-rise blocks;

� Use of a stepped edge profile for the blocks in Option 1A designed to soften the transition between the flat coastal plain and the proposed scheme;

� Minimising the proposed visual prominence of the proposed development through the minimisation of the proposed building height for both options (Option 1A maximum 18 storeys and Option 1B maximum 15 storeys); and

� Creation of a new marsh habitat immediately adjacent to the proposed tree and shrub planting at northern edge of the development which together serve as a landscape buffer to the wetland enhancement area.

11.6.3 The preferred schemes (Options 1A and 1B) and their landscape proposals therefore fit into the


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wider landscape context and the landscape of the wetland enhancement scheme. The landscape design proposals for both options are further discussed in Section 11.10.

11.7 Existing Landscape Context

Baseline Conditions 11.7.1 The baseline review of the existing landscape establishes broad characteristics, identifies

landscape resources, and then provides a characterisation and evaluation of the identified Landscape Character Areas (LCAs).

11.7.2 Figure 11-2 shows the existing LRs found within the Study Area and Figure 11-4 shows the extent of identified LCAs. Figure 11-5A and B illustrate the LCAs with site photographs. Topography

11.7.3 The topography of the Study Area is characterised by a series of interconnected river valleys leading to the flat coastal landscape of Deep Bay and the estuarine landscape of the Shan Pui and Shan Chun Rivers. This landscape is punctuated by the uplands associated with the Lau Fau Shan peninsular and the Kai Shan range. The valleys are contained by the steep sided uplands of the Lam Tsuen and Tai Lam Country Parks. To the north of the development site the landscape extends over traditional fishponds to the tidal mudflats of the mouth of the Shan Pui River and Deep Bay. To the east the traditional fishponds of the Lut Chau and Nam Sang Wai areas are bounded by a flat agricultural plain east of Castle Peak Road and the uplands of the Lam Tsuen Country Park rising to the summit of Kai Kung Leng at 585mPD. To the south of the development area the landscape is punctuated by the twin summits of the Kai Shan range on a north-south axis rising to a summit of approximately 121mPD backed by the uplands of the Tai Lam Country Park rising ultimately to approximately 507mPD. To the west of development site is situated the large reclaimed development platform for the Tin Shui Wai development leading to the agricultural area of Ha Tsuen and the summit of Yuen Tau Shan at approximately 375mPD. Vegetation

11.7.4 The vegetation of the Study Area has for the large part been considerably modified by human activity and so the existing pattern of vegetation represents a variation from the natural regime or climax vegetation, which would naturally occur in this area. This reflects the historical development of the area particularly in agricultural practices including the extensive fish pond areas, village development and more recently the development of new urban areas such as Tin Shui Wai. The main vegetation pattern is characterised by three main vegetation types associated with the traditional fishpond areas, agricultural fields and wooded hill slopes which punctuate the coastal plain. However the landscape of the tidal mudflats and its associated mangrove forests represents one of the few natural landscapes in Hong Kong. The main vegetation types are described in greater detail as part of the landscape resources section below.

11.7.5 Figure 11-2 gives a broad indication of the existing vegetative cover within the Study Area. Land Use

11.7.6 The Study Area is characterised by a combination of the following land uses: • Natural and undeveloped areas, particularly the upland areas including the Lam Tsuen

Country Park although these areas are crossed in a number of places by walking trails; • High-rise residential development concentrated to the south (Yuen Long) and west (Tin Shui

Wai) of the development site on the valley floor; • Extensive areas of low-rise development such as that of the Fairview Park development

located to the east of the site; • Agricultural landscapes, both active and abandoned located, largely at the base of the

surrounding uplands punctuated by low-rise traditional village settlements in areas such as Ng Uk Tsuen, Sha Kong Wai and Mong Tsuen Wai;

• Large scale commercial and industrial development such as the Yuen Long Industrial Estate and the Yuen Long Sewage Treatment Works;

• Recreational areas including sporting facilities and recreational facilities situated in the main


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urban areas of Yuen Long and Tin Shui Wai; and • Hong Kong Wetland Park.

11.8 Landscape Impact Assessment

11.8.1 The following sections provide a landscape impact assessment for development Options 1A and 1B. The predicted impacts on the existing landscape resources arising from the implementation of both Options 1A and 1B are described together as they share the same footprint and so the direct impacts for each will be the same. Whereas the predicted impacts on the prevailing landscape character includes some indirect impacts which might arise from the slight variations in the two schemes and so are assessed separately.

11.8.2 Option 1A – buildings with a maximum height of 18 storeys (8 blocks of 14-18 storeys, 7 groups of 4-8 storey low-rise buildings including a 2 storey resident’s club house erected on 40,000m² residential site area i.e. 32.8% Site Coverage).

11.8.3 Option 1B – buildings with a maximum height of 15 storeys (9 blocks of 15 storeys, 7 groups of 4-10 storey low-rise buildings including a 2 storey resident’s club house erected on 40,000m² residential site area i.e. 34.4% Site Coverage). Landscape Resources – Options 1A and 1B

11.8.4 An important determinant of the landscape character within a Study Area, which is a combination of traditional fishponds and village settlements bounded by small agricultural fields; major urban development and remnants of natural upland landscapes, is the type and extent of its landscape resources both natural and cultivated. These landscape resources are shown on Figure 11.2 and the LCAs, Figure 11-4, Figure 11-5A and Figure 11-5B. The following LRs have been identified within the Study Area: • LR1 Existing Land Form • LR2 Woodland • LR3 Plantation Woodland • LR4 Orchard • LR5 Shrub and Mosaic • LR6 Grassland • LR7 Agricultural Land • LR8 Fishponds • LR9 Watercourses – River and Streams • LR10 Watercourses – Ditches and Drainage Channels • LR11 Mangroves Forest/Mudflats • LR12 Wetlands • LR13 Existing Trees

11.8.5 For the purposes of this assessment the landscape resources are represented by the existing land cover. The condition of these landscape resources is also important in determining the landscape quality of the Study Area and its sensitivity to change. Therefore the preservation and enhancement of the existing landscape resources is important to the successful integration of the proposals into the landscape context of the Study Area. Table 11-5 below describes the impact on the prevailing landscape character of the Study Area due to the loss of landscape resources due to the development proposals. Existing Trees – Options 1A and 1B

11.8.6 As part of the assessment of the impact on the existing landscape resources a broad brush tree survey was undertaken. These trees are located throughout the Study Area although are largely concentrated in the existing fishponds. They are formed by a combination of trees planted as part of the settlement of this area and tree species which have naturally colonised it. The approximate locations of the trees are presented as Figure 11-3 Preliminary Tree Survey Plan whilst the


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schedule contained in Appendix 11-1 provides details of the trees including the range of species, size and an assessment of their condition. The survey identified approximately 665 trees with 178 within the main development area and 487 within the area identified for the WNR including 28 within the Alternative Egretry. For the main part the tree species are non-native originating in Australia, India, Indonesia and Malaysia, and are fruit bearing being planted as part of the agricultural development of the area. The main species within the Study Area include Annona squamosa, Artocarpus heterophyllus, Clausena lansium, Dimocarpus longan, Musa paradisiaca, Carica papaya, Litchi chinensis, Melia azedarach, Psidium guajava, Macaranga tanarius and Mangifera indica. The survey found no Old and Valuable Trees (ETWB TCW No, 29/2004 Registration of Old and Valuable Trees, and Guidelines for their Preservation), rare or protected tree species (based on Forests and Countryside Ordinance , Cap. 96) or Champion Trees (identified in the book ‘ Champion Trees in Urban Hong Kong’). Tree Retention

11.8.7 Generally wherever possible existing trees will be retained in-situ, and where this is not possible the trees will be considered for transplantation and as a last resort considered for felling. Based on the findings of the preliminary tree survey it is estimated that approximately 15 trees can be retained on the fringes of the main development area and approximately 223 within the area forming the proposed WNR. Wherever possible the proposals for the WNR including the removal of pond bunds have been modified to preserve existing trees in-situ.

11.8.8 Therefore approximately 238 (36%) of the trees surveyed would be retained under the current proposals (Figure 11-3 Preliminary Tree Survey Plan refers). Tree Transplantation Proposals

11.8.9 In terms of assessing the feasibility of transplanting the existing trees a number of factors were considered including their form, health and amenity value. Also considered was the existence of rare and native species, the accessibility for machinery required for transplantation; age; and the availability and technical feasibility of providing recipient sites for the transplanted trees.

11.8.10 Based on the preliminary tree survey and with consideration for the factors described above it is recommended that 28 (4%) of the existing trees are suitable for transplantation. This transplantation will be required due to the proposed removal of pond bunds as part of the site formation for the proposed development and the creation of the WNR. The trees identified for transplantation include those of good form and health which are accessible to machinery, and where possible native species such as Celtis sinensis which have ecological value.

11.8.11 These trees will be transplanted to the proposed landscape buffer to the north of the development as shown on Figure 11-11A and 11-12A. Tree Felling Proposals

11.8.12 The Tree Survey Report concludes that it would not be feasible to retain or transplant approximately 399 (60%) (Figure 11-3 Preliminary Tree Survey Plan refers) of the existing trees for the following reasons: • The removal of some of the pond bunds, where this is unavoidable, as part of the creation of

the proposed WNR and the requirement for the no net loss in fishpond area will require have an impact on the existing trees. Wherever possible these trees, particularly the larger groups, have been preserved through the creation of islands from the former pond bunds.

• In some locations the scope of the proposed works and site formation precludes any opportunities to retain existing trees particularly in the main development area due to the construction of the development platform. However for a large part these trees are fruit trees many of which are non-native (including approximately 176 Musa paradisiaca (Banana), equating to 26% of the total number of trees).

• Where the retention of the existing trees in-situ is not possible the trees have been considered for transplantation however in many locations the pond bunds are too narrow and steep sided to enable machinery access to facilitate the transplantation operations.

• The necessary excavation required in order to construct the proposed basement car parking means it is technically unfeasible to retain the trees within the development area.

• The trees are of poor health, condition and form.


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Tree Survey Report 11.8.13 The findings and recommendations of the preliminary tree impact assessment are subject to the

completion of a detailed tree survey and felling application in accordance with ETWB TCW No. 03/2006, Tree Preservation. This will be conducted during the detailed design stage of the project. The methodology and scope including the programme for the tree survey and felling application would be subject to the approval of the relevant authorities. Impact on Existing Landscape Resources – Options 1A and 1B

11.8.14 The main impacts on the landscape resources of the Study Area for both options will result from the loss of the existing fishponds (LR 8) (approximately 4 ha) and pond bunds resulting from the modification of existing landform (LR 1 Existing Landform – approximately 4.6 ha) for the development, and the loss of existing ditches and drainage channels (LR 10 Watercourses - approximately 800m2) due to the proposed construction of the residential development platform and the creation of the WNR. Despite the loss of fishpond being a small part of the overall resource within the Study Area (approximately 2.5%) it is an important landscape resource and so this has shaped the locatin and extent of the building platform which has sought to minmise the impact on the integrity of the fish pond area as far as possible. Also the location of the residential development on the periphery of the fishpond area with its minimised landtake will reduce potential impacts on the existing landform (LR 1) by maintaining the physical integrity of the main area.

11.8.15 The impacts on LR 8 fish ponds will be further mitigated through the improvement of the fish pond area leading to a net gain of 0.1ha in the area of the water body. In addition it is considered that the proposed created marshland habitat which forms part of landscape buffer between the development area and the WNR will lead to a qualitative enhancement of the remaining area of this LR. Given this the residual impacts on the fishpond area are likely to be mitigated from moderate adverse to slight adverse when the mitigation measures are fully implemented. Whilst the predicted impact on the landform (LR1) due to the loss of pond bunds is likely to be slight adverse during construction phase as the loss represents a small part of the overall resource.

11.8.16 There would be a predicted loss of 0.08 ha of existing ditches (LR 10) on the southern side of the residential development site due to the wetland enhancement works. These watercourses are manmade structures and make a relatively small contribution to the existing landscape character. The proposed enhancement works will improve the appearance of these structures and increase their contribution to the future landscape character.

11.8.17 Impacts on the remaining landscape resources in the Study Area will largely be negligible as the development will not cause a physical impact. This includes the proposed creation of the woodland landscape buffer along the periphery of the development site which will be contiguous with the existing landscape resource (LR 3 Plantation Woodland). However with the growth to maturity of the trees there would be a moderate beneficial residual impact on the overall landscape resource. In addition the planting of new trees will have a moderate beneficial residual impact on LR 13 Existing Trees due to the number of trees to be planted and the replacement of common fruit tree species with native species.

11.8.18 Table 11-5 Existing Landscape Resources and Predicted Impacts presents the predicted unmitigated and mitigated (residual) impacts resulting from the proposed works during the construction and operational phases of the project. These impacts also mapped on Figure 11-9. The mitigated (residual) impacts are assessed during the design year which for the purposes of this study is taken as being between 10 and 15 years after the schemes opening when the proposed mitigation planting is deemed to have reached a level of maturity, which is sufficient for it to perform the design objectives.

11.8.19 The assessment contained in Table 11-5 and mapped on Figure 11-9 concluded that despite the small to negligible impact on the existing LRs (with the exception of the loss of fish ponds which would have a moderate adverse impact), the establishment of the WNR together with landscape buffer provided at the boundary of the development will mitigate the loss in addition to providing an overall enhancement of the existing fishponds, watercourses and plantation woodland from an ecological perspective. The predicted residual impact on these LRs is further discussed in Section 11.14.


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Table 11-5 Existing Landscape Resources and Predicted Impacts – Options 1A and 1B

Significance Threshold (Unmitigated)

Significance Threshold (Mitigated)

Landscape Resource

Total Area of Resource (Ha) / Loss (Ha) / %

Loss

Sens Mag of Change (Con / Oper

Phase)

Impact on Landscape Character resulting from the loss of the Existing Landscape

Resources. Con Oper

Mitigation Measures

Con Oper

LR 1 Existing Landform

350 (study area) / 4 (Loss resulting from Development site including

fishponds)

1%

350 (study area) / 4.6

(bunds will be modified

resulting from Wetland Nature Reserve

enhancement)

1%

Medium

Condition, quality and maturity: High

Importance and rarity of special landscape elements: Regionally important

Ability of the LR to accommodate change: Medium

Statutory or regulatory requirements: Complies with requirements under OZP S/YL-LFS/7

Small / Small

Scale of the development and extent of impact compared to the total area of LR: Small

Duration of impacts: Construction stage – Temporary

Operation Stage – Permanent

Reversibility of change: Medium within future WNR

The proposals would not have a significant effect on the landform of the Study Area despite the reclamation of existing ponds to create the development platform. The location of the development platform along the northern base of the Kai Shan range would form an extension to the existing dry agricultural land which is characteristic of the landscape in the Study Area. There would also be some loss of existing fishpond bunds (approximately 4.47ha) however this loss would not have a significant impact on the landscape character of the area.

Moderate Adverse

Moderate Adverse

OP1,OP2 and OP5

Slight Adverse

Slight Adverse

LR 2 Woodland

19.61 / 0.0

0%

High


Importance and rarity of special landscape

Nil/ Nil

Scale of the development and extent of impact compared to the total area of LR:

These resource including areas of Fung Shui woodlands are largely located on the lower hill slopes of the Kai Shan range forming a green back drop to views of the development site from the north. However the proposals being situated on the

Negligible Negligible As there are no direct impacts to the LR no mitigation is required although it is considered that the overall landscape and visual mitigation approach will

Negligible Negligible


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Landscape Resource


Loss


Phase)


Resources. Con Oper

Mitigation Measures

Con Oper elements : Locally important

Ability of the LR to accommodate change: Low

Statutory or regulatory requirements: Complies with requirement under OZP S/YL-LFS/7

Negligible

Duration of impacts: Construction stage – Nil

Operation Stage – Nil

Reversibility of change: Medium

valley floor would not impact upon the existing woodland resource.

enhance the overall landscape character and quality of the local area. This includes OP1, OP2 and OP3 which will contribute to the woodland resource within the study area.

LR 3 Plantation Woodland

3.03 / 0.0

<1%

High


Importance and rarity of special landscape elements : Locally important


Statutory or regulatory requirements: Compiled with requirement

Small

Scale of the development and extent of impact compared to the total area of LR: Small


Operational Stage – Permanent


This resource is largely situated in the centre of Hong Kong Wetland Park to the north west of the Study Area and would be untouched by the development proposals. New buffer planting proposed at the southern edge of the development in conjunction with the plantation woodland located at northern edge of Ng Uk Tsuen will enhance the local landscape context and benefit to this landscape resource.

Negligible Moderate Beneficial (due to provision of landscape buffer planting at the boundary of the development providing a net gain of this LR as discussed in Table 12 of this report)

CP1, CP3, OP2 and OP3

Negligible Moderate Beneficial (due to fully establishment of the planting proposal for the development provide a net gain of this LR as discussed in Table 12 of this report) (Net gain of 3,750m2 woodland buffer within the development


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Landscape Resource


Loss


Phase)


Resources. Con Oper

Mitigation Measures

Con Oper under OZP S/YL-LFS/7

site.)

LR 4 Orchard

1.44 / 0.0

0%

Medium

Condition, quality and maturity: Medium

Importance and rarity of special landscape elements: Locally important


Statutory or regulatory requirements: Nil

Nil/ Nil

Scale of the development and extent of impact compared to the total area of LR: Negligible




There are three main areas of orchard located to the south of the Study Area adjacent to the existing village developments north of Ng Uk Tsuen. The orchards are also planted contiguous to woodland areas. There would be no impact on this resource.

Negligible Negligible As there are no direct impacts to the LR no mitigation is required although it is considered that the overall landscape and visual mitigation approach will enhance the overall landscape character and quality of the local area. This includes OP1, OP2 and OP3 which will contribute to the woodland resource within the study area.


LR 5 Shrub Mosaic

20.46 / 0.0

0%

Medium

Condition, quality and maturity: Low

Importance and rarity of special landscape elements : Low

Nil/ Nil


The main areas of this resource are situated on the upper hill slopes and summits of the peaks forming the Kai Shan range and would not be affected by the development proposals.

Negligible Negligible As there are no direct impacts to the LR no mitigation is required although it is considered that the overall landscape and visual mitigation approach will



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Landscape Resource


Loss


Phase)


Resources. Con Oper

Mitigation Measures

Con Oper Ability of the LR to accommodate change: Medium





enhance the overall landscape character and quality of the local area.

LR 6 Grassland

4.19 / 0.0

0%

Low


Importance and rarity of special landscape elements : Low importance

Ability of the LR to accommodate change: High


Nil / Nil




Reversibility of change: High

Small pockets of grassland are located throughout the Study Area although primarily located adjacent to the Closed Area Boundary road to the north of the existing fishpond areas. The existing grassland will not be affected by the development proposals.

Negligible Negligible As there are no direct impacts to the LR no mitigation is required although it is considered that the overall landscape and visual mitigation approach will enhance the overall landscape character and quality of the local area.


LR 7 Agricultural Land

7.04 / 0.0

0%

Medium


Nil / Nil

Scale of the development and extent of

The main areas of agricultural land are located to the south of the Study Area at the base of the Kai Shan hill range. This

Negligible Negligible As there are no direct impacts to the LR no mitigation is required although it is



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Landscape Resource


Loss


Phase)


Resources. Con Oper

Mitigation Measures

Con Oper Importance and rarity of special landscape elements : Low importance



impact compared to the total area of LR: Negligible




transition from fishpond to dry agricultural land to the wooded hillsides of the uplands is characteristic of the Study Area and the north west New Territories in general. The resource includes both active and inactive (5.17ha) agricultural land. The development proposals would not affect the extent of this resource within the Study Area.

considered that the overall landscape and visual mitigation approach will enhance the overall landscape character and quality of the local area.

LR 8 Fishponds

Loss resulting from the

residential development

170.29 / 4.07 / 2.4%

Area enhanced by the Wetland Nature Reserve 170.29 / 75.95

/ 45%

No net loss of water body

High




Statutory or regulatory requirements: Compiled with

Small / Small

Scale of the development and extent of impact compared to the total area of LR: Small to Intermediate



Reversibility

The loss of approximately 2.4% out of a total area of approximately 170ha of fishponds is not considered significant in terms of the percentage of loss however in terms of the physical size of the area (4ha) this is an extensive area. This is an important regional landscape resource and so any loss is important. For this reason the location of the area affected by the proposals has been restricted to an area contiguous with existing hillsides and so would not affect the physical integrity of the remnant portion thus minimising

Moderate Adverse (due to modification of existing fish pond bunds)

Moderate Adverse (due to modification of existing fish pond bunds)

Primary mitigation through the location of the residential development on the southern periphery of the fishpond area minimising the disturbance to the remaining fishponds. Enhancement of the marshland (OP2).

Moderate Adverse

Moderate Adverse (due to proposed fish pond enhancement and introduction of active amendment ) (slight net gain in the area of the water body within proposed WNR)


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Landscape Resource


Loss


Phase)


Resources. Con Oper

Mitigation Measures

Con Oper requirement under OZP S/YL-LFS/7

of change: Low for area affected by the building footprint

the impact of this loss of LR on the landscape character of the area. The enhancement works proposed for the WNR will benefit the landscape context in long term following the completion of the works.

LR 9 Watercourses - Rivers and Streams

25.24 / 0.0

0%

High


Importance and rarity of special landscape elements : Locally important



Nil/ Nil

Scale of the development and extent of impact compared to the total area of LR: negligible




Many of the larger existing watercourses within the Study Area which influence its perceived landscape character have been modified these include the retrained river channels to the west of Tin Shui Wai, and the Shan Pui and Shan Chun Rivers. Therefore these features have a low sensitivity to further change however there would be direct or indirect impacts on these resources.

Negligible Negligible As there are no direct impacts to the LR no mitigation is required although it is considered that the overall landscape and visual mitigation approach will enhance the overall landscape character and quality of the local area.


LR 10 Watercourses - Ditches and Drainage Channels

0.47 / 0.08 /

17%

Low


Importance

Small / Small

Scale of the development and extent of impact

Four drainage ditches were identified within the Study Area used for moving water between the fishponds. These have a low value in terms of their

Slight Adverse

Slight Adverse

OP2, OP4

Slight Adverse

Slight Adverse


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Landscape Resource


Loss


Phase)


Resources. Con Oper

Mitigation Measures

Con Oper and rarity of special landscape elements : Low importance



compared to the total area of LR: Small



Reversibility of change: Low for area affected by the building footprint and high for other areas

contribution to the existing landscape character. Only 4% of this resource will be affected by the residential development, the other 13% affected area will be enhanced through the Wetland Nature Reserve proposals.

LR11 Mangrove Forest / Mudflats

48.44 / 0.0

0%

High


Importance and rarity of special landscape elements : Regionally important

Ability of the LR to accommodate

Nil / Nil



Operation

Located in the northern part of the Study Area this resource includes naturally regenerating mangrove forest interspersed by mudflats forming the estuarine landscape of the Shan Pui, Sham Chun and Tai Rivers. There would be no direct or indirect impacts to this landscape resource.

Negligible Negligible As there are no direct impacts to the LR no mitigation is required

although it is considered that the

overall landscape and visual mitigation

approach will enhance the overall landscape character and quality of the

local area.



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Landscape Resource


Loss


Phase)


Resources. Con Oper

Mitigation Measures

Con Oper change: Low


Stage – Nil

Reversibility of change: High as LR not physically affected

LR 12 Wetlands including reed beds and permanent freshwater marsh and pools

3.14 / 0.0

<1%

High





Nil / Small

Scale of the development and extent of impact compared to the total area of LR: Small to Negligible




The wetlands including reed beds are restricted to a small area, probably an abandoned fishpond in the southern part of the Study Area characterised by Phragmites. Whilst areas of marsh occur in the southern part of the Study Area closely associated with various agricultural land-uses. It is likely that these areas of marsh have formed on land previously used for aquaculture or wet agriculture. The wetlands found within the Study Area do not represent a significant landscape resource in terms of its shaping landscape character.

Negligible Negligible OP2, OP4 Negligible Negligible


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Landscape Resource


Loss


Phase)


Resources. Con Oper

Mitigation Measures

Con Oper

LR 13 Existing Trees

665 trees in total with 178

trees within the main

development area and 487

trees within the area identified for the WNR / 301 trees / 45%

High to medium

Condition, quality and maturity: Generally medium to low (although some good specimen trees)

Importance and rarity of special landscape elements: Locally important


Statutory or regulatory requirements: Requiores formal felling application in accordance with WBTC No. 03/2006

Intermediate / Small

Scale of the development and extent of impact compared to the total area of LR: Intermediate

Duration of impacts: Construction stage – Termporary



The existing trees are largely located within LR8 Fishponds and are formed by a combination of trees planted as part of the settlement of this area and tree species which have naturally colonised it. The approximate locations of the trees are presented as Figure 11-3 Preliminary Tree Survey Plan whilst the schedule contained in Appendix 11-1 provides details of the trees including the range of species, size and an assessment of their condition. For the main part the tree species are non-native originating in Australia, India, Indonesia and Malaysia, and are fruit bearing being planted as part of the agricultural development of the area. This includes a large proportion of fruit trees including approximately 176 Musa paradisiaca (Banana), equating to 27% of the total number of trees). No rare or protected species were identified as part of the preliminary tree survey.

Moderate Moderate beneficial

OP2, OP3 and OP4 Moderate Moderate beneficial


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Key Landscape Sensitivity (Sens): Low, Medium or High Condition, quality and maturity; importance and rarity of special landscape elements; and ability of the LR to accommodate change: Nil, Low, Medium or High Magnitude of Change (Mag): Negligible, Small, Intermediate and Large Scale of the development and extent of impact compared to the total area of LR; duration of impacts; and reversibility of change: Nil, Low, Medium or High Significance Threshold: Negligible, Slight, Moderate and Significant (adverse or beneficial) Residual Impacts: Refer to matrix and table in methodology section Con: Construction phase impacts Oper: Operational phase impacts


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Landscape Character 11.8.20 The landscape character of the Study Area, located adjacent to Deep Bay in the northwest New

Territories, is strongly influenced by the traditional fishponds which characterise the low lying coastal plain. The area is bisected by the Tin Shui Wai Drainage Channel and Shan Pui River. The landscape character of this area is formed by a largely undeveloped flat expanse of the fishponds bounded by the upright form of the surrounding hill sides. The relationship between the fishponds, the mud flats and the wooded hills sides is important to the landscape character of the area. Figure 11-4 shows the location of the LCAs which form the Study Area, and Figure 11-5A and B demonstrate how these various characters fit together.

11.8.21 Table 11-6 presents a description of the following LCAs which make up the Study Area, the predicted impacts and recommended mitigation measures. • NUA 1 Natural Upland Landscape Character Area - Kai Shan Range • V1 Village Landscape Character Area - Ng Uk Tsuen Village Cluster • AGR1 Agriculture Landscape Character Area – Fung Kai Wai – Ng Tung Uk Agricultural

Fields • AGR2 Agriculture Landscape Character Area – Fishponds • ICA1 Industrial/Commercial Landscape Character Area – Yuen Long Industrial Estate • OS1 Open Space and Parks Landscape Character Area – Hong Kong Wetland Park • EL1 Estuarine Landscape Character Area – Kam Tin and Shan Pui River Estuaries,

and the Tin Shui Wai Drainage Channel Impacts on Landscape Character - Options 1A and 1B

11.8.22 The potential impacts arising from options 1A and 1B on the existing landscape charcter would be largely similar due to their shared development footprint and hence the same direct impact on the landscape character of the area. This is mirrored in the potential indirect impacts as the differences in the design of the two schemes would not result in an appreciable difference in the potential impacts.

11.8.23 The Kai Shan Range (NUA 1) and the settlements of the Ng Uk Tsuen Village Cluster (V1) situated in the saddle between the primary and secondary peaks would not experience any direct impacts as a result of the development proposals. However there will be some indirect moderate adverse impacts during the construction phase due to the proximity of the proposed development and the alignment of the proposed development access. These impacts would be alleviated to an extent through the proposed mitigation with a slight adverse impact during the operational phase.

11.8.24 The landscape character of the Fishponds (AGR 2) would be subject to direct impacts. The loss of the existing fishponds, albeit a small area on the southern periphery, would lead to a moderate to significant adverse impact during construction and operational phases in the absence of landscape mitigation measures. This is largely due to the openness of the landscape within this area, its intervisibility and the interruption of the transition from fishpond to agricultural fields and eventually wooded hill slope. This impact on this LCA will be alleviated to moderate adverse through the utilisation of the proposed responsive building design with view corridors, a stepped building height profile which seeks to alleviate the abrupt transition with the flat landscape to the north and the proposed marshland and woodland buffer area which enhance the integration of the proposals.

11.8.25 There would be no direct impact to the Hong Kong Wetland Park (OS 1) landscape character area during the construction phase of the project. It is remote to the development site and so there would be no physical loss of landscape features within this area. However with the establishment of the proposed marsh habitat and the fishpond enhancement forming part of the development, the southern periphery of the park will be enhanced and so result in a beneficial impact following full establishment. This is largely due to the beneficial effect of extending the buffer between the built environment and the traditional fishpond landscape.

11.8.26 The impact on the existing agricultural fields to the south west of the Study Area (AGR 1) would be negligible due largely to the screening effect of the vegetation at the periphery of the village settlements. This is also true of the Yuen Long Industrial Estate (ICA 1) which will be screened


11-36

from the proposed development by the landform of the Kai Shan range and the woodland associated with the lower hill slopes. There would be a negligible impact on the landscape character of the Kam Tin and Shan Pui River Estuaries, and the Tin Shui Wai Drainage Channel (EL1) due to their distance from the proposed development site.

11.8.27 Table 11-6 presents the unmitigated and mitigated (residual) impacts arising from the scheme proposals during the construction and operational phases of the project. The mitigated (residual) impacts are assessed during the design year which for the purposes of this study is taken as being between 10 and 15 years after the schemes opening when the proposed mitigation planting is deemed to have reached a level of maturity sufficient for it to perform the design objectives.


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Table 11-6 Existing Landscape Character and Predicted Impacts – Options 1A and 1B

Impact Significance Threshold

(Unmitigated)

Impact Significance Threshold (Mitigated)

Landscape Character Area (LCA) Sens Mag of Change

(Con / Oper Phase)

Main Impacts on Landscape

Character Area

Con Oper

Mitigation Measures

Con Oper

Natural Upland Landscape Character Area (NUA)

NUA 1: Kai Shan Range. The Kai Shan Range forms the dominant landform within the Study Area being characterised by a range of minor peaks creating a ridgeline on a northeast – southwest axis. The primary peak (Kai Shan) rises to 121mPD with the main secondary peak to the north of Ng Uk Tsuen rising to 62mPD. The existing service reservoir to the north of Kai Shan forms is visually apparent in views from the fishponds to the south. The hillsides are clothed in dense woodland which gives way to shrubland and grassland towards the summits. This feature in conjunction with the fishponds to Kai Shan is important in establishing the overall landscape character of the Study Area.

High Condition, quality and maturity: High

Importance and rarity of special landscape features: Locally important

Ability of the LCA to accommodate change: Medium

Statutory or regulatory requirements: Complies with requirements under OZP S/YL-LFS/7

Intermediate / Small Scale of the development relative to baseline conditions: Intermediate

Compatibility of the project with the surrounding landscape: Medium




There will be no direct impacts on the Kai Shan range however indirect impacts will include the impact on the landscape setting of the range particularly in the transition from the low-lying agricultural plain.

Moderate Adverse

Moderate Adverse

Primary mitigation including the location and footprint of the proposed development. Secondary mitigation CP1, CP4, OP1, OP2, and OP4.

Moderate Adverse

Slight Adverse

Village Landscape Character Area (V)

V1: Ng Uk Tsuen Village Cluster The traditional villages of Ng Uk Tsuen,

Medium Condition,

Intermediate Scale of the

There will be no direct impacts on the

Moderate Adverse

Moderate Adverse

Primary mitigation

Moderate Adverse

Slight Adverse


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(Unmitigated)



(Con / Oper Phase)


Character Area

Con Oper

Mitigation Measures

Con Oper Shing Uk Tsuen and Tai Tseng Wai are located in the saddle between the two main peaks described above. The villages are characterised by largely typical village houses three storeys in height with tiled facades and flat roofs with shade structures. The three villages have coalesced into a single settlement although only the properties on the northern periphery of Shing Uk Tsuen have a view over the development area. The remaining houses are largely screened by the adjacent development, and the existing landform and mature vegetation to the south of the development site.

quality and maturity: Medium


Ability of the LCA to accommodate change: High


development relative to baseline conditions: Intermediate





village cluster however indirect impacts will include the impact on the landscape setting of the northern village houses of Shing Uk Tsuen. The other villages areas are screened by the existing landform and the woodland situated in the saddle between the two main peaks of the Kai Shan range. The proposed construction and operation of the Southern Development Access will be within existing land take and so no long term impacts are envisaged.

including the location and footprint of the proposed development. Secondary mitigation CP1, CP3, CP4, OP1, OP2, and OP4.

(due to full establishment of landscape buffer at the southern boundary of the development which enhances the local landscape character)

Agriculture Landscape Character Area (AGR)


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(Unmitigated)



(Con / Oper Phase)


Character Area

Con Oper

Mitigation Measures

Con Oper

AGR1: Fung Kai Wai – Ng Tung Uk Agricultural Fields This LCA to the south west of the Study Area is primarily characterised by a combination of active and inactive agricultural land. The characteristics of the landscape are the fine texture of agricultural fields punctuated by low-rise village type development and large individual specimen trees and small tree groups. The development site is located to the northern edge of this character area and is enclosed on the southern side by the wooded hillsides of the Kai Shan range.

Medium Condition, quality and maturity: Medium




Negligible / Negligible Scale of the development relative to baseline conditions: Negligible





There will be no direct or indirect impact on the character of this area as it is situated to the south of the residential development site and screened by existing trees and village development.

Negligible Negligible No mitigation required.


AGR2: Fishponds This LCA forms the landscape character for the Study Area north of the proposed development. The ponds are generally rectangular in shape separated by earth bunds which are clothed in grass with the occasional clumps of trees and shrubs or specimen mature trees. The ponds are generally active although several areas are


Importance and rarity of special landscape

Small to Intermediate / Small to Intermediate Scale of the development relative to baseline conditions: Small to

The proposed development will be located on a platform constructed from reclaimed fishponds and so there will be a direct impact on the character of this area. However, the development area is

Significant Adverse

Significant Adverse

Primary mitigation including the location and footprint of the proposed development. Secondary mitigation CP1, CP3, CP4, OP1,

Significant Adverse

Moderate Adverse (Due to fishpond improvement and the creation of marsh habitat)


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(Unmitigated)



(Con / Oper Phase)


Character Area

Con Oper

Mitigation Measures

Con Oper used for agriculture. Within this area are several isolated single storey structures located on the bunds between the ponds and are often accompanied by groups of mature trees. The ponds provide an important component of the overall landscape character of the Study Area. The low level of existing disturbance and its open, expansive nature result in a high landscape quality and sensitivity to further change.

elements : Regionally important.

Ability of the LCA to accommodate change: Low


intermediate





located on the southern periphery of the fishponds therefore minimising any loss of physical integrity. A precedent has been established for development in close proximity with the fishpond area due to the development associated with Tin Shui Wai.

OP2, and OP4.

Industrial / Commercial Landscape Character Area (ICA)

ICA1: Yuen Long Industrial Estate This LCA to the south of the Study Area is characterised by the industrial and utilitarian nature of its land uses. The industrial estate extends from the southern periphery of Tai Tseng Wai south to the Shan Pui River. These main structures within the estate include a number of large factory and warehouse complexes set within a grid like street pattern. There is little in terms of soft landscape within the estate with the exception of intermittent street tree planting along Wang Lee, Wang Lok and

Low Condition, quality and maturity: Low

Importance and rarity of special landscape elements : Low importance

Ability of the

Negligible / Negligible Scale of the development relative to baseline conditions: Negligible

Compatibility of the project with the surrounding landscape:

There will be no direct or indirect impact on the character of this area as it is removed from the development site.




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(Unmitigated)



(Con / Oper Phase)


Character Area

Con Oper

Mitigation Measures

Con Oper Fuk Hi Streets. This disparate mix of industrial land uses provides an incoherent landscape which is further degraded by vehicle yards and parking at ground level. The combined development serves to degrade the character of the southern part of the Study Area although this development is screened from the proposed development area.

LCA to accommodate change: High


High Duration of impacts: Construction stage – Nil



Open Space and Park Landscape Character Area (OS)

OS1: Hong Kong Wetland Park The Hong Kong Wetland Park (HKWP) is located to the west of the Study Area forms a transitional zone or buffer between the high-rise residential development associated with Tin Shui Wai and the horizontal low-lying form of the fishponds to the east. The Hong Kong Wetland Park will be characterised by a combination of woodland structure planting, wetland areas and open water.


Importance and rarity of special landscape elements : regional important

Ability of the LCA to accommodate change: Low

Statutory or regulatory requirements

Negligible / Small Scale of the development relative to baseline conditions: small

Compatibility of the project with the surrounding landscape: Medium Duration of impacts: Construction stage – Temporary

Operation Stage

There will be no direct impact on the character of this area as it is remote from the residential development site. However the proposed marsh habitat to the north of the development site will be contiguous with the HKWP and so form a continuous band of marshland along the western periphery of the fishponds.

Negligible (Remote from the site)


Primary mitigation including the location and footprint of the proposed development. Secondary mitigation CP1, CP3, CP4, OP1, OP2, and OP4.


Slight Beneficial (WNR proposals enhance southern edge of HKWP)


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(Unmitigated)



(Con / Oper Phase)


Character Area

Con Oper

Mitigation Measures

Con Oper : Hong Kong Country Park Ordinance

– Permanent


Estuarine Landscape Character Area (EL)

EL1: Kam Tin and Shan Pui River Estuaries, and the Tin Shui Wai Drainage Channel The estuarine landscapes to the north and of the Study Area are characterised by extensive mangroves giving way to areas of mudflats in the inter-tidal areas. Although the dominant vegetation is mangroves. The area is contained by the high security fence of the Closed Area Boundary which is visible from the fishpond areas to the south. The mangroves form an important vegetative component of the estuarine landscapes particularly in elevated views of the Study Area.

Low Condition, quality and maturity: Low

Importance and rarity of special landscape elements: Low



Negligible/ Negligible

Scale of the development relative to baseline conditions: Negligible

Compatibility of the project with the surrounding landscape: High




There will be no direct or indirect impact on the character of this area as it is remoted from the development site.



Key Landscape Sensitivity (Sens): Low, Medium or High


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Condition, quality and maturity; importance and rarity of special landscape elements; and ability of the LCA to accommodate change: Nil, Low, Medium or High Magnitude of Change (Mag): Negligible, Small, Intermediate and Large Scale of the development relative to baseline conditions; compatibility of the project with the surrounding landscape; duration of impacts; and reversibility of change: Nil, Low, Medium or High Significance Threshold: Negligible, Slight, Moderate and Significant (adverse or beneficial) Residual Impacts: Refer to matrix and table in methodology section Con: Construction phase impacts Oper: Operational phase impacts


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11.9 Existing Visual Context and Visual Impacts

Existing Visual Context Visual Envelope and Zones of Visual Influence

11.9.1 The Visual Envelope (VE) for proposed development Options 1A and 1B extends north, east and northwest across the coastal plain and estuarine landscape to the surrounding natural uplands. It is not considered that the visual envelopes for the two options would be significantly different although the visual prominence of Option 1B would be reduced from within the central and southern parts of the villages to the south of the proposed development site. The development site is bounded by the Kai Shan range to the south which serves to largely contain views. Whilst to the west the VE is contained by the existing high-rise development associated with Tin Shui Wai. In terms of the available viewing distances typically views extend some 2.0km north, 2.5km east, 0.50km south and 1.0km west. Within this VE the extent of the existing views is determined by factors such as the presence of intervening visual obstacles and so a number of Zones of Visual Influence (ZVI) can be discerned. The VE and ZVIs are mapped on Figure 11-6 and the photographs presented as Figure 11-7 demonstrates the components which make up the existing visual amenity. Existing Visually Detracting Elements

11.9.2 A number of the existing elements within the landscape of the Study Area may be considered as visually detracting in that they are visually incompatible with the existing landscape and visual context. The position of these elements and their role within the visible landscape is shown on including: • The industrial, commercial and utility development located to the north of Yuen Long

including the Yuen Long Sewage Treatment Works (STW). This complex particularly the STW is prominent in views from the north and east.

• The high-rise development associated with Tin Shui Wai which is characterised by its uniform building height, the consistent appearance of the building facades; and the developments prominence in views from the fishpond area to the north of the development site and in views from the residential areas to the east of the Study Area.

• The drainage channel works for the Kam Tin and Shan Pui River Estuaries, and the Tin Shui Wai Drainage Channel which have replaced the natural meandering form of the original river courses with a more engineered form. These features are prominent in elevated views of the Study Area and in views from the east.

Existing Visual Amenity and Visually Sensitive Receivers 11.9.3 In broad terms for both Options 1A and 1B there are three zones of visual influence (ZVIs),

named ZVI 1, ZVI 2 and ZVI3, within the visual envelope (VE) of the development having distinct visual amenity characters in the landscape context, these ZVIs are shown on Figure 11-6. VSRs identified within the ZVIs are grouped by development as many of the residents of these developments and visitors looking from surrounding hillside footpath or lookout point in the VE who will be subject to similar views. The existing view, predicted impacts and recommended mitigation measures for each of the identified VSRs are presented in Table 11-7 and Figure 11-10.

11.9.4 The visual amenity observed by VSRs inside ZVI 1 is characterised by the views over the existing fishponds. This is an area of expansive low-level views extending to the wooded hillsides and views into Deep Bay. The views along the valley floor are generally interrupted beyond the area of fishponds due to the existing vegetation particularly trees on the pond bunds. Other components of these views include the vertical forms of the high-rise development, which visually encloses the Study Area. Views within this area are generally of high to medium quality. The sensitivity of these views to further change is generally high due to the unique nature of the landscape and the relative absence of built development in views to the north and east.

11.9.5 The visual amenity observed by VSRs inside ZVI 2 is that of the natural uplands which form the main landscape and visual context for the Study Area. These upland areas form a green back cloth to many of views from within the Study Area particularly those from low level within the


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coastal plain and estuarine landscape. These upland areas generally form the limit to the visual envelope and so form the visual horizon. However these views to the west and south of the Study Area are interrupted due to the intervening high-rise development and the ridgeline is breached by some of the existing development particularly that of Tin Shui Wai. This would indicate that views which are already characterised by high-rise development are not sensitive to further change.

11.9.6 The visual amenity observed by VSRs inside ZVI 3 is formed by the dense high-rise development which generally serve to enclose and foreshorten internal views although offering generally spectacular views for VSRs on the periphery of the developments particularly those adjacent to the fishponds. The internal views within the development areas are generally of poor quality and have a low sensitivity to further change due to the existing level of development. Views from the properties on the periphery of these development areas are generally of high quality, as has been described above, having views over the fishponds and the estuarine landscape of Deep Bay. These views have a medium to high sensitivity to further change depending on their location and the nature of the VSRs.

11.9.7 The next section assesses the potential visual impacts arising from development Options 1A and 1B.

11.9.8 Option 1A – buildings with a maximum height of 18 storeys (8 blocks of 14-18 storeys, 7 groups of low-rise buildings of 4-8 storey including a 2 storey resident’s club house erected on 40,000m² residential site area i.e. 32.8% Site Coverage).

11.9.9 Option 1B – buildings with a maximum height of 15 storeys (9 blocks of 15 storeys, 7 groups of 4-10 storey low-rise buildings including a 2 storey resident’s club house erected on 40,000m² residential site area i.e. 34.4% Site Coverage). Visual Impacts: Option 1A Views from Residences

11.9.10 Residents of the new development on the north western periphery of Tin Shui Wai (VSR 1) such as residents of Tin Heng Estate and the southern periphery of Mong Tseng Wai (VSR 3) will be subject to a moderate adverse impact in the absence of mitigation measures. This is largely due to the expansive nature of the existing views and the viewing distances involved (approximately 2000-2300m). The residents of Tin Shui Wai (VSR 1) would experience a similar level of impact although for some of the lower storeys the view would be blocked or interrupted after the completion of CDA development at Area 112 in the foreground of available views.

11.9.11 Residents on the eastern periphery of Fairview Park (VSR 4) will be subject to a slight to moderate adverse impact and Tai Sang Wai (VSR 5) a slight adverse impact in the absence of mitigation measures. The level of predicted impact is determined by the viewing angle and distances involved (2300-2400m) and the availability of other views within an expansive panorama. In addition the visible part of the development will be along the shortest development facade and will be seen against the existing high-rise development of Tin Shui Wai.

11.9.12 The residents of Ng Uk Tsuen (VSR 6) and Shing Uk Tsuen (VSR 7) (approximately 10 houses in each case) living at the northern periphery of the villages with windows facing north to the development site will experience significant to moderate adverse impacts in the absence of mitigation measures due to their proximity to the proposed development. However views from many of these villages houses are partially obstructed by the existing landform, vegetation and structures. For other residents of the villages, pedestrians within open spaces and vehicle travellers on the roads through the villages the impacts are likely to be slight to moderate adverse due to the screening effect of adjacent village houses, the angle and viewing distance, and the proximity of existing vegetation. For these VSRs the views will be glimpsed and limited to the upper floors of the proposed development.

11.9.13 Residents of Long Ping Estate (VSR 9) to the north of Yuen Long and Tin Tsz Estate (VSR 10) who have views across the development site will be subject to a slight to moderate adverse impact in the absence of landscape mitigation measures. This is due to the proposed development will be largely screened in these views by the Kai Shan range and the impacts mitigated to an extent by the existing development in the foreground of the views.


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11.9.14 The residents of the Kenwood Court (VSR 11) on the eastern edge of Tin Shui Wai would be subject to a moderate adverse impact in the absence of mitigation measures due to the proximity of the development although the residents would have alternative views across the fishponds towards Deep Bay. The visible part of the proposed development would again be the narrowest building facade.

11.9.15 The residents of the eastern peripheral of Tin Yuet Estate (VSR 12) on the western edge of Tin Shui Wai would be subject to a moderate adverse impact in the absence of mitigation measures due to the viewing distance. In addition there is likely to be a cumulative impact for these VSRs through the proposed CDA development in Areas 103 and 104.

11.9.16 The residents of the east facing apartments of the Vianni Cove (VSR 14) and the Grandeur Terrace (VSR 15) on the eastern periphery of Tin Shui Wai will be subject to a moderate adverse impact. The impact of the proposed development on views for those residents will be mitigated to an extent by the relatively small proportion of the view affected and the viewing distances involved. There is also likely to be a cumultaive impact for these residents with the future CDA development in Areas 112 and 115.

11.9.17 Future residents on the eastern periphery of the proposed CDA in Area 115 located adjacent to Wetland Park Road (PVSR A1) will be subject to moderate adverse impacts in the absence of mitigation measures. The level of the predicted impact will be determined by a combination of the low level of this PVSR and the screening effect of the existing vegetation to the south east of the development area, the screening effect of the proposed development inside the settlement and the viewing distances involved. View from Workplaces

11.9.18 Site observation would suggest that most of fishponds and agricultural lands within the Study Area are inactive and so have not been identified as VSRs in category. Views from Recreational Landscapes

11.9.19 Visitors to the area and locals visiting the lookout point at Tsim Bei Tsui (VSR 2) will be subject to a moderate adverse impact arising from the implementation of the development proposals. The level of the predicted impact is largely determined a combination of the transient nature of potential viewers, the viewing distances involved, the relatively small scale of the proposed development and the panoramic nature of the existing view. Walkers using the footpath trails on Kai Shan (VSR 8) will be subject to a moderate adverse impact due to the proximity of the development, the elevated viewing position and the disruption of views across the existing fishponds to Deep Bay.

11.9.20 Views available to the visitors and staff of the Hong Kong Wetland Park (VSR 13) would be mitigated to an extent by the low-lying nature of the VSR and the screening effect of the intervening vegetation both within the park and along its southern boundary. However due to the relative sensitivity of the existing view and the nature of the VSR the visual impact is likely to be moderate adverse. Again views would be limited to the very upper floors of the proposed development which would be visually permeable to an extent due to the building orientation of the four westernmost residential blocks. Views for travellers on Public Roads and Railways

11.9.21 The potential visual impacts for vehicle travellers on the roads which run through Ng Uk Tsuen (VSR 6) and Shing Uk Tsuen (VSR 7) are likely to be slight to moderate adverse due to their transient nature, the screening effect of adjacent village houses and vegetation, and the angle and viewing distance. For these VSRs the views would be limited to glimpsed views of the upper floors of the proposed development. Night-time Glare

11.9.22 The visual impacts arising from the construction and operational phases of the proposed development also relates to the potential night-time glare effects arising from the proposed lighting apparent in views from selected VSRs. The construction activities will not extend to night time, the intensity, luminance and lighting levels of these activities will be low, the night glare impact is predicted to be temporarily slight adverse to negligible. The extent of the operational impact is dependent on the architectural design, the disposition of the main elements


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of the built environment and the type of lighting utilised particularly the lighting within the landscape. This operational impact may be separated into two key elements, the lighting from the residential blocks and the lighting associated with the surrounding landscape and internal access roads / EVA.

11.9.23 The residential development landscape will not require 24 hour lighting except for the lighting of access roads and emergency access. The intensity, luminance and lighting level generated from residential properties is predicted to be relatively low in the views available to the identified VSRs and in many cases the proposed development will be seen against existing development which is also lit at night. Impacts will also be mitigated to an extent by the viewing distances involved. The lighting of the landscape and the internal access roads / EVA will also be alleviated through the use of the proposed landscape buffer along the periphery of the development and roadside planting. The potential for glare at these lower levels can also further reduced through the use of full cut off lighting. Impacts can be further reduced through the programming of the lighting within the landscape in response to the proposed activities and adjusted according to the actual need of future users. Given the adoption of the measures described above including the focussing and shielding of light sources to reduce glare and the careful tailoring of luminance levels within the landscape, the night time glare impact even for the closest of the identified VSRs in Ng Uk Tsuen and Shing Uk Tsuen is predicted to be slight. Again these impacts will only be experienced by the residents of the village house at the edge of the settlement (areas already illuminated with street lighting).

11.9.24 Table 11-7A and Figure 11-10A presents the predicted unmitigated and mitigated (residual) impacts for the proposed scheme during the construction and operational phases of the project. The mitigated residual impacts are assessed during the design year which for the purposes of this study is taken as being between 10 and 15 years after the schemes opening when the proposed mitigation planting is deemed to have reached a level of maturity sufficient for it to perform the design objectives. For the purposes of this assessment low-rise was taken as 1-10 floors, medium-rise as 11-20 floors and high-rise as 20+ floors.


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Table 11-7A Visually Sensitive Receivers and Predicted Impacts – Option 1A


(Unmitigated)


VSR Existing View Sens Mag of Change (Con / Oper

Phase)

Primary Source of Impact

Con Oper

Mitigation Measures

Con Oper

Visually Sensitive Receivers (VSRs)

VSR 1 - Tin Shui Wai (Tin Heng Estate)

Primary GV and PV for residents of the new developments with views to the east although the views are long distance and likely to be severely interrupted by future development to the north of Tin Shui Wai. The existing view extends south east across the Hong Kong Wetland Park to the remnant fishpond areas, the hill slopes of Kai Shan and beyond to the hills of the Lam Tsuen Country Park.

High Type of VSRs: High-rise residential, Residential, Permanent receivers

Population of viewers: Many

Degree of visibility: GV / PV

Small / Small Compatibility of the project with the surrounding landscape: Medium



Reversibility of change: Irreversible

Scale and distance of the impact: Small / 2000m

Filtered GV views of the proposed development viewed against the green backdrop of the Kai Shan Range. The building height profile has been designed to mirror the existing topography. The development will be seen in the context of the high-rise development of Yuen Long and Tin Shui Wai. The proposed development, although it forms a minor component in views for these VSRs which are dominated by Tin Shui Wai residential development in the foreground and the existence of alternative views. Night-time glare mitigated by viewing distance and the existing lighting from the villages and Yuen Long in the background).

Moderate Adverse

Moderate Adverse

Primary mitigation including the location and footprint of the proposed development. Secondary mitigation CP1, OP1, OP2, and OP4.

Moderate Adverse

Moderate Adverse

VSR 2 - Tsim Bei Tsui Photomontage refers to Figures 11-14A and B

Primary OV / PV for walkers at the lookout point south over a landscape characterised by the estuarine mudflats and the existing fishpond

Medium

Type of VSRs: Lookout point, Visitors/ hikers, Transient receivers Population of


The proposed development will form a small component of the overall expansive OV / PV across the estuarine landscape. Views towards the summits of the hills to the east and west of the

Moderate Adverse

Moderate Adverse

Primary mitigation including the location and footprint of the proposed development.

Moderate Adverse

Moderate Adverse


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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper for Option 1A and 11-15A and B for Option 1B

areas. Low level views are partially screened by the existing vegetation associated with the bunds within the fishpond area whilst high level views extend to the ridgeline to the south of the development site and beyond to the uplands associated with the Lam Tsuen Country Park.

viewers: Very few

Degree of visibility: OV / PV





proposed development site are maintained and the proposed view corridors allow continued framed visual access to the landscape beyond. The western and southern sections of the view are characterised by existing high-rise development associated with Yuen Long and Tin Shui Wai. The development facade will lead to the loss of part of the green component of the view and disturb the relationship between the fishponds and the saddle between the two wooded hillsides of the Kai Shan range. Night-time glare effect mitigated by viewing distance and the existing lighting from the villages and Yuen Long in the background).

Secondary mitigation CP1, OP1 and OP2.

VSR 3 - Mong Tseng Wai

Primary GV and PV for residents on the southern periphery of the settlement. Views are interrupted by existing vegetation within the agricultural fields to the south of

High Type of VSRs: Low-rise residential, Residential, Permanent receivers

Population of

Small to negligible / Small to negligible Compatibility of the project with the surrounding landscape:

GV and PV of the proposed development viewed against the green backdrop of the Kai Shan range. The lower floors of the proposed development screened by the intervening development and vegetation. The

Slight Adverse

Slight Adverse

Primary mitigation including the location and footprint of the proposed development. Secondary

Slight Adverse

Slight Adverse


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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper the village and on the bunds within the fishpond areas.

viewers: Few


Medium Duration of impacts: Construction stage – Temporary




development will form a small component of the overall view. The proposed view corridors through the western part of the development will be evident in these views allowing some visual permeability and visual access to the Yuen Long and framed by the existing wooded hill slopes. Night-time glare effect mitigated by viewing distance and the existing lighting from the villages and Yuen Long in the background.

mitigation CP1, OP1 and OP2.

VSR 4 - Fairview Park

Primary PV for residents on the western periphery of the existing settlement. Views west extend over the Kam Tin River Estuary and fishpond areas to the proposed development site. The high-rise development of Tin Shui Wai forms the background to views to the west. The structures associated with the Yuen Long Sewage Treatment Works form a visually detracting element


Population of viewers: Few

Degree of visibility: PV

Small to negligible / Small to negligible Compatibility of the project with the surrounding landscape: Medium Duration of impacts: Construction stage – Temporary



Scale and

PV and NV due to availability of other views, their orientation and the presence of intervening development associated with the Yuen Long Sewage Treatment Works. The development would also be seen at an acute angle and will be partially be screened by the existing landform Kai Shan range. The proposed visual corridors in the eastern part of the development would be evident in views from this direction. Due to its relatively low building profile, the

Moderate to slight adverse


Primary mitigation including the location and footprint of the proposed development. Secondary mitigation CP1, OP1 and OP2.




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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper within these views.

distance of the impact: Small / 2400m

proposed development will visually integrate with the Yuen Long industrial area. The development forms a minor component in distant views from this location. Affected VSRs are few in numbers confined to those living at the western boundary of Fairview Park. Alternative views are available from these VSRs as their major views are facing east. Night-time glare effect is mitigated by viewing distance and the existing lighting from the villages and Tin Shui Wai in the background)

VSR 5 - Tai Sang Wai

Primary GV / NV for residents on the western periphery of the existing settlement. Views west extend over the Kam Tin River Estuary and fishpond areas to the proposed development site. The high-rise development of Tin Shui Wai forms the background to views to the west. The structures associated with the Yuen Long Sewage Treatment Works form a visually



Degree of visibility: GV / NV

Small to negligible / Small to negligible Compatibility of the project with the surrounding landscape: Medium



Reversibility of change:

GV and NV due to the viewing angle and distances involved and the availability of other views. The Yuen Long Sewage Treatment Works will also form the middle ground of views towards the development site and this has degraded the quality of the existing view. In addition the background to any views will be formed by the high-rise development of Tin Shui Wai. Due to the low building profile, majority of the

Slight Adverse

Slight Adverse


Slight Adverse

Slight Adverse


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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper detracting element within these views and also serve in combination with the existing landform to screen low level views of the development site.

Irreversible


proposed development is partially screened by the sewage treatment plant and existing landform. The development forms a minor component in distant views available for these VSRs. Night-time glare effect mitigated by viewing distance and the existing lighting from the villages and Tin Shui Wai in the background.

VSR 6 - Ng Uk Tsuen

Photomontage refers to Figures11-14O and P for Option 1A and 11-15 O and P for Option 1B.

Primary OV and PV for residents on the northern periphery of the village although views are largely screened by the existing landform and intervening vegetation. Primary NV / GV for residents within the village where views are largely screened by a combination of the existing village houses, landform and intervening vegetation.




Intermediate / Intermediate (Small / Small) Compatibility of the project with the surrounding landscape: Medium




Scale and distance of the impact: Large to medium / 200m

OV and PV of the middle and upper storeys of the proposed development from properties on the northern periphery of the development. NV and GV upper storeys of the proposed development from properties on the northern periphery of the development. Impacts due to the proximity of the proposed development. Although many of the existing houses have views away from the proposed development or their views are already interrupted by vegetation and other village houses. Night-time glare effect mitigated to an extent by existing street lighting at the

Significant to Moderate Adverse (houses on the northern edge of the village) Moderate to slight adverse (houses within the centre of the village and the open spaces)


Primary mitigation including the architectural design and secondary mitigation CP1, CP3, CP4, OP1, OP2, and OP4.




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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper edge of the village and the screening effect of the intervening obstacles.

VSR 7 - Shing Uk Tsuen Photomontage refers to Figures11-14K snd L; and Figures11-14M and N for Option 1A. For Option 1B refer to Figures11-15K snd L; and Figures11-15M and N

Primary PV / GV for residents on the northern periphery of the village although views are severely interrupted by the existing landform and vegetation particularly trees on the agricultural land at the base of the hill slope. Primary NV / GV for residents within the village where views are largely screened by a combination of the existing village houses, landform and intervening vegetation.



Degree of visibility: PV / GV






PV and GV of the middle and upper storeys of the proposed development from properties on the northern periphery of the development. NV and GV upper storeys of the proposed development from properties on the northern periphery of the development. Impacts due to the proximity of the proposed development. Although many of the existing houses have views away from the proposed development or their views are already interrupted by vegetation and other village houses. Night-time glare effect mitigated to an extent by existing street lighting at the edge of the village and the screening effect of the intervening obstacles.

Significant to Moderate Adverse (village houses at the northern edge of the village) Slight / Moderate Adverse (houses within the centre of the development and the open spaces)





VSR 8 - Kai Shan

Primary PV / GV for walkers using the trail to the summit of Kai Shan. The available

Medium Type of VSRs: Footpath, Pedestrians,

Intermediate / Intermediate Compatibility of the project with

PV and GV of the proposed development for walkers using the trail to the summit of Kai Shan. The

Moderate Adverse

Moderate Adverse

Primary mitigation including the location and

Moderate Adverse

Moderate Adverse


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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper views are interrupted

and screened in some locations by the existing woodland lining the hill slopes. Long distance views extend across the fishponds to the Lau Fau Shan peninsular and the mudflats associated with the estuary of the Kam Tin River.

Transient receivers

Population of viewers: Very few


the surrounding landscape: Medium




Scale and distance of the impact: Medium to small / 800m

development would partially screen views of the fishponds to the north although views to the north west are already dominated by the high-rise of Tin Shui Wai. Some views interrupted by service reservoir in the foreground, small number of transient VSRs affected. Night-time glare effect mitigated to an extent by existing street lighting at the edge of the village, the viewing distance and the screening effect of the intervening landform and vegetation.

footprint of the proposed development. Secondary mitigation CP1, OP1 and OP2.

VSR 9 - Long Ping Estate

Primary GV / NV of the existing development site for residents on the northern periphery of the estate north towards Kai Shan. Views beyond the ridgeline to the fishponds and the Lau Fau peninsular are framed by the existing landform.

High Type of VSRs: High-rise residential, Permanent receivers

Population of viewers: Many

Degree of visibility: GV / NV




Reversibility of change:

GV of the proposed upper storeys of the proposed building blocks. Development will form a small component of the overall view available to residents with a north facing apartments. In addition the quality of the existing view has been degraded by the existing level of development particularly that associated with the Yuen Long Industrial Estate. Night-time glare effect mitigated to an extent by existing street lighting within the intervening

Slight to Moderate Adverse


Primary mitigation including the location and footprint of the proposed development. Secondary mitigation OP1.




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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper Irreversible


villages and the viewing distances.

VSR 10 - Tin Tsz Estate

Primary PV / GV for residents on the north east periphery of the development although views are severely interrupted by the intervening landform. Higher-level views extend across the fishponds to the Lau Fau Shan peninsular and the mudflats associated with the estuary of the Kam Tin River.


Population of viewers: Intermediate







PV and GV of the upper storeys of the proposed development partially screened by the existing landform of the summit of Kai Shan. The existing view is degraded to an extent by the development associated with the northern part of Yuen Long and the modifications made to the hill slopes of Kai Shan during the construction of the service reservoir. Therefore only VSRs living at the elevated floors will have GV of the upper floors of the development. Alternative views are available from these VSRs. Night-time glare effect is mitigated to an extent by existing street lighting in development s such as Fairview Park, the screening effect of the intervening obstacles and the viewing distances.



Primary mitigation including the location and footprint of the proposed development. Secondary mitigation OP1.



VSR 11 – Primary PV / GV for High Small / Small PV and GV of the proposed Moderate Moderate Primary Moderate Moderate


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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper Kenswood Court Photomontage refers to Figures11-14 I and J for Option 1A and 11-15 I and J for Option 1B.

residents on the north east periphery of the development although views are severely interrupted by the intervening landform. Higher level views extend across the fishponds to the Lau Fau Shan peninsular and the mudflats associated with the estuary of the Kam Tin River.

Type of VSRs: High-rise residential, Permanent receivers








development partially screened by the existing landform of the Kai Shan range. In this view the narrowest elevation of the proposed development would be visible thus minimising its apparent scale within the landscape. In addition the proposed view corridors through the western portion of the proposed development would be evident in these views. Therefore the development forms a minor component in views looking towards Kai Shan and Pat Shi Leng. Affected VSRs limited to people living in Kenswood Court with views looking towards the Yuen Long industrial area. Their visual access looking towards the knoll adjacent to Ng Uk Tsuen will be partially screened by the development. However, views looking towards the knoll in the foreground and Pat Sin Leng in the background will not be affected by the development. Night-time glare effect mitigated to an extent by existing street lighting in developments such as

Adverse Adverse

mitigation including the location and footprint of the proposed development. Secondary mitigation OP1.

Adverse Adverse (Mitigation measures including building design and disposition plus landscape mitigation effective in partially mitigating impacts).


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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper Fairview Park, the screening effect of the intervening obstacles and the viewing distances.

VSR 12 - Tin Yuet Estate, Tin Shui Wai

Primary PV for residents on the eastern side of the development across the Hong Kong Wetland Park towards the proposed development site. Long distance views extend over the Kam Tin River estuary towards the uplands of the Lam Tsuen Country Park.



Degree of visibility: PV






PV for residents in the elevated floors on the eastern side of the developments with views of the Study Area. As with 11 above the smallest elevation of the development and the view corridors in the western portion of the proposed development will be visible minimising the potential visual intrusion caused by the scheme. In addition the proposals make up a small part of the overall view. Night-time glare effect mitigated to an extent by existing street lighting at the edge of the adjacent villages and the viewing distances. Cumulative impacts due to the future planned residential development at Area 103 and 104 in their foreground, the cumulative impact are therefore not significant with landscape mitigation measures fully established.

Moderate Adverse

Moderate Adverse

Primary mitigation including the location and footprint of the proposed development Secondary mitigation OP1.

Moderate Adverse

Moderate Adverse (Mitigation measures including building design and disposition plus landscape mitigation effective in partially mitigating impacts).

VSR 13 – Hong Kong Wetland Park

Primary GV and PV for visitors to the wetland south towards

Medium Type of VSRs: Visitor Centre and

Small / Small Compatibility of the project with

GV and PV due to the proposed buffer woodland planting for HKWP. Low

Moderate Adverse

Moderate Adverse

Primary mitigation including the

Moderate Adverse

Moderate Adverse


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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper

Photomontage refer to Figure 11-14E and F for Option 1A and 11-15E and F for Option 1B.

the development site. The views will be interrupted to an extent by the existing and proposed vegetation associated with the park and the fishpond bunds. The ridgeline to the south of the development site forms a green back drop to the flat estuarine plain. The uplands of the Lam Tsuen Country Park form the background to longer distance views.

facilities, visitors and staff, Transient receivers



the surrounding landscape: Medium





level views would also be partially screened by the existing trees located on the fishpond bunds. The proposed development would form a small component of the overall views available being visible just above the horizon formed by the vegetation. Night-time glare effect mitigated to an extent by existing street lighting in the surrounding development particularly Tin Shiu Wai and the backdrop formed by Yuen Long , the viewing distance and a combination of the low lying nature of the VSR and the screening effect of intervening vegetation.

location and footprint of the proposed development. Secondary mitigation CP1, OP1 and OP2.

VSR 14 – Vianni Cove, Tin Shui Wai North

Photomontage refer to Figures11-14G and H for Option 1A and 11-15G and H.

Primary PV / GV for residents on the north east periphery of the development although low level views are severely interrupted by the intervening landform and vegetation. Higher level views extend across the fishponds to the Lau Fau Shan peninsular and the



Degree of




PV and GV of the eastern side of the development although low-level views would be largely screened by the existing vegetation on the existing fishpond bunds and the Open Space at Area 120. The proposed development forms a minor component of the wide panoramic views and will be seen against the backdrop of Ng Uk Tsuen and the Yuen

Moderate Adverse

Moderate Adverse

Primary mitigation including the location and footprint of the proposed development. Secondary mitigation OP1 and OP2.

Moderate Adverse

Moderate Adverse (Mitigation measures including building design and disposition plus landscape mitigation effective in partially


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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper mudflats associated with the estuary of the Kam Tin River. The uplands of the Lam Tsuen Country Park form the background to longer distance views.

visibility: PV / GV



Long industrial area. Although views looking towards the knoll adjacent to Ng Uk Tsuen will be partially screened, alternate views are available from these VSRs. Night-time glare effect is mitigated to an extent by existing street lighting in villages / Yuen Long to the south of the proposed development and the viewing distance. Potential cumulative impact due to the development of the CDA development at Area 115 which will form foreground to views.

mitigating impacts).

VSR 15 - Grandeur Terrace, Tin Shui Wai North

Primary PV for residents on the eastern side of the development across the Hong Kong Wetland Park towards the proposed development site. Long distance views extend over the Kam Tin River estuary towards the uplands of the Lam Tsuen Country Park.


Population of viewers: Intermediate Degree of visibility: PV





Scale and

PV for residents on the elevated floors on the eastern side of the developments with views of the Study Area. This area on the north-eastern side of the Tin Shui Wai New Town (Area 103) is intended as a high-density development. Residents are likely to have elevated views of the development proposals although it would form a relatively small component of the overall view available and at a viewing distance both factors which will

Moderate Adverse

Moderate Adverse

Primary mitigation including the location and footprint of the proposed development. Secondary mitigation OP1 and OP2.

Moderate Adverse

Moderate Adverse (Mitigation measures including building design and disposition plus landscape mitigation effective in partially mitigating impacts).


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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper distance of the impact: Small / 1600m

minimise potential impacts. The views looking towards the knoll adjacent to Ng Uk Tsuen will be partially screened in the visual context of Yuen Long industrial area. Night-time glare effect mitigated to an extent by existing street lighting in villages to the south of the proposed development and the viewing distances.

Planned Visually Sensitive Receivers

PVSR A1 – Comprehensive Development Area

Primary NV and GV for future residents of site 115 to the northwest of the proposed development area. Low-level views of the development area would be screened by the existing intervening vegetation and the planting associated with the proposed open spaces and the Hong Kong Wetland Park on the eastern periphery of Tin Shui Wai.

High Type of VSRs: Medium-rise residential, Residential, Permanent receivers


Degree of visibility: NV and GV

Medium to small / Medium to small Compatibility of the project with the surrounding landscape: Medium




Scale and distance of the impact: Small /

NV and GV for future residents with views from the upper storeys of the proposed development in properties on the eastern periphery of area 115. Due to viewing distance, the development forms a minor component in views and will be seen against Ng Uk Tsuen and the Yuen Long industrial area. This assessment is based on the assumption that this CDA will be completed before the proposed development. If the proposed development is in place first, negligible impact is expected from these VSRs as the baseline condition will have changed.

Moderate Adverse

Moderate Adverse


Moderate Adverse

Moderate Adverse


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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper 1000m

Night-time glare effect mitigated to an extent by existing street lighting in villages to the south of the proposed development and the viewing distances.

Key Landscape Sensitivity (Sens): Low, Medium or High Population of viewers: Very Few, Few, Intermediate or High Magnitude of Change (Mag): Negligible, Small, Intermediate and Large Compatibility of the project with the surrounding landscape: Low, Medium or High

Reversibility of change: Irreversible or Reversable (Changes may be reversed if the development were removed).

Scale and distance of the impact: Small, Medium or Large

The viewing distance is measured from the façade of the building or location that forms the Visually Sensitive Receiver to nearest visible part of the proposed scheme.

Degree of Visibility / Extent of the View Occupied by the Development: NV no view; (or difficult to perceive); GV glimpse: a transient view or distant view in the context of the wider landscape, or scope of the view; PV partial view: a clear view of part of the site; a partial view of most of it; or a distant view in which the site forms a relatively small section of a wider view; and OV open view: a panoramic view of most of the site, occupying most of the field of vision. Significance Threshold: Negligible, Slight, Moderate and Significant (adverse or beneficial) Residual Impacts: Refer to matrix and table in methodology section Con: Construction phase impacts Oper: Operational phase impacts


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Visual Impacts: Option 1B Views from Residences

11.9.25 The potential visual impacts arising from Option 1B will be broadly similar to those identified for Option 1A. The main differences are likley to be for the residents of Ng Uk Tsuen (VSR 6) and Shing Uk Tsuen (VSR 7) (approximately 10 houses in each case) living at the northern periphery of the villages with windows facing north to the development site will experience a similar level of impact (moderate to significant adverse) to that predicted for Option 1A. Again views from many of these village houses are partially obstructed by the existing landform, vegetation and structures. For other residents of the villages, pedestrians within open spaces and vehicle travellers the impacts are likely to be slight adverse due to the screening effect of adjacent village houses, the angle and viewing distance, and the proximity of existing vegetation. This is less significant than the impacts which are likely to accrue from Option 1A due largely to the reduced building height, although there will still be some glimpsed views of the upper floors of the proposed development. Views for travellers on Public Roads and Railways

11.9.26 The potential visual impacts for vehicle travellers on the roads which run through Ng Uk Tsuen (VSR 6) and Shing Uk Tsuen (VSR 7) are likely to be slight to moderate adverse due to their transient nature, the screening effect of adjacent village houses and vegetation, and the angle and viewing distance. For these VSRs the views would be limited to glimpsed views of the upper floors of the proposed development. Night-time Glare

11.9.27 Due to the broadly similar characteristics of both development options 1A and 1B and the asdoption of the mitigation measures described in this report the potential glare impacts at night time will be the same as those described for Option 1A.

11.9.1 Table 11-7B and Figure 11-10B presents the predicted unmitigated and mitigated (residual) impacts for the proposed scheme during the construction and operational phases of the project. The mitigated residual impacts are assessed during the design year which for the purposes of this study is taken as being between 10 and 15 years after the schemes opening when the proposed mitigation planting is deemed to have reached a level of maturity sufficient for it to perform the design objectives. For the purposes of this assessment low-rise was taken as 0-10 floors, medium-rise as 11-20 floors and high-rise as 20+ floors. The table highlights the main differences in the potential impacts between Options 1A and 1B.


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Table 11-7B Visually Sensitive Receivers and Predicted Impacts – Option 1B


(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper

Visually Sensitive Receivers (VSRs)

VSR 6 - Ng Uk Tsuen

Photomontage refers to Figures11-15O and P

Primary OV and PV for residents on the northern periphery of the village although views are largely screened by the existing landform and intervening vegetation. Primary NV / GV for residents within the village where views are largely screened by a combination of the existing village houses, landform and intervening vegetation.









OV and PV of the middle and upper storeys of the proposed development from properties on the northern periphery of the development. NV and GV upper storeys of the proposed development from properties on the northern periphery of the development. Impacts due to the proximity of the proposed development. Although many of the existing houses have views away from the proposed development or their views are already interrupted by vegetation and other village houses. Night-time glare effect mitigated to an extent by existing street lighting at the edge of the village and the screening effect of the intervening obstacles.

Significant to Moderate Adverse (houses on the northern edge of the village) Slight adverse (houses within the centre of the village and the open spaces)





VSR 7 - Shing Primary PV / GV for residents on the

High Type of VSRs:

Intermediate / PV and GV of the middle and upper storeys of the

Significant to Moderate


Primary mitigation




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(Unmitigated)



Phase)


Con Oper

Mitigation Measures

Con Oper Uk Tsuen Photomontage refers to Figures11-15K and L Photomontage refers to Figures11-15M and N

northern periphery of the village although views are severely interrupted by the existing landform and vegetation particularly trees on the agricultural land at the base of the hill slope. Primary NV / GV for residents within the village where views are largely screened by a combination of the existing village houses, landform and intervening vegetation.

Low-rise residential, Residential, Permanent receivers



Intermediate (Small / Small) Compatibility of the project with the surrounding landscape: Medium Duration of impacts: Construction stage – Temporary




proposed development from properties on the northern periphery of the development. NV and GV upper storeys of the proposed development from properties on the northern periphery of the development. Impacts due to the proximity of the proposed development. Although many of the existing houses have views away from the proposed development or their views are already interrupted by vegetation and other village houses. Night-time glare effect mitigated to an extent by existing street lighting at the edge of the village and the screening effect of the intervening obstacles.

Adverse (village houses at the northern edge of the village) Slight Adverse (houses within the centre of the village and the open spaces)


including the architectural design and secondary mitigation CP1, CP3, CP4, OP1, OP2, and OP4.



Key Landscape Sensitivity (Sens): Low, Medium or High Population of viewers: Very Few, Few, Intermediate or High Magnitude of Change (Mag): Negligible, Small, Intermediate and Large Compatibility of the project with the surrounding landscape: Low, Medium or High

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11.10 Cumulative Impacts

11.10.1 A number of projects are planned within the Study Area, which will result in landscape and visual impacts including the degradation of landscape character and visual amenity, and the loss of landscape resources.

11.10.2 Mitigation measures to address landscape and visual impacts have been incorporated into the design of each of the approved projects. The resulting changes to the existing landscape character, landscape resources and visual amenity have been taken into account in the baseline assessment. Cumulative impacts from these projects are therefore taken into account through their inclusion in the baseline conditions for this EIA.

11.10.3 Section 2.3 of the EIA Report lists the concurrent projects which would potential lead to cumulative impacts whilst Figure 2-12 shows their location. These concurrent projects include the Yuen Long and Kam Tin Sewerage and Sewage Disposal Stage 2 particularly in respect of the proposed twin rising mains which will follow an alignment along the southern boundary of the proposed development site. As discussed in Section 2.3, there is likely to be negligible cumulative impact during the construction and operational phases.

11.10.4 The development of the CDA sites to the northeast of Tin Shui Wai will also contribute to a cumulative impact in the local area with the transformation of largely rural views for the adjacent VSRs to something more urban in character. However it may be argued that the construction of medium and low-rise development along the urban edge will serve to provide a more subtle integration of the existing high-rise development into its landscape and visual setting.

11.10.5 The construction of the Hong Kong Wetland Park has been completed and therefore will not lead to cumulative landscape and visual impacts for the two projects. In terms of the operational phase cumulative impacts it is likely that the combined affect of the two projects will not significantly increase the impacts predicted for the development at Fung Lok Wai in isolation.

11.10.6 Therefore the cumulative impact of the concurrent proposals identified above will not lead to a further degradation of either the landscape character or visual amenity of the Study Area beyond that predicted for the development proposals.

11.11 Mitigation Measures

11.11.1 The landscape mitigation measures described in this report are at a level which both demonstrates their ability to alleviate the potential landscape and visual impacts identified in the assessment and also to allow the proposals to be carried forward during the detailed design stage. The measures proposed for Options 1A and 1B adopt the same approach. More detailed landscape proposals will be developed during the initial stages of the design and construction phase of this project following the completion of the detailed Tree Survey Report. The measures are designed to address both the construction and operational phases of the project.

11.11.2 The landscape and visual mitigation measures are described both in a generic sense for measures, which apply to all of the development site and in terms of the proposed landscape strategy for the amenity areas within the development. The aim of the mitigation measures is to: • Alleviate where possible those landscape and visual impacts which are unavoidable through

the option selection process including the site planning for the footprint and height profiles; • Establish a coherent and integrated landscape framework for the development site drawing

together the visually disparate components of the proposed development; • Enhance the existing landscape and visual context of the surrounding areas providing

integration between the development and its context; and • Provide a co-ordinated approach between the ecological and landscape mitigation proposals

where there is an interface.

11.11.3 The Design Concept Drawing presented as Figure 11-11A and 11-12A demonstrates the main landscape and visual mitigation strategies while Figure 11-12B and 11-12B Landscape Master Plan and Figure 11- 13 A,B,C and D Sections show the proposed landscape treatment for both the proposed housing development.


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11.11.4 It is recommended that the Environmental, Monitoring and Audit Requirements (EM&A) for landscape and visual resources described in Section 16 of this report is undertaken during both the construction and operational phases of the project. Primary Mitigation Measures

11.11.5 In accordance with the EIAO TM, the hierarchy for landscape and visual impact mitigation is first avoidance of impact, then minimisation of impact and finally compensation of impact. As has been described in Section 3 and Section 11.4 above the selection of the preferred scheme option has been undertaken to fulfil the following objectives: • Minimisation of the cumulative impact, as far as possible, to the landscape through for

example the maintenance of the green buffer between the proposed development site and the existing and proposed high-rise development associated with the Tin Shui Wai development. In both options 1A and 1B the affectivity of the green buffer has been further enhanced through the movement of the development footprint a further 150m to the east;

• Protection of areas of high landscape quality including the green backdrop formed by the existing Kai Shan range which is an important component in existing and proposed views from the Tin Shui Wai development;

• Maintenance of the unique landscape character of the Study Area as a resource for the HK SAR, this is apparent in the proposed mitigation measures for the proposed development whereby impacts to the large part of the existing fishpond area have been avoided through the location of the development on its southern periphery; and,

• Rehabilitation and enhancement of existing landscapes following the completion of the construction phase of the project, this will be apparent in the enhancement of the fishpond areas to the north of the proposed development site.

11.11.6 In accordance with the EIAO TM, mitigation measures for the construction and operational phases of the development have been designed to minimise predicted landscape and visual impacts, and to compensate for lost landscape resources as far as is possible given the project constraints. Secondary Mitigation Measures

11.11.7 A series of mitigation measures designed to alleviate impact and where possible compensate for loss of landscape resources, change of landscape character and visual amenity for VSRs resulting from the construction and operational phases of the project are described in Table 11-5 to Table 11-7 and Table 11-8 to Table 11-9 below. The measures are common to both Options 1A and 1B. The implementation and funding of the amenity landscape areas associated with the proposed residential development will be undertaken by the project proponent, and the subsequent management and maintenance will be undertaken by the owners. The exception to this will be the improvements to the Southern Development Access., i.e. the existing Fuk Shun Street. These improvements will be funded and implemented by the project proponent although the management and maintenance of the soft landscape for the improved access will remain at the responsibility of the Leisure and Cultural Services Department and all hardworks at the responsibility of Highways Department. Both departments have agreed in principle to continue their responsibility for the management and maintenance of the improved access. The management and maintenance of the proposed Wetland Nature Reserve will be undertaken by the project proponent or its designated successor e.g. an independent Foundation taking over the long term management of the WNR upon the Government’s approval.

Table 11-8 Proposed Construction Phase Mitigation Measures

Mit. Code Mitigation Measure CP1

Preservation of Existing Vegetation - The development proposals would avoid disturbance to the existing trees as far as practicable within the confines of both the development site, Southern Development Access and the proposed Wetland Nature Reserve (WNR). It is recommended that a full tree survey and felling application will be undertaken and submitted for approval by the relevant government departments in accordance with ETWB TCW No. 3/2006 Tree Preservation during the detailed design phase of the project. Where possible all trees which are not in conflict with the proposals would be retained and shall be protected by means of fencing where appropriate to prevent potential damage to tree canopies and root zones from vehicles and storage of materials. Specifications for the protection of existing trees will be


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Mit. Code Mitigation Measure circulated for approval by the relevant government authorities during the preparation of the detailed tree survey.

CP2

Preservation of Existing Topsoil - Topsoil disturbed during the construction phase will be tested using a standard soil testing methodology and where it is found to be worthy of retention stored for re-use. The soil will be stockpiled to a maximum height of 2m and will be either temporarily vegetated with hydroseeded grass during construction or covered with a waterproof covering to prevent erosion. The stockpile should be turned over on a regular basis to avoid acidification and the degradation of the organic material, and reused after completion. Alternatively, if this is not practicable, it should be considered for use elsewhere, including other projects.

CP3

Development Site and Temporary Works Areas - The landscape of these works areas would be restored following the completion of the construction phase. Construction site controls shall be enforced, where possible, to ensure that the landscape and visual impacts arising from the construction phase activities are minimised including the storage of materials, the location and appearance of site accommodation and the careful design of site lighting to prevent light spillage. Screen hoarding may not be a practicable for this project due to the viewing distances involved and the elevated viewing position of the majority of VSRs.

CP4

Mitigation Planting - Replanting of disturbed vegetation should be undertaken at the earliest possible stage of the construction phase of the project and this should use predominantly native plant species. All imported plants should be quarantined in local nursery for a minimum of 1 month to check there are no symptoms of infection by pests or diseases prior to planting on site. It is proposed that the origin of the trees be established through site visits to the nursery. In addition, certain trees will be brought to a temporary holding nursery at a small size as early in the construction period as possible and grown to the semi-mature size required as part of the proposed mitigation planting. This nursery will be located either on site or within the local area.

CP5

Transplantation of Existing Trees - Existing trees to be transplanted as shown in the Landscape Master Plan (approximately 28 trees), final recipient site will subject to the findings of the detailed tree survey and felling application undertaken at the detailed design stage

Table 11-9 Proposed Operational Phase Mitigation Measures

Mit. Code Mitigation Measure

OP1

Design of Built Development - the proposed residential development will incorporate design features including:

• Stepped building height principle – The proposed residential blocks for Option 1A will range in height from 14 to 18 floors fronted by low-rise buildings in order to provide a greater sense of visual integration with the existing landscape context and mirror the form of the existing landform particularly the ridgeline to the south of the development site. The proposed built form will also provide a more visually interesting architectural form contrasting with the abrupt nature of the existing development associated with Tin Shui Wai. Whereas Option 1B will adopt a common height (15 storeys) for the blocks which will also be fronted by low-rise buildings which also serve to enhance the development’s visual integration.

• Building massing and permeable development facade - the proposed use of slightly higher building blocks for Option 1A has allowed the incorporation of significant view corridors and the creation of voids in the façade of each of the blocks allowing views through the development to the green backdrop formed by the wooded hillsides to the south. These view corridors and viods within the façade of each block also allow the development to avoid the walling effect evident in the existing developments to the south and west particularly when viewed from locations such as the development in the northern part of Tin Shui Wai. The adoption of a slightly lower building height for Option 1B will require the introduction of one additional block and a subsequent reduction in the width of the proposed view corridors.

• Maintenance of existing ridgeline and green backdrop – the proposed development form allows the maintenance of the existing ridgeline and green backdrop to the south of the development site even in relatively close views. This is achieved in Options 1A and 1B through a combination of the building heights and the creation of the view corridors.

• Colour treatment of building facades - the architectural design for both Option 1A and 1B seeks to reduce the apparent visual mass of the development further through the use of colour blocking utilising range of visually recessive earth colours and tones on the facades of the different blocks.

• Underground car parking - the proposed development for Options 1A and 1B will utilise underground car parking in order to maximise the area available for


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Mit. Code Mitigation Measure

landscaping and minimise potential impacts of extensive hard surfaced areas in elevated views both within and without the development site.

• Responsive building finishes - In terms of the building finishes for Options 1A and 1B natural tones should be considered for the colour palette with non-reflective finishes are recommended on the outward facing building facades to reduce glare effect.

• Responsive lighting design – Aesthetic design of architectural and road lighting with following glare design measures:

o Directional and full cut off lighting is recommended particularly for recreation and roadside areas to minimise light spillage to the surrounding areas.

o Minimise geographical spread of lighting, only applied for safety at the key access points and staircases;

o Limited lighting intensity to meet the minimum safety and operation requirement; and

o High pressure sodium road lighting is recommended for more stringent light control reducing spillage and thus visual impacts.

OP2

Landscape Buffer Planting – According to the guidelines provided in the Final Report of the Fish Pond Study at Deep Bay Area, the buffer area will extend around the periphery of the development to the proposed marsh habitat in WNR providing screening of the development at low levels and creating a transitional structure, not less than 50m wide, between the low-lying fishponds of the WNR and the upright forms of the proposed built development. This planting in addition to the proposed bamboo planting proposed as part of the ecological mitigation measures will also serve to visually integrate the proposals into the existing landscape framework. The buffer will utilise native tree species to link where possible to the existing wooded areas with the advantage of creating a more coherent landscape framework whilst also improving the ecological connectivity between existing woodland habitats. A woodland management programme will be employed during the operational phase of the project with the objective of conserving and enhancing the ecological interest (approximate area 3750 square metres equating to 750 trees at 2.5m planting centres). Apart from the landscape buffer planting, some limited tree clusters will be planted on bunds within the WNR to facilitate the establishment of habitat for different bird species. The primary objective of the tree planting within the WNR will be ecological in the creation of a favourable habitat for birds rather than for amenity purposes. As such within the fishpond or freshwater marshland area, trees will be planted in small clusters in positions designed not to intrude upon the bird flight lines, create enclosure or shade the marshland and fishponds. Some fruit-bearing trees, such as Ficus hispida, Ficus microcarpa and Melia azedarach, are recommended from ecological perspectives to enhance foraging opportunities for some bird species. Whilst wide canopied tree species such as Ficus microcarpa in combination with bamboo species such as Bambusa eutuldoides are recommended to be planted at the edge of the alternative egretry I in order to provide a favourable habitat for the egrets and screen the area from human activity.

OP3 Landscape Strategy for the Design of Amenity Space - The proposals are described in detail below (approximate area 3.4 ha).

OP4 Compensatory Planting Proposals - the planting proposals for the residential amenity areas and landscape woodland buffer areas presented as Figure 11-12, Landscape Master Plan include some 300 new specimen trees in addition to the 3750 square metres of mass woodland planting described under OP2 above would be established within the project boundary. The proposed planting of some 1050 trees will result in a compensatory planting ratio of 2.6:1 (new tree planting: trees recommended for felling). This compares favourably with the report's assertion that some 399 trees would be felled due to the proposals in this area. Following the retention of existing trees, the successful establishment of newly planted trees and the transplantation of some of the existing trees, the project area will contain approximately 1316 trees. Trees forming part of the landscape buffer area will utilise species native to Hong Kong while the species selection for the areas within the development site will respond to the landscape concept for the area. These proposals will be subject to the detailed design stage of the project.

OP5 Southern Development Access – the landscape of the road corridor will be restored to its existing condition following the completion of the road enhancement works.


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Landscape Strategy

11.11.8 The Landscape Master Plan (LMP) is for Option 1A presented as Figure 11-11B and with supporting sections presented as Figure 11-13 A and B; and Option 1B as Figure 11-12B and Figure 11-13C and D respectively. The design of the amenity landscape areas has the following landscape design objectives: • Provide a quality outdoor environment for the future residents providing for their future

recreational needs including outdoor active and passive recreational facilities; • To maximise the area of vegetation particularly tree planting within the development site to

enhance the environmental quality of the development. The use of extensive use of planting will also create shade serving to reduce the solar gain of the hard surfaces particularly the hard paved areas and building facades; and

• Create a landscape buffer through the combination of the proposed woodland and marsh buffer planting, not less than 50m wide, providing a measure of landscape and visual integration in elevated views of the scheme proposals and providing screening and softening of the built form in low level views.

11.11.9 The Landscape Master Plan comprises a series of elements that respond to the future requirements of the users. The proposed landscape treatments that comprise the Landscape Master Plan have for the purposes of this description have been separated into treatments or approaches. Landscape Design Concept

11.11.10 The landscape design concept for both Options 1A and 1B is divided into two different components the landscape design for residential development and the buffer planting areas. The concept provides a synthesis between a contemporary design philosophy and sustainable development principles. The spatial hierarchy involves movement from the public areas to more intimate spaces. The proposed clubhouse, swimming pool and roundabout courtyard form the central focus for residents within the development. The roundabout courtyard acts as gateway to the development establishing a sense of arrival and setting the tone for the overall development. The clubhouse is the social focus of the development and hence is also the most public of the open spaces. Moving away from the clubhouse the open space network incorporates a number distinct spaces created through the orientation of the built form and through the use of planting which create a series of outdoor rooms. These rooms accommodate both active informal recreation in the form of for example children’s play areas and more passive pursuits such as the proposed seating area within the Sculpture Garden. Option 1A also incorporates Sky Gardens within each of the proposed development blocks designed to create an additional level of open space for the future residents and maximise the amount of visible greenery. Each of these spaces will be imbued with an individual character through the use of for example distinctive paving and street furniture, and planting combinations.

11.11.11 The landscape of both options will essentially be a vehicle free environment being designed for the pedestrian with the car parking being located in a basement below the landscape area. The layout of the space and interconnected footpaths is designed to be legible with visual access between nodes and distinct entrance courtyards to the individual development blocks.

11.11.12 The buffer planting is provided along the edge of the residential development extending to the north in association with the marsh habitat created under the WNR. Both woodland edge planting and the marsh habitat form part of the landscape design framework in associated with the orientation of open lawn and local open space designed under the development. The design of the landscape buffer follows the guidelines suggested in the Study as discussed in Section 11.6. Planting Design – Main Residential Area

11.11.13 The landscape of the proposed development area for both options will utilise ornamental tree species, flowering shrubs and foliage plants, which provide both, colour highlights and seasonal variation. These soft landscape measures will ensure that the hard lines of the built form are visually softened in views from without the development site and in elevated views from the proposed residential blocks. Trees are proposed along the edge of the development site to provide


11-71

a soft planted edge and provide some visual integration with the surrounding landscape. In order to ensure that these planting proposals are feasible it is proposed that an adequate planting medium be incorporated into the design of the soft landscape areas. For example a minimum 1.5m depth of planting medium will be incorporated into the design proposals, facilitating the planting of trees and palms in this area and 0.65m will be required for shrub areas. The use of semi-mature tree planting would be encouraged to provide a more instant effect. Species would be selected to provide visual and aesthetic interest throughout the year through foliage and flower form and colour.

11.11.14 The plant species for the landscaped areas will provide colour throughout the year with seasonal variation. This is achieved through the selection of species with an interesting form, colour and texture of their foliage and through the use of flowering species to provide an architectural highlight including Bauhinia blakeana, Delonix regia, Crataeva religiosa, Lagerstroemia indica, Ficus microcarpa, Cassia surratensis, Archontophoenix alexandrae, Jacaranda acutifolia and Bombax malabaricum. Planting Design – Landscape Buffer Area

11.11.15 The landscape buffer serves as a major landscape mitigation measures as discussed in Table 11-9. The proposals shown on Figure 11-13 A,B,C and D, the landscape buffer will be effectively formed by a combination of continuous marsh habitat approaching the reserved fish ponds, bamboo planting adjacent to an approximately 2m high security fence, and mass woodland and shrub planting on a 2m high berm adjacent to the open spaces within the development. The extent of landscape buffer has been maximised with limited site formation associated with the development to avoid further disturbance to the fish pond area. This buffer is designed in accordance with the guidelines suggested in the Final Report of Fish Pond Study in Deep Bay Area.

11.11.16 The planting proposals will enhance ecological value through the creation of marsh and woodland within the buffer area between the WNR and development. The species selection for the proposed landscape woodland buffer would centre on the use of largely native species which have an ecological benefit in addition to the proposed mitigation of the predicted landscape and visual impacts. The species choice will reflect the range of existing species disturbed on the existing valley floor including Celtis tetrandra subsp. Sinensis, Ficus hispida, Ficus microcarpa, Litsea glutinosa, Macaranga tanarius and Mallotus paniculatus.

11.11.17 Apart from the woodland buffer planting, some tree clusters will be planted in a number of limited locations upon the bunds within the WNR to broaden the range of habitat for different bird species. The primary objective of the tree planting within the WNR will be ecological in the creation of a favourable habitat for birds rather than for amenity purposes. Following this approach trees will be planted in small clusters in positions designed not to intrude upon the bird flight lines, create enclosure or shade the marshland and fishponds. Some fruit-bearing trees, such as Ficus hispida, Ficus microcarpa and Melia azedarach, are recommended from an ecological perspective to enhance foraging opportunities for some bird species. Whilst wide canopied tree species such as Ficus microcarpa in combination with bamboo species such as Bambusa eutuldoides are recommended to be planted at the edge of the alternative egretry I in order to provide a favourable habitat for the egrets and screen the area from human activity. Feature Paving

11.11.18 The paving will be an important element of the open space both in aesthetic terms and in terms of producing a hard wearing landscape. As has been described above the design of the proposed paving would highlight entrance areas and major pedestrian routes through the site providing a hierarchy for pedestrian movement. It would be constructed of quality materials in feature patterns creating a distinct identity to each of the proposed spaces identified on the LMP. Colour changes within the patterns would be used to establish themes across the development. Where possible, the surfaces of internal EVAs will be continuous with the patterns in order to reduce their intrusion and their delineation should be through the use of trees, bollards and kerbs rather than by use of a vehicular surface such as concrete. Lighting

11.11.19 The lighting design concept for the landscaped areas should be designed to contribute to


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the quality of the development within internal nocturnal views with the highlighting of focal points and key landscape elements. In general the residential development landscape will not require 24 hour lighting except for the lighting of access roads and emergency access. The intensity, luminance and lighting level generated from residential properties is predicted to be relatively low in the views available from outside the development. Glare control measures should be considered for the aesthetic design of architectural and road lighting within the development to minimise the visual impact caused by light spillage and glare in views for identified VSRs. Light fittings and post should be of an attractive design suitable to the existing rural setting. Street Furniture

11.11.20 The landscape design would include the provision of street furniture including seating, which in addition to its functional attributes would also contribute to the perceived quality of the landscape. Children’s Play Area

11.11.21 Facilities such as shaded seating areas would be provided in the playground. Play equipment should conform to approved safety standards and include safety surfaces. Children’s play areas would be provided for easy access and have shaded seating areas for adult supervision.

11.12 Programme for Landscape Works

11.12.1 The landscape works will closely follow the completion of the construction of the proposed development platform and the proposed built structures as is shown in Table 11-10 below. The design year is for the purposes of this study taken as approximately 10 – 15 years after the scheme opening when the proposed soft landscape mitigation is mature.

Table 11-10 Provisional Programme for Landscape Works

Approximate Time Scale Construction Activities

Completion of the General Construction

Works

Implementation of Landscape Works

Design Year

Improvements works to the Southern Development Access

3rd Quarter 2016 3rd Quarter 2016 to the 3rd Quarter 2017

2025

Construction Works of the Development Area

3rd Quarter 2016 3rd Quarter 2016 to the 3rd Quarter 2017

2025

Establishment of the Wetland Nature Reserve

1st Quarter 2013 1st Quarter 2012 to the 1st Quarter 2013

2021

11.12.2 For the purposes of this report the above programme has been simplified to give an indication of the proposed design year for the soft landscape mitigation measures. At this stage the programme is preliminary and subject to finalisation during the detail design stages of the project. The landscape works will be implemented at the earliest possible time in the planting season immediately following the sectional completion of the construction works. The implementation schedule of landscape works common to both options 1A and 1B are presented in Table 10-11 and in the EM&A Manual.


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Table 11-11 Landscape and Visual Mitigation Measures Implementation Schedules

Implementation Stages

EIA Ref. Mit. Code

Recommended Mitigation Measures

Location Funding

Implementation/ Maintenance Agent

Relevant Standard or Requirement

D

C

O

Timing of Implementation

Objectives of the Recommended Measure and Main Concern to address

Construction Phase Landscape and Visual Mitigation Measures

11.11 Table 11-8

CP1 Preservation of Existing Vegetation

CP1.1 To retain trees that have high amenity or ecology value and contribute most to the landscape and visual amenity of the site and its immediate environs.

Site Project Proponent

Project Landscape Architect / Contractor

TM-EIA Annex 18, ETWB TCW No. 2/2004 & WBTC No. 14/2002

� Throughout design phase

To minimise the disturbance to the existing landscape resources.

CP1.2 Creation of precautionary area around trees to be retained equal to half of the trees canopy diameter. Precautionary area to be fenced.


Contractor / Contractor TM-EIA Annex 18, ETWB TCW No. 2/2004 & WBTC No. 14/2002

� Before construction phase commence

To ensure the success of the tree preservation proposals.

CP1.3 Prohibition of the storage of materials including fuel, the movement of construction vehicles, and the refuelling and washing of equipment including concrete mixers within the precautionary area.



� Throughout construction phase


CP1.4 Phased segmental root pruning for trees to be retained and transplanted over a suitable period (determined by species and size) prior to lifting






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EIA Ref. Mit. Code


Location Funding



D

C

O



or site formation works which affect the existing rootball of trees identified for retention. The extent of the pruning will be based on the size and the species of the tree in each case.

CP1.5 Pruning of the branches of existing trees identified for transplantation and retention to be based on the principle of crown thinning maintaining their form and amenity value.





CP1.6 The watering of existing vegetation particularly during periods of excavation when the water table beneath the existing vegetation is lowered.





CP1.7 The rectification and repair of damaged vegetation following the construction phase to it’s original condition prior to the commencement of the works or replacement using specimens of the same species, size and form where appropriate to the design intention of the area affected






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EIA Ref. Mit. Code


Location Funding



D

C

O



CP1.8 All works affecting the trees identified for retention and transplantation will be carefully monitored. This includes the key stages in the preparation of the trees, the implementation of protection measures and health monitoring through out the construction period





CP1.9 Detailed landscape and tree preservation proposals will be submitted to the relevant government departments for approval under the lease conditions and in accordance with ETWB TCW No. 2/2004 and WBTC No. 14/2002.


Project Landscape Architect / NA



To ensure the tree preservation and planting proposals are integrated with the existing landscape context and that the landscape resources are preserved where appropriate.

CP2.0 The tree preservation works should be implemented by approved Landscape Contractors and inspected and approved on site by a qualified Landscape Architect. A tree protection specification would be included within the contract documents.


Project Proponent / NA


� � Throughout design and construction phases

To ensure the tree preservation and planting proposals are integrated with the existing landscape context and that the landscape resources are preserved where appropriate.


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EIA Ref. Mit. Code


Location Funding



D

C

O



11.11 Table 11-8

CP2 Preservation of Existing Topsoil

CP2.1 Topsoil disturbed during the construction phase should be tested using a standard soil testing methodology and where it is found to be worthy of retention stored for re-use..


Contractor / Contractor TM-EIA Annex 18


To provide a viable growing medium suited to the existing conditions and reduce the need for the importation of top soil.

CP2.2 The soil will be stockpiled to a maximum height of 2m and will be either temporarily vegetated with hydroseeded grass during construction or covered with a waterproof covering to prevent erosion.





CP2.3 The stockpile should be turned over on a regular basis to avoid acidification and the degradation of the organic material, and reused after completion. Alternatively, if this is not practicable, it should be considered for use elsewhere, including other projects.






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EIA Ref. Mit. Code


Location Funding



D

C

O



11.11 Table 11-8

CP3 Development Site and Temporary Works Areas

CP3.1 Where appropriate to the final design the landscape of these works areas should be restored following the completion of the construction phase.



� Through out construction phase

To minimise the disturbance to existing landscape resources and change of visual amenity.

CP3.2 Construction site controls should be enforced including the storage of materials, the location and appearance of site accommodation and the careful design of site lighting to prevent light spillage.





CP3.3 Screen the works area during the construction phase through the use of decorative hoarding along the site boundary facing adjacent VSRs





11.11 Table 11-8

CP4 Mitigation Planting

CP4.1 Replanting of disturbed vegetation should be undertaken at the earliest possible stage of the construction phase



� After the site formation and on completion of planting area.

To minimise the disturbance to existing landscape resources and minimize the impacts on the visual amenity of


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EIA Ref. Mit. Code


Location Funding



D

C

O


Objectives of the Recommended Measure and Main Concern to address the area.

CP4.2 Use of native plant species predominantly in the planting design for the buffer areas.


Project Landscape Architect/ NA


� � After the site formation and on completion of planting area.

To enhance the local landscape and ecological value.

CP4.3 The tree planting works should be implemented by approved Landscape Contractors and inspected and approved on site by a qualified Landscape Architect. A tree planting specification would be included within the contract documents.




� � Throughout design and construction phases

To ensure the tree preservation and planting proposals are integrated with the existing landscape context and that valuable landscape resources are preserved where appropriate to the final design.

CP4.4 All imported plants should be quarantined in local nursery for minimum 1 month.

Local Green Nursery

Project Proponent

Contractor TM-EIA Annex 18, ETWB TCW No. 2/2004 & WBTC No. 14/2002

� Throughout construction phases

To check there are no symptoms of infection by pests or diseases prior to planting on site.

11.11 Table 11-8

CP5 Transplantation of Existing Trees

CP5.1 The tree transplanting works should be implemented by approved



TM-EIA Annex 18, ETWB TCW

� � Throughout design and construction

To ensure the tree preservation and planting proposals


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EIA Ref. Mit. Code


Location Funding



D

C

O



Landscape Contractors and inspected and approved on site by a qualified Landscape Architect. A tree protection / transplanting specification would be included within the contract documents.

No. 2/2004 & WBTC No. 14/2002

phases are integrated with the existing landscape context and that valuable landscape resources are preserved where appropriate to the final design.

Operational Phase Landscape and Visual Mitigation Measures

11.11 Table 11-9

OP1 Design of Built Development

OP1.1 Adopt a non-linear building orientation and a stepped building height principle.


Project Architects / NA

TM-EIA Annex 18 and BD


To ensure the proposals are integrated with the existing landscape and visual context, and avoid walling effect.

OP1.2 Use of a layout and slightly higher building blocks to allow the incorporation of significant view corridors.





Create visual access through the development to the green backdrop formed by the wooded hillsides to the south. These view corridors also allow the development to


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EIA Ref. Mit. Code


Location Funding



D

C

O


Objectives of the Recommended Measure and Main Concern to address avoid the walling effect evident in the existing developments to the south and west particularly when viewed from locations such as the development in the northern part of Tin Shui Wai. The proposed view corridors are also important from an ecological perspective.

OP1.3 Use of colour blocking utilising range of visually recessive earth colours and tones on the building facades of the different blocks. Non-reflective finishes are recommended on the outward facing building facades. Utilisation of planting on building façade and balcony to soften the architectural form of the building.


Project Architects for design / contractor for implementation / Property Management Agent for maintenence



Responsive building façade treatment to reduce the apparent visual mass of the development and reduce the glare effect from the reflection of sunlight.

OP1.4 Utilise underground car parking and utilities so as to maximise the area of landscaping.


Project Architects / Property Management Agent

TM-EIA Annex 18, HKPSG and BD


To maximise the area available for landscaping and minimise potential impacts of extensive hard


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EIA Ref. Mit. Code


Location Funding



D

C

O


Objectives of the Recommended Measure and Main Concern to address surfaced areas in elevated views both within and without the development site.

OP1.5 Use of responsive aesthetic design of architectural and road lighting with glare containment design measures.





To reduce the night-time glare effect to the surrounding environs.

OP1.6 Formulate lighting operation management programme to minimise potential light spillage and glare impacts.


Property Management Agent/ Property Management Agent

TM-EIA Annex 18

� Throughout operation phase

To reduce the night-time glare effect to the surrounding environs.

11.11 Table 11-9

OP2 Landscape Buffer Planting

OP2.1 Create a landscape buffer area extending around the periphery of the development to the proposed marsh habitat in WNR providing screening of the development at low levels and creating a transitional structure, not less than 50m wide, between the low-lying fishponds of the WNR and the upright forms of the proposed


Contractor / Property Management Agent for the area within the 4ha development footprint and a contractor for the area within the WNR



This planting in addition to the proposed bamboo planting proposed as part of the ecological mitigation measures will also serve to visually integrate the proposals within the existing landscape


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EIA Ref. Mit. Code


Location Funding



D

C

O



built development. framework.

OP2.2 Utilise native tree species in the planting mix for the landscape buffer area.


Contractor / Property Management Agent for the area within the 4ha development footprint and a contractor for the area within the WNR



Provide a linkage with the existing wooded areas creating a more coherent landscape framework whilst also improving the ecological connectivity between existing and proposed woodland habitats.

OP2.3 Formulate a woodland management programme for implementation during the operational phase.


Project Landscape Architect / Property Management Agent for the area within the 4ha development footprint and a contractor for the area within the WNR

TM-EIA Annex 18, HKPSG & BD


Conserve and enhance the ecological interest.

11.11 Table 11-9

OP3 Landscape Strategy for the Design of Amenity Space

OP3.1 The concept should provide a synthesis between a contemporary design philosophy and sustainable development principles. The spatial hierarchy involves movement from the public areas to more intimate spaces. Each of these spaces will be imbued with an


Project Landscape Architect / Property Management Agent



Serve to visually integrate the proposals into the existing landscape framework and provide visual amenity for the enjoyment of the future residents.


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EIA Ref. Mit. Code


Location Funding



D

C

O



individual character through the use of for example distinctive paving and street furniture, and plant combinations. The layout of the space and interconnected footpaths is designed to be legible with visual access between nodes and distinct entrance courtyards to the individual development blocks.

OP3.2 The buffer planting is provided along the edge of the residential development extending to the north in association with the marsh habitat created under the WNR.


Project Landscape Architect / Property Management Agent for the area within the 4ha development footprint and a contractor for the area within the WNR



Landscape buffer designed to create a transitional zone between the general landscape of the development and the ecological important landscape beyond. This buffer will also screen low level views of the proposed development.

11.11 Table 11-9

OP4 Compensatory Planting Proposals

OP4.1 Utilise ornamental species within the


Project Landscape Architect / Property

TM-EIA Annex 18,


The planting proposal seeks to


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EIA Ref. Mit. Code


Location Funding



D

C

O



residential development area whilst species native to Hong Kong will be utilized within the buffer planting areas.

Management Agent for the area within the 4ha development footprint and a contractor for the area within the WNR

HKPSG and BD compensate for the predicted tree loss resulting from the construction of the development, visually integrate the proposals within its existing landscape framework and provide an improved visual amenity for future residents.

OP4.2 A qualified or registered landscape architect will be involved in the design, construction supervision and monitoring, and maintenance period to oversee the implementation of the recommended landscape and visual mitigation measures including the tree preservation and landscape works on site.





The planting proposal seeks to compensate for the predicted tree loss resulting from the construction of the development, visually integrate the proposals within its existing landscape framework and provide an improved visual amenity for future residents.

11.11 Table 11-9

OP5 Southern Development Access

OP5.1 Adopt a responsive streetscape design with


Project Landscape Architect / LCSD and HyD for public portion

TM-EIA Annex 18,


The design seeks to visually integrate the road


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EIA Ref. Mit. Code


Location Funding



D

C

O



new street tree planting. of the road and Property Management Agent for private areas.

HKPSG and BD proposals within the landscape of the existing village setting of Shing Uk Tsuen and Ng Uk Tsuen.

Legend: D – Design, C – Construction, O - Operation Note: BD– Building Ordinance

ETWB TCW – Environmental and Transport Works Bureau Technical Circular HKPSG – Hong Kong Planning Standards and Guidelines TM-EIA – Technical Memorandum on Environmental Impact Assessment Process TPO – Town Planning Ordinance WBTC - Works Bureau Technical Circulars


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11.13 Operational (Residual) Landscape and Visual Impacts

11.13.1 Overall, in terms of residual landscape and visual impacts for both Options 1A and 1B the main effects will primarily result from the interruption in the relationship between the fishponds and the uplands which surround them. However the proposed development in both options will occupy a small part of the overall fishpond area and cause a low-level of disturbance in terms of the visual amenity available to VSRs. The landscape character of the fishponds to the east of Tin Shui Wai will be largely unchanged by the development proposals. The mitigation measures have been developed to alleviate, where possible, the identified landscape and visual impacts, and to enhance the future landscape character of the Study Area.

11.13.2 A series of computer generated images or photomontages have been prepared for the proposed schemes for Options 1A and 1B and are presented as Figure 11-14 A to P and 11-15A to P. The location of the vantage points used for these images has been identified on Figure 11-6 and 11-10A and 11-10B. The photomontages of the proposed scheme for both options show the existing conditions, after the completion of the construction phase when the primary mitigation measures have been implemented, and Year 1 and Year 10 of the Operational Phase with the implementation of the secondary mitigation measures. The final image Operation Phase is designed to demonstrate the predicted residual impacts, which would exist in the design year during the operational phase usually taken as between 10 and 15 years after the completion of the construction phase.

11.13.3 During the preparation of the photomontages the baseline photographs of the existing situation were taken with a 50mm lens (representing the actual situation as closely as possible) as a series of photographs. These photographs were stitched together to form a panoramic view utilising the central portion (approximately 50%) of each photograph (this is the area with the least distortion). These photographs were used to demonstrate the existing view. Vantage Point A (View North from the Lookout Point at Tsim Bei Tsui (VSR 2))

11.13.4 The photomontage for Option 1A presented as Figure 11-14A and B shows the proposed scheme from an elevated viewing position above the estuarine plain to the north at a distance of 2300m. The image shows the comparatively small scale of the proposed development in relation to the existing panoramic view whilst also demonstrating the impact of visually detracting elements such as the existing Yuen Long Sewage Treatment Plant. The proposed development will also be seen in the context of the visually more massive high-rise development associated with Tin Shui Wai and the framed views of the low-rise industrial estate and high and medium-rise development on the northern periphery of Yuen Long. Although Kai Shan Range will be partially screened by the proposed residential development, the Kai Shan Range is set within a developed context with the Yuen Long Sewage Treatment Plant, and Yuen Long and Tin Shui Wai new town. The use of a responsive building orientation, the creation of voids within each block containing sky gardens and stepped building design suggested as part of the landscape mitigation measures will maximise the visual access to the range. This combined with the full establishment of the WNR and buffer planting will result in relatively small visual changes for these VSRs. Furthermore there are relatively few VSRs at this location, many are transient in nature and alternate views are available way from the development area. Hence, a moderate adverse residual visual impact is predicted from this vantage point.

11.13.5 The photomontage for Option 1B presented as Figure 11-15A and B is similar to the view for Option 1A sharing many of the same characteristics. In this view the proposed height difference of three storeys is only apparent in the flatness of the combined roofline of the residential blocks and in the slightly greater visibility of the bottom of the hill to the west of the development site and of the high and medium-rise development of Yuen Long to the south of the development site. This is due to the elevated viewing position and the distance to the proposed development. In addition the view corridors which punctuate the development façade for Option 1B appear to be narrower than those within Option 1B. A moderate adverse residual visual impact is predicted from this vantage point. Vantage Point B (View from the Existing Fishponds to the North of the Development Site (Vantage Point B))

11.13.6 The photomontage presented as Figures 11-14C and D shows the proposed Option 1A scheme


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from a viewing position from the estuarine plain at a distance of approximately 900m. Although not an identified VSR this view demonstrates the developments fit into its landscape context. The view also demonstrates the affectivity of the proposed landscape mitigation, including responsive building orientation, sky gardens and stepped building height principles, combined with retained landscape resources. These mitigation measures maximise the visual access to Kai Kung Leng with minimised disturbance to the fishponds resulting from the site formation. It shows the relationship between the built form and the green backdrop to the south of the development site with the maintenance of the existing ridgeline; the incorporation of the stepped building height principle to create a more organic building profile responding to the form of the existing hillside; the use of view corridors to create a permeable development and allow visual access to the green backdrop; and the use of colour blocking to break up the visual mass of the development facades. The development therefore fits into Yuen Long urban and industrial; and Tin Shui Wai high-rise development landscape context on its east and west.

11.13.7 The photomontage for Option 1B (Figures 11-15C and D) is similar to the view for Option 1A sharing many of the same characteristics however in this view the slightly reduced building height allows a slightly greater degree of visibility to the hillside beyond. Again this is balanced to an extent by the reduced visual access to the hill slope due to the more narrow view corridors incorporated into the design for Option 1B compared to Option 1A. Vantage Point C (View Southeast from the Hong Kong Wetland Park Entry Forecourt (VSR 13))

11.13.8 The photomontage presented as Figures 11-14E and F shows the proposed Option 1A scheme from a public accessible viewing position at the entry forecourt to the Hong Kong Wetland Park to the north west of the proposed development at a distance of approximately 1300m. The image shows the uppermost portion of the proposed development in the central portion of the picture, and demonstrates the comparatively small scale of the proposed high-rise blocks within the overall view and the effect of viewing distance. It also demonstrates the ability of comparatively small objects, such as the boundary fence and vegetation in the foreground, in screening long distance views of the proposed development and therefore in mitigating the potential impacts. Although the proposed development will partially screen the Kai Shan Range it is not a major component within this visual context compared to Tin Shui Wai high-rise development in the foreground. Therefore a moderate adverse residual visual impact is predicted from this vantage point.

11.13.9 The photomontage for Option 1B (Figures 11-15E and F) is similar to the view for Option 1A although the proposed development is slightly less visible due to the proposed reduced building height of 15 storeys. Despite this reduced visibility the Option 1B proposals would also result in a moderate adverse residual visual impact from this vantage point. Vantage Point D (View East from the Vianni Cove at Tin Shui Wan North (VSR 14))

11.13.10 The photomontage on Figures 11-14G and H shows the proposed Option 1A scheme from an elevated viewing position some 1200m to the west of the development site. The image demonstrates that the scheme proposals form a small component of the overall view available to residents in relation to the existing panoramic view of coastal plain, stretching to developments such as Fairview Park in the middle ground and the uplands forming the Lam Tsuen Country Park and Kai Kung Leng in the background. The proposed development will be partially seen in the context of the high and medium-rise of Yuen Long and the low -rise associated with Yuen Long Industrial Estate. The view also demonstrates the visibility of the green backdrop above the proposed blocks, the permeable development façade formed through the disposition and orientation of the proposed blocks, and the proposed sky gardens, and the preservation of views to Kai Shan to the west of the development site. This view also demonstrates that from a visual perspective the proposed development occupies a relatively small part of the fish pond area. Although the visual access to Kai Shan looking from these views will be partially screened by the proposed development, the implementation of responsive building orientation and stepped building design will maximise visual access to Kai Shan and serves to create a more subtle transition between the edge of the proposed development and its landscape context. This change of visual context will not be permanent as their view looking east will be interrupted although not screened after the completion of CDA development at Area 115 in the foreground. The


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implementation of the CDA proposals will change the character of views which overlook it to a more urban character and the presence of this development in the foreground of views will change the perception of the nature of the future views for residents of lower floors of this development. The impact of the CDA proposals will be less pronounced for residents of the upper floors. Given the above the proposals would lead to a moderate adverse residual visual impact and negligible impact after the completion of Area 115 development from this vantage point.

11.13.11 The photomontage for Option 1B (Figures 11-15G and H) is similar to the view for Option 1A although the proposed development is characterised by its flat roofline which although allowing greater visual access to the wooded hill side beyond it may be argued that the flat roofline is visually more incongruous relative to the more organic forms of the surrounding landscape and therefore more visible. The proposed development would also give rise to a moderate adverse residual visual impact. Again the completion of the Area 115 development would change the nature of the existing views with a more urban character from this vantage point. The reason for this level of impact is that the construction of the CDA proposals will change the character of the views to a more urban feeling for VSRs on the lower floors although this effect will be less pronounced for residents of the upper floors. Vantage Point E (View Northeast from the Kenswood Court at Tin Shui Wan West (VSR 11))

11.13.12 The photomontage presented as Figures 11-14 I and J shows the proposed Option 1A scheme from an elevated viewing position to the northwest of the development site at a distance of some 1000m. Again the view demonstrates that the proposals would form a small component of future views in relation to the existing panoramic view of Kai Keng Leng within the Lam Tsuen Country Park in the background and Kai Shan Range in the middle ground, and the short eastern development façade. The proposed development will be seen in the context of the development associated with visually Yuen Long Industrial Estate. Although the proposals form a small component of the view there will be some partial screening of the knoll adjacent to Ng Uk Tsuen. However potential adverse impacts will be alleviated through the use of a responsive building orientation and stepped building design, the creation of a view corridor and development profile responding to the existing landform. Therefore the view may be considered to be visually integrated with its immediate context in views from this location. The development will lead to a moderate adverse residual visual impact from this vantage point.

11.13.13 Again the photomontage for Option 1B (Figures 11-15I and J) shares many of the characteristics of the view for Option 1A. In both options the viewing angle directs the view towards the narrow western development façade reducing the visual prominence of the proposed development. However this same viewing angle also negates the effectiveness of the proposed view corridors in breaking up the visual mass of the development. In both photomontages the disruption to views of the wooded hill sides of the Kai Shan range has been minimised. The development will lead to a moderate adverse residual visual impact from this vantage point. Vantage Point F (View North from Fuk Shun Street Road Junction near the Site Entrance (VSR 7))

11.13.14 The photomontage presented as Figures 11-14 K and L shows the proposed scheme from a location adjacent to the site entrance at the pedestrian level 130m to the south of the development site. The image demonstrates the effect of the existing landscape features including the village houses and open storage uses at Shing Uk Tsuen and existing roadside trees in partially screening views of the proposed development. From this location the edge of the village and its associated tree planting forms the limit to many of the existing views from within the settlement. Further it is only village houses on the northern edge of the settlement and those near open spaces which will have glimpsed views of the proposed development and these views will be limited to the upper floors of the proposed buildings. Beyond these areas a combination of the proximity of nearby houses and their orientation serve to screen views north. The use of measures such as the responsive building orientation, stepped building design and integration of vertical greening on the building facades serve to further mitigate any potential impacts. The potential impacts will be further alleviated through the full establishment of the proposed buffer planting at the edge of the development and the visual context will be enhanced through the creation of WNR. Given the above the proposals would lead to a significant to moderate adverse


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residual visual impact from this vantage point.

11.13.15 The photomontage for Option 1B (Figures 11-15K and L) demonstrates the affectivity of the proposed lower building height in reducing the visual prominence of the proposed development in views from the north of the village. Although this is balanced to extent by the increased width of the view corridors in Option 1A which results in a more visually permeable development. Given the above the proposals would lead to a significant to moderate adverse residual visual impact from this vantage point. Vantage Point G (View North from Vienna Villa at Fuk Shun Street (VSR 7)

11.13.16 The photomontage presented as Figures 11-14 M and N shows the proposed scheme from a viewing position some 250m to the south of the development site from the car parking are adjacent to the Vienna Villa development. The image demonstrates the combined effect of the proposed view corridors and stepped building height concept and the existing features in mitigating the predicted impact of the development. As discussed in the description for Vantage Point F above the development will be viewed within the context of the existing village house on the edge of the settlement and its potential impact will be alleviated to an extent through the introduction of mitigation measures. VSRs at this location will have glimpsed views of the elevated floors of the proposed development. In low level views from this location the proposed development will be no more prominent than the adjacent village houses. Given this combination of factors the proposals would lead to a slight to moderate adverse residual visual impact from this vantage point.

11.13.17 The photomontage for Option 1B (Figures 11-15M and N) demonstrates the affectivity of the proposed lower building height in reducing the visual prominence of the proposed development in views from the central parts of the village. The reduced height of the blocks for Option 1B and therefore the increased screening ability of the adjacent village houses and the intervening vegetation serve to reduce the potential impacts arising from the smaller view corridors. Although this is balanced to extent by the increased width of the view corridors in Option 1A which results in a more visually permeable development. Given the above the proposals would lead to a slight adverse residual visual impact from this vantage point. Vantage Point H (View North from Northern Periphery of Jade Court at Ng Uk Tsuen (VSR 6)

11.13.18 This photomontage (Figures 11-14 O and P) shows the proposed scheme from a location at the northern periphery of the Jade Court adjacent to the Tin Hau Temple in Ng Uk Tsuen some 285m south of the proposed development site. It represents the view available to residents living in the northern portion of the village whom will potentially have glimpsed views of the upper floors of the proposed development. The areas from which the view is available are constrained to the north by an existing wetland area and village houses and Tin Hau Temple in the foreground. Therefore VSRs living at Jade Court and worshippers at the Tin Hau Temple will experience a small to intermediate change in their views. This image demonstrates that only elevated floors of the proposed development will be visible from this vantage point as the lower level view has been screened by the existing vegetation and village houses. The impacts will be further mitigated through the proposed orientation and disposition of the blocks and the creation of view corridors through the development and so a moderate to slight adverse visual impact is predicted.

11.13.19 The photomontage for Option 1B (Figures 11-15O and P) again demonstrates the affectivity of the proposed lower building height in reducing the visual prominence of the proposed development in views from the north of the village. Given the above the proposals would lead to a slight adverse residual visual impact from this vantage point.

11.14 Conclusion

Landscape Planning and Development Control Review – Options 1A and 1B 11.14.1 A review of the future proposals for the Study Area as represented in the Outline Zoning Plans

reveals that the proposed schemes for both Options 1A and 1B will fit into the future landscape of the Study Area. Further the proposed marsh habitat planned for the area to the north of the


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development site will form a continuation of the existing Hong Kong Wetland Park contributing to a more coherent landscape framework. The proposals would therefore largely be compatible with the planning intention for the area and the planned landuses in the adjoining areas. However the proposed development sited within the area zoned “Other Specific Uses (Comprehensive Development and Wetland Enhancement Area)”, “OU(CDWEA)” in the OZP No. S/YL-LFS/7 of Lau Fau Shan and Tsim Bei Tsui will require the submission of a Section 16 planning application. Existing Trees – Options 1A and 1B

11.14.2 In terms of the loss of existing vegetation 238 (36%) of the existing trees can be retained in-situ and it is recommended that approximately 399 (60%) are felled out of a total of approximately 665. It is also recommended that approximately 28 (4%) of the existing trees are transplanted although this is subject to review during the detailed tree survey. The Master Landscape Plan demonstrates that some 300 new trees can potentially be established within the main development area in addition to the 3750 square metres of mass woodland planting established within the project boundary. This equates to some 1050 new trees with a compensatory planting ratio of approximately 2.6:1 (new planting: trees recommended for felling). With the retention of existing trees, the successful establishment of newly planted trees and the transplantation of some of the existing trees, the project area will contain approximately 1316 trees which compares favourably to the felling proposals particularly given that the relatively low value of the existing trees. Construction Phase Landscape Impacts

11.14.3 The main residual impacts predicted for the construction phase of the both the Option 1A and 1B schemes with the incorporation of mitigation measures are as follows: Landscape Resources – Options 1A and 1B • The main impacts on the landscape resources of the area are due to the loss of approximately

4 hectares of fishponds (LR 8) resulting from the construction of the proposed development. These will be minimised as far as possible through the containment of disturbance, enhancement of the remaining wetland areas and proper site management during construction. The impacts will range from moderate adverse impact to slight adverse residual impact with the implementation of the recommended landscape mitigation measures.

• The loss or modification of the existing landform (LR 1) due to the proposed creation of the WNR which will result from the removal of some fishpond bunds and modification of others resulting in a slight/moderate adverse impact in the absence of mitigation measures. This impact will be alleviated to a slight adverse residual impact through responsive siting of the proposed development, creation of WNR and the fishpond enhancement.

• The loss or modification of the existing ditches (LR 10) due to the proposed creation of the WNR resulting in a slight adverse residual impact.

• The loss of existing trees during the construction phase of the project would lead to a moderate adverse impact on LR 13 Existing Trees.

• The impact on the other landscape resources within the Study Area will be largely negligible. Landscape Character – Options 1A and 1B • The Kai Shan Range (NUA 1) will not be subject to direct impacts however there will be

some indirect impacts due to the proximity of the development and its effect on the landscape setting of the hills sides however the impact is assessed as being moderate adverse.

• The Ng Uk Tsuen Village Cluster (V1) will not be subject to direct impact however there will be some moderate adverse indirect impact due to the proximity of the development and modification of Fuk Shun Street. Although the potential impact on the character of the villages will be largely limited to the northern portion of the settlement.

• The agricultural fields in the Fung Kai Wai – Ng Tung Uk area (AGR 1) will not be subject to impact due to the screening effect of the existing vegetation to the east of the fields resulting in a negligible level of residual impact.

• The existing fishponds (AGR2) will be subject to limited direct impacts due to the loss of an area during the creation of the development platform resulting in a moderate to significant adverse residual impact.


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• The Hong Kong Wetland Park (OS1) is remoted from the proposed site and so the residual impacts will be negligible.

• The Yuen Long Industrial Estate (ICA1) has a low sensitivity to change being characterised by large industrial buildings and is physically remoted from the development site. The Kam Tin and Shan Pui River Estuaries, and the Tin Shui Wai Drainage Channel (EL 1) are also remote from the development area and so both areas would not be subject to impacts resulting in a negligible level of residual impact.

Visual Impacts – Option 1A • Views available for the residents of northern Tin Shui Wai (VSR 1) and visitors to the

lookout point at Tsim Bei Tsui (VSR 2) would be subject to a relatively low level of visual impact due to a combination of the scale of the development, the expansive nature of the existing views and the viewing distances involved and so there would be a moderate adverse residual impact.

• The residents on the edge of settlements such as Mong Tseng Wai (VSR 3), and Tai Sang Wai (VSR 5) would have low level, long distance views of the proposed development site, and so residual impacts would be slight adverse.. Whereas the impacts for residents of Fairview Park (VSR 4) would be slight to moderate adverse due to the viewing angle. Views for all three VSRs would be partially interrupted by intervening vegetation and built structures.

• Views for residents of settlements to the south of the development area including Ng Uk Tsuen (VSR 6) and Shing Uk Tsuen (VSR 7) would be formed by two groups the first the residents on the northern periphery of the villages (approximately 10 houses in each settlement) whom have an open view of the development site and those within the settlement where adjacent buildings and intervening vegetation serve to screen or partially screen views of the development proposals. In the first instance the impacts would be moderate to significant adverse due to the proximity of the proposed development however even for the residents on the edge of the village some views are partially screened by the existing vegetation and structures. For residents within the settlements, users of the public open spaces and vehicle travellers the views are screened or partially screened by the adjacent village houses and the existing vegetation. Partial views of the proposed development are largely limited to areas on the edge of large spaces such as the view forming the basis of photomontage vantage point G. The VSRs on the northern periphery of the village would be subject to a moderate to significant adverse impacts while those within the village (the majority) would be subject to a moderate to slight adverse impact.

• Walkers using the trail on Kai Shan (VSR 8) would be subject to a moderate impact due to the proximity of the proposed development site although alternative views across the estuarine plain are available to VSRs in this location.

• The residents of the Long Ping Estate (VSR 9) will have framed views of the upper storeys of the proposed development beyond the Kai Shan ridge line however potential impacts will be alleviated from moderate to slight adverse impact.

• Views for the residents of the Tin Tsz Estate (VSR 10) will be largely screened by the landform of Kai Shan although there will be glimpsed views of the upper storeys of the proposed development resulting in a moderate to slight adverse impact for those VSRs with a view of the proposals.

• The residents on the eastern side of the Kenswood Court (VSR 11) will have open views of the development proposals although the visible part of the development will be along the smallest building façade. Therefore the residual impacts will be limited to moderate adverse.

• The residents on the eastern side of the Tin Yuet Estate at Tin Shui Wai West (VSR 12) will have long distance views of the development proposals although the visible part of the development will again be along the smallest building façade. Therefore the residual impact will be moderate adverse.

• Visitors to the Hong Kong Wetland Park (VSR 13) will have glimpsed views of the upper storeys of the proposed development with low level views being screened by the existing vegetation within the park and the intervening pond bunds resulting in a moderate adverse residual impact.


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• The upper level residents on the eastern side of the Vianni Cove (VSR 14) and the Grandeur Terrace (VSR 15) at Tin Shui Wai will have an overview to the proposed scheme, however due to the expansive nature of the existing view and the viewing angle the predicted impacts will be moderate adverse.

• Future residents of the CDA (PVSR A1) on the north eastern periphery of Tin Shui Wai will have low-level largely screened views of the development proposals. These views will be long distance with the proposed development forming only a small part of the future view resulting in a moderate adverse level of impact.

• Night-time glare impacts generated by the construction activities are predicted to be slight to negligible in view available to the identified VSRs and these impacts will be temporary in nature and largely limited to the working day.

Visual Impacts – Option 1B • The potential visual impacts arising from the implementation of Option 1B would be broadly

similar to Option 1A. The main differences would be apparent in views from the villages to the south of the proposed development site. Views for residents of settlements to the south of the development area including Ng Uk Tsuen (VSR 6) and Shing Uk Tsuen (VSR 7) would be formed by two groups the first the residents on the northern periphery of the villages (approximately 10 houses in each settlement) whom have an open view of the development site and those within the settlement where adjacent buildings and intervening vegetation serve to screen or partially screen views of the development proposals. Based on these locations the impacts for residents on the periphery of the village would be significant to moderate adverse due to the proximity of the proposed development however even for the residents on the edge of the village some views are partially screened by the existing vegetation. For residents within the villages (the majority) would be subject to a moderate to slight adverse impact. Whilst this is less significant than the predicted impact for Option 1A the upper floors of the proposed scheme will still be visible from some locations within the villages.

Operational Phase Landscape Impacts 11.14.4 The main residual impacts predicted for the operational phase with mitigation measures are as

follows: Landscape Resources – Options 1A and 1B • In general the impact on LRs within the Study Area will be largely negligible. Further many

will generally benefit from by the creation of WNR and fishpond enhancement as these works would improve the quality of the resource including their ecological value.

• The impacts predicted for the landscape resources of the Study Area during the construction phase will largely persist into the operational phase of the project with the exception of the plantation woodland (LR 3) which will be enhanced through the implementation of the woodland landscape buffer around the development site (resulting in a moderate to significant beneficial impact). The existing wetland resource (LR 12) will also significantly benefit by the creation of the WNR providing extension extending this valuable resource within the local context. In addition the proposed created marsh habitat and fish pond enhancement under the WNR proposals will lead to a qualitative enhancement of the directly affected LRs such as the Existing Landform (LR1), the Fishponds (LR8), the Watercourses-Ditches and Drainage Channel (LR10) and improve the local landscape diversity. Given these enhancements the LR 3 will benefit from the full establishment of the proposed mitigation measures including the WNR and woodland edge planting around the development resulting in a moderate beneficial impact.

• With the proposed planting of significant number of new trees there would be a moderate beneficial impact on LR 13 Existing Trees.

Landscape Character – Options 1A and 1B 11.14.5 The impacts predicted for the landscape character of the Study Area during the construction

phase of the project for both Options 1A and 1B will largely persist into the operational phase of the project although the growth to maturity of the tree and shrub planting proposed as part of the marsh habitat and the landscape buffer planting on the periphery of the development will serve to


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encourage greater sense of landscape and visual integration with the development’s context. This planting will also serve to soften the transition between the verticality of the proposed built environment and the surrounding coastal plain. The planting proposals will also alleviate some of the indirect impacts on the Ng Uk Tsuen Village Cluster (V1) and the Kai Shan Range (NUA 1) and provide some benefit to the local character with a slight adverse impact with full establishment of the proposed mitigation measures. The impact on the landscape character of the village cluster will be restricted to the northern periphery of the settlement. Impacts on the character of the existing Fishponds (AGR 2) will also be partially alleviated through the implementation of the proposed mitigation measures resulting in a slight adverse impact. The landscaping associated with the proposed landscape buffer and the establishment of the WNR would also have a slight beneficial impact on the adjacent areas of the Hong Kong Wetland Park (OS1). Visual Impacts – Option 1A

11.14.6 Many of the views for the identified VSRs share a number of common characteristics which include their expansive nature, the viewing distance and in many cases an elevated viewing position resulting in slight to moderate to significant adverse impact at operational stage in the absence of mitigation measures. In this situation the proposed primary mitigation measures such as the location of the development platform and form of the built structure including the adoption of a stepped building height, sky gardens and view corridors take precedence over the proposed soft landscape mitigation measures although these measures serve an important role in further mitigating the predicted adverse impacts. There are however some exceptions with visitors to the Hong Kong Wetland Park (VSR 13), walkers on Kai Shan footpath (VSR8), residents on the eastern periphery of Tin Shui Wai such as Tin Tsz Estate (VSR10), Tin Yuet Estate (VSR12) and Grandeur Terrace (VSR15) and Long Ping Estate at Yuen Long realising a level of mitigation due to the proposed landscape buffer planting, the predicted level of residual visual impact for these VSRs although due to the assessment methodology the impacts will be maintained at moderate adverse. It should also be noted that for many of these VSRs the proposals will form a small component of the wide panoramic views of the coastal plain which is available to them. Whilst with the completion of the construction phase of the project and the implementation of the proposed mitigation measures the predicted visual impact experienced by the residents of Kenswood Court (VSR11), Tin Yuet Estate (VSR12) and Vianni Cove (VSR14) at Tin Shui Wai will be moderate adverse.

11.14.7 Given that the majority of the identified VSRs are located at distances of 1000m or more from the proposed development and the fact that in many views the development will be seen against the backdrop of the existing street lighting in the adjacent villages and Yuen Long the predicted night time glare impacts will not be significant. The predicted impacts for the other VSRs in the construction phase will persist into the operational phase. The adoption of responsive site planning and lighting design with glare control measures as described in the previous section would serve to mitigate much of the potential impacts. In addition the proposed use of a vegetative landscape buffer and the screening effect of the existing vegetation will mitigate much of the potential night time impacts for VSRs at low elevations such as the Hong Kong Wetland Park. Overall the night-time glare impact resulting from the proposed architectural and road lighting would have a predicted slight adverse to negligible impact for the large part of the existing and planned VSRs. Visual Impacts – Option 1B

11.14.8 The shared characteristics of many of the existing views including their expansive nature, the viewing distance and relative elevation mean that for many VSRs, Options 1A and 1B would appear similar. It may be argued that despite the Option 1B adopting a 15 storey maximum height the flat roofline (contrasting with the organic forms of the adjacent landscape), the introduction of an additional block and the reduced view corridors ensure that the proposals have a similar level of visual prominence. Given this the predicted visual impacts particular for the VSRs to the north, east and west of the application site are similar to those predicted for Option 1A. The main differences would be apparent in views from within the villages of Ng Uk Tsuen (VSR 6) and Shing Uk Tsuen (VSR7). The reduced height of Option 1B would reduce the visibility of the proposals in views from within the village however in many instances these views are largely interrupted by existing features such as the adjacent village houses and the


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intervening vegetation. In views from the northern periphery of the village it is considered that the reduced height of Option 1B is balanced to an extent by the wider view corridors of Option 1A which allow greater albeit framed visual access to the fishpond area to the north.

11.14.9 Overall the visual impacts range from moderate adverse to slight adverse for the majority of VSRs due to the viewing distances involved (typically 1200 to 3000m) and the direction of view, the broad expanse of the existing views extending east over the coastal plain, and the presence of existing high-rise development on the northern periphery of Yuen Long and the eastern edge of Tin Shui Wai. In addition the proposed architectural schemes for Options 1A and 1B have been designed to respond to the existing landscape and visual context including measures such as the height and disposition of the proposed blocks, the use of stepped height profile, the creation of view corridors and the proposed treatment of the building facades. Acceptability of Impacts

11.14.10 In accordance with Annex 10, Paragraph 1.1(c) of the EIAO TM, the landscape and visual impacts of the project under the proposed development at Fung Lok Wai for both Options 1A and 1B would be ‘acceptable with mitigation’ that is to say t̀here would be some adverse effects, but these can be eliminated, reduced or offset to an extent by specific measures’.

11. landscape and visual impact assessment · • visual impact assessment which includes the...

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