TPB Paper No.

9726
For Consideration by the
Town Planning Board
on 19.9.2014

TUNG CHUNG NEW TOWN EXTENSION STUDY

STAGE THREE PUBLIC ENGAGEMENT
DRAFT RECOMMENDED OUTLINE DEVELOPMENT PLAN

PURPOSE

1. This paper seeks Members’ views on the draft Recommended Outline Development
Plans (RODPs) formulated for the Tung Chung New Town Extension (TCNTE) under the
Stage Three Public Engagement (PE3) of the Tung Chung New Town Extension Study (the
Study).

BACKGROUND

2. In January 2012, the Planning Department (PlanD) and the Civil Engineering and
Development Department (CEDD) jointly commissioned the Study with the overall objective
to extend Tung Chung into a distinct community and propose a development plan which can
meet housing, social, economic, environmental and local needs.

3. The PE of the Study is divided in three stages. The Stage One PE (PE1), which
aimed at soliciting public views on the planning objectives/principles, opportunities/
constraints and key issues related to TCNTE, was held from 12 June 2012 to 12 August 2012.
The Stage Two PE (PE2) was held from 21 May 2013 to 21 July 2013 in which initial land
use options for Tung Chung East (TCE) (comprising two development themes i.e. Theme 1 -
Livable Town and Theme 2 - Economic Vibrancy) and Tung Chung West (TCW) were
presented to the public for discussion (Plans 1 and 2). The Board was briefed on 31 May
2013. While generally supported the direction and approach of the Study, Members had
concerns on the proposed reclamation in TCW. Members also suggested optimizing
development potential in TCE.

MAJOR PUBLIC VIEWS IN PE2

4. More than 3,000 public submissions were received during PE2. The major public
comments are summarized as follows:

Development Scale

Overall Tung Chung New Town

(a) The public generally support the further development of Tung Chung New Town
(TCNT) and urge for an early implementation of the proposed development.
There are, however, concerns that there should not be a preconceived population
 -2-

target for the new town extension. Adequate transport infrastructure and better
connectivity between the east and west of TCNT should be provided in
formulating the development plan for the new town extension.

Tung Chung East (TCE) (Plan 1)

(b) There is no major objection to the proposed 120 ha reclamation in TCE except for
some concerns about the potential impact on marine ecology. There is support
for both “Theme 1 – Livable Town” and “Theme 2 – Economic Vibrancy” in that
population increase should be supported by corresponding economic and job
opportunities. A hybrid development of Themes 1 and 2 has also been suggested
by many commenters. There is no major objection to the proposed development
scale for TCE but the public expect that adequate urban design components (e.g.
visual corridor/air ventilation etc.) would be incorporated as part of the
development.

Tung Chung West (TCW) (Plan 2)

(c) There is strong objection from the stakeholders (including locals, District Council
members and green groups) to the proposed 14 ha reclamation in TCW due to
ecological, landscape, visual and environmental concerns. For Tung Chung
Valley, there are conflicting views towards its future development in that the local
villagers and land owners would like to have more development opportunities
whilst green groups, religious practitioner/operator and individual members of the
public prefer to maintain the existing rural and countryside setting of the valley.
The green groups particularly urge the Government to accord priority to the
preparation of a Development Permission Area (DPA) Plan to protect the valley
whilst representatives from the Prajna Dhyana Temple at Shek Mun Kap are
against residential development in TCW and request that land be reserved for the
temple expansion. Nevertheless, the public generally agree on the need for a
balanced housing mix in TCW.

Economic Development

(d) The public generally agree that Tung Chung should capitalize on its strategic
location given its connectivity to the existing and planned transport infrastructures
nearby, including the Expansion of the Hong Kong International Airport (HKIA)
into a Three-Runway System under planning and the Hong Kong-Zhuhai-Macao
Bridge (HZMB) and the associated Hong Kong Boundary Crossing Facilities
(HKBCF) under construction. Together with the development of various tourist
attractions on Lantau, Tung Chung could have a niche in terms of providing more
retail and office spaces to meet both local and regional demand. The public are in
support of further economic development of Tung Chung and would also like to
see concrete suggestions and proposals conducive to economic and/or tourism
developments.

Ecology and Environment

(e) There are concerns about the cumulative environmental impact of various projects
on Lantau and TCNTE. Apart from the strong objection to the proposed
 -3-

reclamation in TCW, green groups are keen on keeping intact Tung Chung River
and its riparian areas.

Provision of Various Facilities

(f) The proposed railway stations in TCE and TCW are well supported by the public.
There is a general consensus on the provision of more and adequate community
facilities (e.g. Government, institution or community (GIC), social welfare and
recreational facilities and wet market), educational facilities (e.g. tertiary
institution/international school), and better transport linkage and network in Tung
Chung. The newly planned GIC facilities should be easily accessible by the
locals.

DRAFT RECOMMENDED OUTLINE DEVELOPMENT PLANS

5. Having regard to the public comments received, planning and engineering

considerations and departmental advice, a preferred scheme has been drawn up to provide the
basis for formulating the draft RODPs for TCE and TCW respectively. The majority of the
public comments support a balanced development approach for the new town extension and
there is support for both “Theme 1 – Livable Town” and “Theme 2 – Economic Vibrancy” for
TCE in that population increase should be supported by corresponding economic and job
opportunities. Theme 2 has been adopted as the basis for a hybrid approach as a preferred
scheme to formulate the RODP for TCE. The development potential of TCE has been
optimized through revision of the plot ratio (PR) and layout of the residential area. For TCW,
the originally proposed 14 ha reclamation in Tung Chung Bay will not be further pursued.

Planning and Design Concepts

6. The draft RODPs have been formulated based on the following urban design
framework:

“Gateway” to Hong Kong

(a) Tung Chung’s visual prominence in an area where three major access points to
Hong Kong converge presents an opportunity to create an inspiring and lasting
image that represents the city’s urban identity to the world. Development of Tung
Chung’s waterfront will be fundamental in establishing a unique and memorable
character for TCNT to be enjoyed by residents and visitors alike.

Transport Oriented Development (TOD)

(b) To capitalize on the development opportunities presented by major new public

transport links to the territory and also within Tung Chung itself, the concept of
TOD is adopted to create highly concentrated activity hubs and population in close
proximity to the two proposed railway stations. Adjacent to the proposed railway
station in TCE will be a “Metro Core Area” intended to function as the key centre
for the entire TCE. The “Metro Core Area” will be developed as an integrated
development with housing, office and retail facilities.
 -4-

Comprehensive Connectivity

(c) Convenient physical mobility will be provided between residential areas and key
activity nodes. Comprehensive pedestrian networks incorporated into the linear
park system in TCE link up the “Metro Core Area” with the waterfront, the existing
TCNT and the key public facilities. Cycling networks are provided along the
waterfront promenade and within TCNTE. In TCW, new cycling routes will link
up the waterfront promenade and possibly eco-trails within Tung Chung Valley.
Cycle tracks together with cycle parks provided at waterfront promenade, major
GIC facilities and strategic locations etc. are to encourage the use of cycling in the
extension areas.

Integration and Compatible Built Form

(d) As an extension to the existing TCNT, new development seeks to maximize

integration with the existing built-form and to balance the need for new residential
developments with the natural features of the sites. A stepped height profile to
achieve integration between natural topography and existing built form has been
adopted. The height and density of the buildings descend from the mountain side/
existing new town towards the waterfront and the estuary of Tung Chung River.
Besides, open spaces and buildings are organized to form a number of view
corridors for visual relief and better ventilation. The Sustainable Building Design
Guidelines promulgated by the Buildings Department will be followed in order to
achieve the 20% to 30% Green Ratio target.

Planned Population, Housing Mix and Development Parameters

7. According to the draft RODPs, about 48,000 flats will be provided in TCNTE which
would accommodate a proposed population of about 140,000 persons. The major planning
parameters adopted in the draft RODPs are summarized as follows:

Table 1 (Population and Housing Mix):

Population
Proposed Population in the draft RODPs 1 About 140,000
Proposed Flat Number (about) TCE TCW Total
Subsidized Housing 25,000 5,000 30,000
Private Housing 15,000 3,000 18,000
Total 40,000 8,000 48,000
Housing Mix
Existing Ratio Proposed in draft RODPs Upon Full
in TCNT TCE TCW Total Development
Subsidized Housing 63% 62% 63% 62% 63%
Private Housing 37% 38% 37% 38% 37%

1
The proposed population of the TCNTE excludes the planned population for the existing TCNT. The planned population
of the existing TCNT is about 124,000.
 -5-

Table 2 (Land Use Budget and Plot Ratio):

Major Land Uses Remarks
Subsidized: about 28 ha Excluding “Metro Core Area”
Residential Private: about 39 ha Domestic Plot Ratio (PR): 0.75 to 6.5
Total: about 67 ha
Domestic PR: 6
Metro Core Area about 8 ha
Non-domestic PR: 2.5
Commercial about 9 ha Non-domestic PR: 3 to 9.5
GIC & Other
about 20 ha
Specified Uses
Including waterfront promenade, district open
Open Space about 47 ha
space, and Town Park*
Conservation Including “Coastal Protection Area”,
about 35 ha
Related Uses “Conservation Area” and “Green Belt” zones
Including “Village Type Development”,
Others about 49 ha
“Agriculture”, Roads and other uses
Total about 235 ha
* The Town Park also serves the existing population of TCNT.

Key Planning Features

8. The draft RODPs as shown on Plans 3 and 4 have the following key features:

Optimization of New Town Extension

(a) The sites near the proposed railway stations in TCE and TCW will have higher
PRs which are in line with the TOD concept. For TCE, the “Metro Core Area”
is intended to function as the key centre for the entire TCE and a total PR of 8.5
is proposed. For the proposed residential sites within 500m radius from the
proposed railway station at TCE, a domestic PR of 6.5 is proposed. For TCW,
two residential sites (with PRs of 5 and 6) and three small commercial sites
serving TCW (with PR of about 3) are proposed near the proposed railway
station at TCW and/or along Tung Chung Road to capitalize on their proximity
to or convenient access to the railway station.

Regional Commercial Hub

(b) The proposed commercial developments in TCE and the North Commercial
District (NCD) in HKIA have been planned to be complementary to each other.
With a comparative advantage due to its good accessibility to the city centre and
proximity to the residential developments, TCE provides an opportunity for the
development of a regional office node with a gross floor area (GFA) of
500,000m2 at the “Metro Core Area” and its surroundings.

(c) About 155,000m2 GFA will be provided for regional retail uses and 148,000m2
GFA for local retail uses in the extension areas. Capitalising on the
opportunities from a proposed marina at the waterfront of TCE, a hotel with a
GFA of 50,000m2 (about 1,000 rooms), and retail, dining and tourism-associated
facilities will be provided.
 -6-

(d) Including the jobs generated by local retails, it is estimated that more than
40,000 jobs would be created from the proposed commercial developments in
TCNTE areas.

Balance between Conservation and Development in TCW

(e) In response to the public concerns and to ensure that development is balanced
against environmental considerations, the originally proposed 14 ha reclamation
in Tung Chung Bay will not be further pursued.

(f) TCW is currently characterized by its rural and natural setting together with the
presence of a number of recognized villages. Due care has been exercised to
ensure that the development be balanced against environmental considerations.
Conservation related zonings such as “Conservation Area” (“CA”), “Coastal
Protection Area” (“CPA”) and “Green Belt” (“GB”) are proposed at various
locations, taking into account the ecological function and environmental
conditions of the areas.

(g) Development sites are identified in areas with more convenient accessibility to
the public transport and with less impact on the existing natural environment.
Scope for some low-rise low-density residential developments with PR of 0.75
and 1.5 will be allowed in land pockets in Tung Chung Valley. The existing
recognized villages are respected with the provision of appropriate “Village Type
Development” (“V”) zones.

Open Space, Greenery and Activity Nodes

(h) The landscape framework co-ordinates the proposed streetscapes, open space
system, Central Green, Town Park and waterfront promenade to create strong
linkages across the entire extension areas and towards the surrounding landscape
and existing urban area of TCNT. The Central Green is designed to form the
focus for the landscape framework for TCE to provide a signature, high quality
open space corridor through the heart of the development and is accessible to the
public. As part of a comprehensive circulation strategy, Linear Parks are
proposed to perform as both open space amenities and pedestrian routes.
Distinctive urban design features such as the public plaza in the “Metro Core
Area”, the Town Park and focal points/cultural plaza at waterfront promenade
are incorporated to also serve as focal nodes and event venues.

(i) To add vibrancy to the future waterfront of TCE and enhance its attraction, the
proposed marina is located to the north of the reclamation area, away from Tai
Ho Inlet. The proposed marina could also make use of the adjacent navigation
channel for more direct access. The number of berthing spaces would be
reduced to about 95 to provide appropriate size of the artificial bay for public
waterfront activities.

(j) Street vibrancy would be enhanced by directing retail and dining facilities along
pedestrian corridors and green walkways.
 -7-

Provision of Government, Institution or Community (GIC) Facilities

(k) Adequate community, social welfare, recreational and education facilities are
proposed in the draft RODPs in accordance with the requirements under the
Hong Kong Planning Standards and Guidelines (HKPSG) and departmental
requirements. A sports ground with 3 ha in area and land for tertiary education
use are also reserved. The GIC uses and supporting facilities have been
carefully planned and located such that they are easily accessible by local
residents in both TCE and TCW.

Transportation and Connectivity

(a) Two railway stations, one at TCE and the other at TCW, are proposed to serve
the extension areas. Public transport interchanges (PTIs) will be provided to
facilitate convenient transfer of various transport modes and enhancement of
internal circulation. In terms of road based transport, a section of the future
Road P1 between Tung Chung and Tai Ho will be constructed, forming a major
external highway connection for TCE. The road network is also designed to
minimize vehicular traffic going through the residential clusters.

(b) Comprehensive pedestrian network incorporated into the Linear Park system in
TCE will link up the “Metro Core Area” with the waterfront, the existing TCNT
and all the key public facilities. Cycling network along the waterfront
promenade and within the TCNTE areas will be provided. In TCW, new
cycling routes will link up the waterfront promenade and possibly eco-trails
within Tung Chung Valley.

9. Technical assessments on various aspects including traffic and transport, geotechnical

and natural terrain hazard, air ventilation, marine, drainage, sewerage, water supply and
utilities have been conducted. The findings of these assessments have confirmed that the
proposed developments under the draft RODPs are broadly feasible without insurmountable
planning and engineering problems. An Environmental Impact Assessment (EIA) study is
being carried out to address various environmental issues in accordance with the requirements
of the EIA Ordinance.

IMPLEMENTATION

10. To facilitate an early start of the next stage of the project, CEDD will undertake a
detailed engineering design consultancy after the completion of this Study. The required site
formation works, road works and infrastructure provisions will follow upon the completion of
the detailed study. Subject to completion of the required statutory and funding approval
procedures, the first phase of the site formation, reclamation and infrastructure works are
anticipated to commence in 2017. The first population intake will be around Year 2023.

11. PlanD will prepare the statutory plans for submission to TPB upon finalization of the
RODPs to tie in with the implementation programme.
 -8-

PUBLIC ENGAGEMENT PROGRAMME

12. PE3 has been launched since 15 August 2014 for about two and a half months until 31
October 2014 to seek public comments on the draft RODPs. Briefing sessions have been
arranged to consult relevant statutory/advisory bodies, including the Islands District Council
and Tung Chung Rural Committee, Lantau Development Advisory Committee and the
Legislative Council Panel on Development during the PE3 period. Focus group meetings
have been organized to collect views from community groups. A public forum will be held
on 11 October 2014. Roving exhibitions have be arranged at different locations during the
PE period. To facilitate the public in giving their comments on the Study, a Public
Engagement Digest (Appendix 1) is provided. All relevant information on the Study is
available at the Study webpage at http://www.tung-chung.hk.

13. The public views received from PE3 will be taken into account in refining the
recommended development proposals before finalizing the Study.

ADVICE SOUGHT

14. Members are invited to offer views on the draft RODPs at Plans 3 and 4 for the Study.

ATTACHMENTS

Plan 1 Initial Land Use Options in Tung Chung East

Plan 2 Initial Land Use Option in Tung Chung West
Plan 3 Draft Recommended Outline Development Plan for Tung Chung East
Plan 4 Draft Recommended Outline Development Plan for Tung Chung West
Appendix 1 Stage Three Public Engagement Digest

Planning Department
Civil Engineering and Development Department
SEPTEMBER 2014
United We Build Tung Chung

You may share your opinions and find out more at

http://www.tung-chung.hk

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Development Department on the “Tung Chung New Town Extension Study” shall be deemed to have given consent to the Planning Department
or the Civil Engineering and Development Department to partially or wholly publish the comments and suggestions (including the names of the
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Contents Study Overview Planning Features
Overview of Stage 2
Public Engagement

4 6
Vision and Planning
Principles
8 Draft Recommended
Outline Development Plan
10 16
Technical Assessments, Implementation Public Engagement
& Way Forward

26 27
 Study Overview
Tung Chung East
Airport Planning Area
Study Flow

Background of the Study Existing Tung Chung

Town Centre
2012 Stage 1 Public Engagement

In January 2012, the Planning Department (PlanD) and the Civil Engineering and Development Baseline review study
Department (CEDD) have jointly commissioned the Tung Chung New Town Extension Study (the Study), Proposed
to identify development potentials and opportunities in Tung Chung. The overall objective of the Study Reclamation
Tung Chung West
is to extend Tung Chung into a distinct community and propose a development plan which can meet Area
Planning Area
housing, social, economic, environmental and local needs. Stage 2 Public Engagement

Public Engagement
Establish planning principles
We are
here

Stage 3 Public Engagement

Stage 1 and Stage 2 Public Engagement were completed
in mid-2012 and mid-2013 respectively, to understand
public aspirations for Tung Chung extension and collect Formulate initial land use options
their views on initial land use options. Taking into account
the views from the public and different stakeholders,
planning principles and vision, as well as findings from
technical assessments, we have formulated the draft
Recommended Outline Development Plan for discussion
in the Stage 3 Public Engagement.
2013 2014

Analyse the comments from Stage 2 Public Engagement

Formulate the draft Recommended
Outline Development Plan
Assimilate the planning and engineering considerations

Carry out technical assessments

4 United We Build Tung Chung 5

 Overview of Stage 2 Land Use and Urban Design
Public Engagement Economic Development
Adopt sustainable urban design to
Provide more diversified job integrate with the surroundings, and
opportunities create a pleasant living environment

Adjust the location and scale

of the marina
Capitalise on the opportunities derived
from nearby strategic infrastructure and
development, to formulate an optimal economic
and commercial development scheme

Stage 2 Public Engagement was conducted from May to July in 2013. We have received New development near Shek Mun Kap
to be compatible with the surrounding
environment
Support tourism
generally agreed that the New Town extension should be implemented as soon as possible.
development
They also expressed their views on development needs, economic development, ecology,
Optimise land uses
environment and cultural heritage, connectivity, land use and urban design, etc. All comments
of rural areas
received were compiled and analysed, which form the basis for the formulation of the draft
Recommended Outline Development Plan.

Optimise economic and

commercial potential
Development Needs
http://www.tung-chung.hk/
The Stage 2 Public Engagement Report summarising the public comments
received and Study Team’s responses is available at the study website
Implement the New Develop housing, economy and http://www.tung-chung.hk/
Town extension in a tourism in parallel
comprehensive manner

Connectivity

Ecology, Environment
and Cultural Heritage
Provide appropriate ratio of
public and private housing Enhance internal and external connectivity
Support preservation of
Support the provision of additional historic buildings for Tung Chung to ensure sufficient capacity
Government, Institution or in the future transportation system
Community facilities, for example,
Object to the proposed 14 hectares
appropriate educational facilities
reclamation off Ma Wan Chung in
Tung Chung West
Support the construction
of new railway stations

Support the designation of conservation

Develop a comprehensive
area along Tung Chung River to protect
Respect recognised villages cycle track network
the ecology in the vicinity of Tung Chung
River and Tung Chung Bay

6 United We Build Tung Chung 7

 Vision and Planning
Principles Key Considerations
Taking into account the public views from Stage 2 Public Engagement, planning and engineering
considerations, as well as technical assessments, here are the key considerations for Tung
Chung New Town extension:

Careful consideration of reclamation extent

Considering the keen demand for land as well as the lower ecological value of the Tung Chung
Vision Bay area near Ma Wan Chung, reclamation of 14 hectares was proposed in the initial land use
options at Stage 2 Public Engagement. However, to allay the public concern, we have decided
not to have reclamation at that area.

Planning Principles Balance between village development and

preservation of natural environment

The land use of the area in the vicinity of the existing villages in Tung Chung West is the subject
of much controversy. In order to balance the aspirations of villagers for sustainable development
and the expectations of green groups for ecology preservation along Tung Chung River, a
30-metre buffer zone on both sides of Tung Chung River will be used for conservation purpose,
and the fallow land between villages will be used for low density rural residential development.

Provide appropriate housing mix to address Improve internal and external connections, Provide balanced allocation of community
different housing needs and extend the railway line to Tung Chung facilities and open space, for enhancing
The public expect a wide variety of job opportunities. Hence, a significant increase in gross floor
West the quality of living of residents
area for commercial development, including offices, retails, hotels and marina, is proposed to
create various job opportunities. Other development projects in the surroundings will also bring
more jobs to Tung Chung.

Compatible with existing resources and environment

Boost economic development and create

more job opportunities with a wide range Adopt sustainable urban design and Preserve ecology and heritage, and To address the public concern over the living standard as a result of increasing population
of positions development options that are compatible develop the New Town with historical and and residential density, height of the new developments will be compatible with the existing
with the surroundings natural attractions buildings. In addition, the proposed development density and land uses of the neighbouring
area of the temple at Shek Mun Kap have been adjusted to ensure compatibility between future
development and existing land use.

8 United We Build Tung Chung 9

 N
0 200 400 600 800m
Tung Chung Estimated Increase Tung Chung West Tung Chung East Proposed No. of Flats 38% (18,000) 62% (30,000)
Draft Recommended Outline West in Population
Development Plan About 23,000 About117,000 48,000 Private Housing Subsidised Housing

Town Park

Land Uses Residential Commercial Agriculture TOTAL

Comprehensive Open Village Type Coastal Conservation Green Roads
Development Government, Space Development Protection Area Belt and Others
Area Institution or Area
Community and
Sports Centre

The total area of Tung Chung New Town extension is over 8 67 9 20 47 15 5 5 13 17 29 235
200 hectares, approximately 120 hectares of which derived Approx. 3% 29% 4% 9% 20% 6% 2% 2% 6% 7% 12% 100%
from reclamation are for Tung Chung East extension. Area (ha)
Reclamation of about 9 hectares will also be needed for the *Reclamation for Road P1 is not included
proposed Road P1 (Tung Chung - Tai Ho Section). In addition
to road construction, the remaining land may be reserved for Clinic / Health Centre North Lantau Hospital
providing recreational facilities (for example, cycle park) and Yat Tung Estate 0 100 200 Tung Chung
other possible uses. To allay the public concern, the Tung Proposed Road P1 (Tung East
Chung West extension will not involve reclamation works. ad Chung - Tai Ho Section) Sports Centre
Ro
ng
Tu
Yu
Legend
Proposed Tung Chung West
RS Railway Station
Residential Subsidised Housing (Plot Ratios 5-6.5)
Proposed Tai Ho Sports Ground
R1 Interchange
Residential 1 (Plot Ratio 6.5)
Sheung Ling Pei
R2
Residential 2 (Plot Ratios 4-5)
Proposed Reclamation Tertiary Institutes and
R3 Area 39 PRH Area Other School Uses
Residential 3 (Plot Ratios 1.5-3.5)

R4 Police Married
Residential 4 (Plot Ratio 0.75)
Sewage Pumping Station Quarters
G RO
Government Regional Open Space

V Fire Station
E
Educational Village Type Development

CA Salt Water
OU Conservation Area Pumping Station
CPA
CDA Coastal Protection Area
Comprehensive
Development Area
AGR
Agriculture
IC
Institution and Airport
Community GB Police Station Tai Ho Wan
Green Belt Sewage Pumping
C Station
Commercial A
Amenity Tung Chung Tung Chung
DO
District Open Space RD East Proposed Tung Chung East Connect to the Proposed Road P1
Proposed Road
Railway Station (Tung Chung - Tai Ho Section)
NBA Area 56 PRH
Non-Building Area Sports Centre
Maximum Building Height
Polder Sewage Pumping Station
Local Commercial (in m above PD) Clinic / Health Centre
Podium N
0 200 400 600 800m
Tung Chung Refuse Collection Point
Public Transport Maximum Building Height West Caribbean Coast
Interchange (in storeys)

10 United We Build Tung Chung 11

 Waterfront Park
N Proposed
0 200 400 600 800m
Reclamation
Draft Recommended Outline Central Green Area
Connectivity
Development Plan

Urban Design Framework

Airport
Transport Oriented Development (TOD) Proposed Tai Ho
Interchange

With the nearby infrastructure projects, proposed

Area near the railway station will adopt a higher railway stations and transportation interchange,
Metro Core Area external connectivity for Tung Chung will be further
development density to take advantage of the
convenient transportation network. enhanced.

Proposed Road P1 Proposed Road P1 (Tung Chung - Tai Ho Section)

Proposed Tung Chung (Tung Chung - Tai Ho Section)
connecting Tung Chung East and North Lantau
East Railway Station
Highway at the Tai Ho Interchange will serve as an
additional external transport link.
Metro Core Area Existing Tung Chung
Town Centre Connecting Tung Chung East and Extended railway line, cycle track and pedestrian
North Lantau Highway to ease facilities will also provide easier access within Tung
future traffic demand Chung.
Tung Chung Battery
Adjacent to the proposed Tung Chung East railway Tung Chung
station will be a Metro Core Area, which will serve as an Railway Station
integrated development with housing, office and retail
Breezeway / View Corridor
facilities.
Town Park

High Low
Open spaces and buildings are organised to form a number
Legend Residential Development Intensity Hau Wong Temple of view corridors for visual relief and better ventilation.

Government, Institution or
Community Facilities
Tung Chung West Tung Chung East

Commercial Area / Street Shops Proposed Tung Chung

West Railway Station

Open Space Network

Tung Chung Fort

Breezeway / View Corridor

Yat Tung Estate

Focal Point

Village Type Development

Cultural Heritage Prajna Dhyana Temple

Waterfront Park
Conservation Corridor Lo Hon Monastery
This rendering is indicative only This rendering is indicative only
Shek Mun Kap
12 United We Build Tung Chung Entrance Gate 13
 N N
0 200 400 600 800m 0 200 400 600 800m
Tung Chung Tung Chung

B
Draft Recommended Outline West East

C
Development Plan
Waterfront Park

Master Layout Plan and Landscape Design Plan Tung Chung Battery

Town Park

C C’

Greenery Walkways
Waterfront Park Greenery Walkway
Tung Chung River

Tung Chung River

North Lantau Hospital

Waterfront
A A’
Yat Tung Estate Promenade
Central Green
Greenery Walkways
Mok Ka Low Density Buildings High Density Buildings

Area 39 PRH Proposed Tung Chung

Tung Chung Battery West Railway Station

B B’
Area 39 PRH
Yat Tung Estate Shek Lau Po Shek Mun Area 56 PRH

C’
Kap Area 54
Area 55 Proposed Tung Chung
Residential Use
Residential Use East Railway Station
Area 53a
Hotel Use

Caribbean Coast

Shek Lau Po
Airport
Green Ratio
Achieving integration between natural topography and existing
built form, the New Town extension will adopt stepped height
Tung Chung Tung Chung
East
while taking advantage of the nearby railway station and adopting A A’
higher domestic Plot Ratios 5 to 6.5.
Mok Ka We will follow the Sustainable Building Design Guidelines,
The height and density of the buildings descend towards the in order to achieve the 20% to 30% Green Ratio target.
waterfront. The rural residential area near the estuary of Tung
Shek Mun Kap
Chung River will adopt domestic Plot Ratios 0.75 to 1.5, in order
Tung Chung
to preserve the rural environment. West
B’

This rendering is indicative only

14 United We Build Tung Chung 15

 Planning Features

Living Environment and Lifestyle 1 Town Park

Tung Chung Bay

Walk through the Central Green

Central Green

Preserve the rural character of Tung Chung Valley Hau Wong Temple

Waterfront Promenade
At the centre of the reclamation area is the Central Green, an open space
which enhances linkage between the pedestrian facilities on the ground level.

built in the form of underpass. Metro Core Area

The Central Green and greenery walkways link up the open space and
To preserve the rural character and features of the Tung Chung Valley, areas amongst villages
pedestrian facilities, as well as connect the Metro Core Area near the railway Central Green and Greenery Walkways
are proposed for low density residential development. The coastal areas of Tung Chung Bay
station, residential area, waterfront promenade and the existing Tung Chung
and both banks along Tung Chung River will be designated for conservation related uses.
Town Centre.
Waterfront area opposite to Hau Wong Temple will be reserved for district open space, ensuring Tung Chung River
visual openness.

Open Space and

Amenity Area

Conservation Related Area

This rendering is indicative only This rendering is indicative only

16 United We Build Tung Chung 17

 Planning Features

Living Environment and Lifestyle 1 Planned religious use and / or

other Government, Institution
or Community uses

Planned town hall / cultural

More recreational and sports facilities

complex and / or other

Street vibrancy Government, Institution or
Community uses
Planned public transport interchange A standard sports ground of 3 hectares is introduced at waterfront area in Tung
with potential top-side Government, Chung East, for everyday usage by residents or for practices and competitions.
Institution or Community development
More indoor sports centres and outdoor recreational facilities are provided.

Planned sports centre / community hall

and / or other Government, Institution or
Street vibrancy can be enhanced by directing retails and dining as well as Community uses
everyday lives to the street level, which allows more choices for residents.

It is suggested to link up the new Tung Chung East railway station and Local Commercial Activities / Street Shops
waterfront promenade with greenery walkways, combined with shops and
dining. Government, Institution or Community Facilities

therefore reviewed the demand projections for primary and secondary schools,
with consideration to reserve some educational areas for tertiary institutes and
other school uses.

Provide Government, Institution or

Community facilities

Land is reserved for Government, Institution or Community facilities such as clinics

in consideration of the local needs after Tung Chung New Town extension, ensuring

This rendering is indicative only

18 United We Build Tung Chung 19

 Planning Features

Commercial Development and Jobs 2 Development of the Hong Kong Boundary Crossing
Facilities of the Hong Kong-Zhuhai-Macau Bridge
Planning Features

Metro Core Area

In the vicinity of the new Tung Chung East railway station will be an integrated development area
Job Opportunities

New
Boundary Town extension is expected to create an additional sum of approximately
Crossing Facilities of the Hong Kong-Zhuhai-Macau Bridge occupies an area of approximately district. 40,000 job opportunities. The variety of employment can also cater for the
130 hectares. The Government is studying its feasibility to accommodate shopping, dining,
entertainment and hotel facilities as well as the opportunities for other industries. Detailed
When planning the commercial activities for Tung Chung New Town extension, Regional Office Node
study will be conducted in order to take advantage of the “Bridgehead Economy”. ultimately encouraging employment within the district.
we should take into account other development projects on Lantau, which include the
Hong Kong Boundary Crossing Facilities of the Hong Kong-Zhuhai-Macau Bridge,
the North Commercial District as well as convention and exhibition facilities at the
Hong Kong International Airport, to achieve optimal coordination and collaboration
The commercial activities on Lantau are currently focusing on retailing, entertainment and hotel,
Commercial Forecast of Job Nature
and in turn provide more job opportunities with variety for Tung Chung residents. Facilities Gross Floor
Area (sq.m.)

Hong Kong Disneyland metres, in order to capture the opportunities derived from the Hong Kong-Zhuhai-Macau Bridge.
Retail Retail service
(Local)
Pearl River Delta West, fostering Tung Chung into a regional business hub.
The Hong Kong Disneyland is expanding within
North Commercial District (NCD) of the Airport the Phase 1 site.
Regional and Local Retail (Regional)

Office
Located next to Terminal 2, the NCD occupies a development area of Apart from the regional retailing facilities at the Metro Core Area, we will encourage street shops Office work, professional
approximately 10 hectares. The Airport Authority Hong Kong is formulating Sunny Bay and will provide local retailing services to meet the needs of local daily life. service, management, property
a Master Layout Plan for the NCD, with key focus on hotel and retail management, etc.
developments. Waterfront Entertainment
Sunny Bay
Railway Station Hotel
(Around 1000 rooms)
Hotel management, tourism,
Airport Three-Runway
System service, dining, facilities
Capitalising on the opportunities from the marina at the waterfront, optimal amount of hotel,
management, etc.
retailing, dining and tourism-associated facilities will be provided.

Siu Ho Wan
AsiaWorld-Expo Airport Disneyland Resort
Railway Station Railway Station
AsiaWorld-Expo
Railway Station

Tung Chung
East Lantau
Metropolis
Other development areas being or to be studied
Tung Chung include Sunny Bay, Siu Ho Wan and East Lantau
Railway Station Metropolis.
Citygate Outlets

Ngong Ping Village

Development Projects in the Vicinity
of Lantau
20 United We Build Tung Chung This rendering is indicative only 21
 3
海濱餐飲 海濱公園
Waterfront Dining 4 Waterfront Park Waterfront Promenade 4

Planning Features 遊艇停泊處 Cycle Track Waterfront Entertainment

機場 Marina
Airport
Leisure Activities & Natural Environment

ade
en
Pr 廊
om
ont 長
運動場

rfr 濱
單車徑 ck 中央綠園 Sports Ground

te 海
Cycle Tra Central Green The marina will revitalise the coastline, creating consumer activities and job
opportunities. The proposed number of berths will be reduced to around 95

Wa
5 to allay the public concern. Along the waterfront near the marina, dining and

With Tung Chung extension, we expect to introduce more recreational facilities, as facilities and the outdoor plaza, the waterfront will become one of the busiest
well as optimise existing cultural heritage and natural resources. We will also count spots.
on the integrated network connecting both old and new destinations to transform
Tung Chung into a distinct and blossoming community welcomed by residents and
tourists.
海濱長廊
1 7
Waterfr Promenade
ont
Reduce Reclamation

市鎮公園
Town Park 昂坪360
Ngong Ping 360
With earnest demand for land, the north of Ma Wan Chung, the area with
relatively low ecological value, was proposed for reclamation. However, in the 5
Stage 2 Public Engagement, most of the opinions were against this option. 1
Having studied the public views, we have decided to drop the reclamation Leisure Waterfront Walk
possibility. 6
2
東涌小炮台
2 Tung Chung Battery
市鎮公園
Town Park Town Park
泥灘 Towards the west of the Waterfront Entertainment
Mud Flat Area is the long waterfront promenade, which
serves as leisure walkway and jogging track for
3 residents. The waterfront promenade will extend
along the coastline of Tung Chung and become
The natural terrain of the Town Park will be easily accessible through
pedestrian facilities, which enhances utilisation of the natural resources. destinations.
Tung Chung residents can then enjoy the sea view up there. They can also This rendering is indicative only
visit the declared monument Tung Chung Battery in the park.

6
3 運動中心
Sports Centre 7
馬灣涌 Chung Featured Ma Wan Chung
Nature View
Ma Wan Joyful Cycling

Tung Chung Bay and Tung Chung River possess high ecological value Chung Village should be preserved. Residents and tourists can enjoy its
A comprehensive network of cycle track along the waterfront promenade
ambience and delicious seafood. Parking facilities will be provided and
ecological tours that allow more contact with the nature. It is suggested to and walkways, connecting most of the leisure facilities, cultural heritage
improvement works will be carried out in order to support the revitalisation
recover the natural outlook of the channelised section of Tung Chung River, and natural destinations in Tung Chung, allows safe and joyful cycling, and
of Ma Wan Chung Village.
ensuring better integration with the surroundings. 侯王宮 enhances the connectivity within Tung Chung.
Hau Wong Te
mpl e
22 United We Build Tung Chung 23
 4
Proposed Road P1
(Tung Chung - Tai Ho Section)
N
0 200 400 600 800m
Planning Features
Connecting Tung Chung East and North
Transportation and Connectivity
Tung Chung East
demand. Reclamation of about
Planning Area 9 hectares will be needed.

External connectivity Airport

Propose to provide two railway stations and connect with the other territories Proposed Tai Ho
through mass transit; existing Tung Chung Line’s design capacity can accommodate the Interchange
planned population as revealed in technical assessments

Proposed Tung Chung

Tai Ho Interchange and the proposed Road P1 (Tung Chung - Tai Ho Section) East Railway Station

Existing Tung Chung

Legend
Public Transport Interchanges to be provided for facilitating the interchange between Town Centre

Existing Pedestrian Route

Tung Chung
Encourage employment within the district to lessen demand on cross-district Railway Station
transportation Internal connectivity Proposed Pedestrian Route

Provide roads to connect the extension area to existing Town Centre Existing Cycle Track

Extend the roads to Tung Chung West to provide easier access Proposed Cycle Track
for residents

Proposed Tung Chung Existing Road

West Railway Station

Cycle track and pedestrian facilities Proposed Road

P1
Tung Chung West Proposed Road P1

Provide a comprehensive network of cycle track connecting the whole Tung Planning Area
Chung New Town for leisure and everyday commuting 500
500m Radius from Railway Station

Pedestrian facilities integrated with open space to create comfortable

walkways Proposed Public Transport
Interchange

24 United We Build Tung Chung 25

 Technical Assessments, Implementation & Public Engagement
Way Forward You are cordially invited to participate in our Stage 3 Public Engagement activities and to provide your views on the draft Recommended
Outline Development Plan. You are welcome to send your views to the Planning Department or the Civil Engineering and Development
Department on or before 31 October 2014.

Technical Assessments Implementation

North Point
Tung Chung
Physical City Gallery, Central Government
MTR Station
Model Offices
Display

8 9 10
August September October

15 31 1 7 11 1415 34 10 11 17 20 31
Although the current planning has tried to minimise the impact on existing lot owners,
residents and occupants, land resumption will inevitably be required for the provision
of public road, infrastructure, housing and facilities. The associated land resumption
The Study Team has basically completed the technical assessment for the draft Recommended will be carried out under the prevailing mechanism. To ensure that the development of
Outline Development Plan (RODP). The assessment results demonstrate that the draft RODP Tung Chung West is carried out in accordance with the draft RODP in a well-coordinated
manner, we recommend to adopt the existing Land Resumption Policy (including the Roving
Lands Resumption Ordinance; the Roads (Works, Use and Compensation) Ordinance; Exhibition
Tung Chung Golden Ox Square Fu Tung Estate
increased population based on the technical assessment as well as consultation with relevant Mass Transit Railway (Land Resumption and Related Provisions) Ordinance, etc.) to ensure
Rural Committee Yat Tung Estate (near Sun Tung
Public Skyline Gateway
departments and MTRC. For civil works such as drainage, sewage, water supply, etc. measures timely development of the Project including synchronisation of various developments with Forum
House) (Open Plaza near
have been proposed in accordance with relevant standards and requirements. Particular focus provision of supporting infrastructure and public facilities. Coastal Skyline)

to the Tung Chung River. Air ventilation has also been assessed to ensure that good ventilation
is provided in all areas after development. Preliminary Environmental Assessment has been
undertaken which demonstrates that the environmental impacts during construction and
operation stages are within the acceptable range. Environmental Impact Assessment (EIA) is
now in progress to consolidate the various environmental assessments. Appropriate mitigation
measures will be provided to avoid adverse impact during construction and operation stages.
Planning Department Civil Engineering and 2-5pm
Way Forward Development Department
All engineering works will strictly comply with the requirements of the EIA Ordinance.
YMCA of Hong Kong Christian College
Address
2 Chung Yat Road, Tung Chung

Sai Kung and Islands District Hong Kong Island and Islands
Planning Office Development Office
You may take bus no.37, 38X or 38P at
15/F, Sha Tin Government Offices 13/F, North Point Government Offices
Tung Chung MTR Station to the venue
1 Sheung Wo Che Road 333 Java Road
Sha Tin, New Territories North Point, Hong Kong
The draft RODP formulated at this stage would serve as the development framework for
Yat Tung
views and aspirations collected during Stage 3 Public Engagement will be taken into 2158 6177 2231 4408 YMCA of Hong Kong Estate
Telephone Christian College
Yu Tung Road

2367 2976 2577 5040

Fax
Chung Yat Road
Soccer Pitch

N
tungchung@cedd.gov.hk
Email
For reference only

26 United We Build Tung Chung 27