Comments and Responses to the Stage 2 Public Consultation

1.1 General

Suggestions/Comments	Raised by	Responses
1.1.1 The planning principles adopted in preparing the three Initial Development Options are supported as the recreation and tourism potential of SENT can be fully developed without compromising the ecological, educational, cultural and aesthetic value of this unique area through appropriate planning and implementation.	H Lee	One of the main objectives of the Study is to strike an appropriate balance of conservation and development in the SENT sub-region. A Preferred Development Option capitalizing on merits of the Initial Development Options will be formulated.
1.1.2 The objective of the Study to: (i) improve the living environment and livelihood; (ii) increase population and create more job opportunities; and (iii) increase the attractiveness of Sai Kung to tourists and boost the tourism industry are supported.	K C Chan	Apart from these, the Study has also included objectives on conservation, heritage, etc.
1.1.3 The Study should aim to develop a model of well managed urban and rural development for the clear benefit of the growing population, the tourists (including the potential eco-tourism market) and the rich heritage of bio-diversity found in SENT.	R Muscroft	The Recommended Development Strategy to be prepared under this Study will aim to produce land use, tourism/recreation and landscape/conservation frameworks to balance the needs of different sectors.
1.1.4 The focus of the Study should be put on the upgrading of the existing facilities, maximising the recreational opportunities, improving the accessibility to the area while maintaining the natural environment and character of Sai Kung. Large-scale tourist developments including man-made recreational facilities and resort hotels for tourists would be undesirable.	TPB	One of the main objectives of the Study is to strike an appropriate balance of conservation and development in the SENT sub-region. The Preferred Development Option will focus on conserving natural and heritage resources and enhancing recreation facilities. The tourism/recreation proposals would need to be compatible with the natural setting of the area and to avoid over-urbanisation.
1.1.5 The sporadic developments and open storage scattered over Sai Kung area will destroy the "Garden" and restrict effective planning. This Study has initiated a comprehensive planning investigation, the results of which should be translated into statutory plans for regulating land uses.	S Wong	Agreed. One of the main objectives of sub-regional development strategies is to provide an overall planning framework to guide statutory planning and development control at district level. To strengthen this process, this Study has included the preparation of land use plans for early translation of sub-regional planning proposals into district town plans.
1.1.6 The Study should take into account of the long history of human settlement, heritage asset and natural scenery of the Sai Kung area as these would strengthen the area's uniqueness and thus enhance its attractiveness to visitors.	S F Ng	The natural landscape and heritage assets of SENT have been identified in the early stage of the Study. Some key proposals to enhance these assets have already been highlighted in the Initial Development Options. After assessments, the more beneficial elements of these options will be taken forward to formulate the hybrid/preferred option.
1.1.7 The proposed Initial Development Options should highlight the opportunity of education, research and high technology development in the Study Area. The Study should take a long term view on the area in formulating the Development Strategy.	C W Woo	HKUST, TKO Industrial Estate and TKO Area 137 are incumbent land use proposals. With the possibility of increasing interaction among these activity centres, this Study would look further into the connectivity between them to highlight the overall education, research and technology opportunity in SENT.
1.1.8 The Study should not take conservation, environmental protection and infrastructural constraint to advance the principle of protectionism. Land resources should be fully utilize to contribute to the greatest benefit of the community as well as to the visitors.	H K Shing Z Leung	The current Study has provided the opportunity for a comprehensive review of the different aspects of SENT, including landscape/conservation, tourism/recreation, infrastructure, etc. The review would help to provide more updated information and the Recommended Development Strategy, to be prepared, would provide a basis to balance the different attributes of the Study Area.
1.1.9 The Study should strike a balance between development and conservation. For example, more recreation development and associated road improvements would ruin the beauty of Sai Kung as better transport would bring in more transit population.	P Y Qian	To strike a balance between development and conservation is one of the objectives of the Study. Growth in visitors, demand on transport infrastructure, impact on natural environment and thus the overall attractiveness of SENT are subjects needed to be balanced in the process of formulating the Recommended Development Strategy, to ensure overall sustainability of the recommendations of the Study.
1.1.10 In shaping the long term development of Sai Kung, it should not base on the principle of economic benefit, including housing and tourism development. These activities would change the rural characteristics of Sai Kung.	D Cheng	Agreed. The needs to provide recreational opportunities and to conserve natural and cultural heritage are of equal importance.
1.1.11 Apart from the planning activities at strategic level, the Government should also rectify the existing problems such as garbage dumping, dilapidated road access, poor living condition, etc. in Sai Kung.	E Fung	General areas requiring rural upgrading and access improvement are identified. Housing development in the upgrading area may be required as an implementation incentive. All relevant departments are attentive to the livelihood of residents in Sai Kung, including environmental hygiene, public safety, traffic and transport issues, and recreation and cultural developments. Concerned departments will take action and devise measures to improve the living environment and enhance the quality of life as appropriate and necessary.

1.2 Environment

Suggestions/Comments	Raised by	Responses
1.2.1 This area is widely accepted as the back garden of HK and the beauty of which should be retained. The role of Sai Kung and SENT in HK should be clearly defined.	R Nissim	Agreed. The vision to promote the SENT as the Leisure Garden of HK is well recognised in the study process.
1.2.2 The planning principle to "maintain the natural setting, ecology and heritage" is supported as it would give due recognition of the natural value in SENT.	J Hui	Environmental sustainability is one of the key criteria in shaping the preferred option/strategy.
1.2.3 The Study should take into account of environmental sustainability in formulating the Development Strategy.	R Muscroft	The Recommended Development Strategy to be prepared under this Study will aim to produce land use, tourism/recreation and landscape/conservation frameworks to balance the needs of different sectors.
1.2.4 In order to maintain the attractiveness of the natural environment of Sai Kung, area of genuine conservation value should be designated and any development which is not compatible to the conservation objectives should be forbidden.	D Wong	Agreed. This will remain as the guiding principle in preparing the landscape/conservation and Tourism/Recreation Frameworks.

1.3 Local Interest

Suggestions/Comments	Raised by	Responses
1.3.1 The Study should take into account the livelihood and aspiration of the local villagers and their village rights.	D Wong K S Cham HKIREA	Information on recognised villages has been collected as input to the Study to ensure the rights of indigenous villagers are duly respected. The traditional lifestyles of the villages and local festivals would strengthen the rural characteristic of SENT and thus its overall attractiveness.
1.3.2 Land development is subject to planning, land administration and building controls. In deriving the development strategy, it should give due recognition to the existing development right of the land owners.	E Yew	Development right of landowners has been taken into account in formulating the development options. It will be taken as one of the major consideration in tackling the implementation issue.
1.3.3 Before private land is designated for conservation purpose, it should be justified by technical assessments. Alternatively, land owners should be encouraged to develop their land for compatible uses, such as eco-tourism, heritage tourism, horticulture research and exhibition.	S Wong	Land use designations are proposed after giving due consideration to their implications on traffic, engineering, environment, landscape and implementation aspects. Land status is among these considerations.
1.3.4 Small house entitlement for indigenous villagers should be discontinued. In future more effort should be made in the management and control of existing villages.	K T Fong	Review of Small House Policy is not within the purview of this Study. All existing and planned villages within the Study Area are respected in formulating the Preferred Development Option.
1.3.5 Landowners should be compensated for land zoned for conservation purposes or affected indirectly by infrastructural projects.	H K Lau	Compensation is beyond the scope of this Study.
1.3.6 The Government should respect the right of land owners. They should be given the opportunity for surrender and regrant of their landholdings because it takes long years to amalgamate the relevant lots to comply land uses zoning under the statutory plans.	S Wong	Whilst land administration procedure is not an area to be examined in this Study, it is understood that channel for application of land exchange is always available.

1.4 Economy

Suggestions/Comments	Raised by	Responses
1.4.1 Despite the objective on tourism to boost local economy, it may be inappropriate to bring in large-scale projects to the Sai Kung area. Horticulture market, seafood restaurant, heritage corridor, etc. are the more suitable tourist projects which could reflect the local character.	J Hui	The Tourism/Recreation Framework being prepared will capitalise on the existing attractions of SENT. Where appropriate, proposals for enhancement will also be made in increase attractiveness. These aim to strengthen the local characteristic than to introduce a new planning theme for SENT.

2. STUDY BOUNDARY

Suggestions/Comments	Raised by	Responses
2.1 The Study Area should also include Tolo Harbour so that the natural resources of the whole area would be fully explored.	H T Tsui W K Yau	Tolo Harbour has been included as part of the NENT sub-region. This Study has, however, included the northern part of Sai Kung East Country Park as an Area of Concern so that conservation issues could be highlighted.
2.2 The Study Area should be extended to cover the northern part of SENT covering Hoi Ha and Yung Shue O in order to achieve a better integration with the development strategy.	TPB	Though not within the Study Area boundary, the area to the north of the Study Area had been taken into account in the Study, as an Area of Concern. Also see response under paragraph 2.1.
2.3 In view of its new town characteristics for high-density housing development, TKO should be excluded from this Study. This would leave the Sai Kung area to focus on conservation, recreation and tourism development.	S Lo	In term of planning theme, there is a clear difference between TKO and the rest of Sai Kung area. However, with the gradual implementation of the new town programme, this Study is well positioned to examine the interface issues between the new town and its hinterland.

3. POPULATION AND EMPLOYMENT

3.1 Population

Suggestions/Comments	Raised by	Responses
3.1.1 The level of the residential development should be maintained at the current level because additional population intake would impose on infrastructure and transport capacities and, thus, restraining recreation and tourism development opportunities.	H Lee	This Study is tasked to conduct a comprehensive review of the relevant aspects, e.g. landsacpe/conservation, traffic/transport, infrastructure, housing demand, etc. in establishing the long term population level for SENT. The need for population growth and the opportunity tourism/recreation will be balanced in the context of the Recommended Development Strategy to be formulated under this Study.
3.1.2 Population target should be specified for each options as it would affect community and infrastructural demand.	B Ho	Apart from the strategic considerations, the population level of the Study Area would be estimated through a bottom-up approach, taking account of the carrying capacity of the infrastructure and community facilities.
3.1.3 The number of visitors and tourists to SENT should be assessed as they would require extra services, facilities and infrastructures.	M Chiang P Y Qian	Preliminary estimates on visitors and tourists have been prepared which will be fine-tuned in the process of formulating the Preferred Development Option.
3.1.4 With a better understanding of the population ceiling, the Study should target at accommodating population with minimal infrastructural facilities. The consultation documents should provide more details on the population build up.	W T Hung	To optimize the provision of infrastructural facilities is indeed one of the development principles adopted in preparing the Initial Development Options and recommended strategy.
3.1.5 The capacity of the environment should be taken into consideration in assessing the population level.	P Y Qian	An Environmental Assessment will be conducted on the Preferred Development Option before proceeding to the preparation of the Recommended Development Strategy.
3.1.6 A middle range of population level should be pursued as the strategy would make allowance for future village expansion.	J Hui	Existing village zone and village environ have been taken into account in formulating the preliminary land use framework. The population growth of these areas would be reflected in the overall population estimates.

3.2 Employment

Suggestions/Comments	Raised by	Responses
3.2.1 While the fishing activities and relating business is declining, the Study should explore development potential of outlying islands in order to create new employment opportunities to benefit the boating business.	L H Cheung	The Initial Development Options have highlighted Kau Sai Chau South for golf course extension and Tung Lung Chau for country park extension. Island hopping tours have also been recommended to capitalize the recreation and tourism potential of other outlying islands.
3.2.2 Provision of industrial land in Sai Kung should be considered in order to provide employment opportunities to the local population.	H K Lau	Industrial use is considered not compatible with the development character and natural environment of the region. Indeed, industrial sites have been set aside in TKO, including the TKO Industrial Estate.

4. DEVELOPMENT OPTIONS

4.1 General

Suggestions/Comments	Raised by	Responses
4.1.1 In assessing the three Initial Development Options, they should not be taken as mutually exclusive. Some of the proposed components are, in fact, complimentary to one another.	TPB S F Ng J Hui S Lo H Lee S Wong	The three Initial Development Options will undergo an evaluation exercise where beneficial components will be identified and taken forward for the preparation of the Preferred Development Option. These components will be subject to further technical assessments before establishing their acceptability in the context of the overall strategy.
4.1.2 In deriving the "preferred" development option, it is important to uphold a principle that the beneficial components from any of the Initial Development Options could be refined, reshuffled or combined.	S F Ng	Noted and agreed. See responses in paragraph 4.1.1.
4.1.3 Protection of natural landscape and heritage resources and enhancing recreational facilities as outlined in Options 1 and 2 should be taken as common elements in the Development Strategy. On this basis, Option 3 should be adopted as a long-term target to promote tourism.	S F Ng	The Preferred Development Option will focus on conserving natural and heritage resources and enhancing recreational facilities. Beneficial components in Option 3 will be extracted in developing the Preferred Development Option.
4.1.4 Option 3 should be adopted to suit the long-term growth of HK, but at the same time preserve as far as possible the natural environment.	S Wong	Noted. Please refer to responses under paragraph 4.1.1 and 4.1.3.
4.1.5 The three Initial Development Options should represent three stages of development in SENT. There should be only one option where upgrading to be undertaken in the short term, provision of more recreational facilities in the medium term and full tourism development and low density housing provision in the long term.	S Lo	The Preferred Development Option will be a hybrid option based on merits of the three options. Many proposals are subject to resources availability and development priority that they may not be implemented along the scenarios as posed by the commentor.
4.1.6 The three Initial Development Options are prepared along conventional planning thinking that they do not reflect the strategic role of Sai Kung. As Sai Kung is the leisure garden for HK residents, the Options should aim to achieve this objective. Besides, the area also has potential to be developed as one of HK's tourist attraction.	D Wong	The role of Sai Kung as the "Leisure Garden" of HK was brought up at the first stage of public consultation. This role was well received by the community and has been adopted as overall principle in the preparing the development options and later the development strategy.
4.1.7 The Preferred Development Option could be a mix of conservation proposals in Option 1, educational facilities in Option 2 and tourism proposals in Option 3. Apart from the key projects as proposed, other elements of tourist attractions in Sai Kung, like seafood, horticulture, history of Sai Kung, etc should be explored.	J Hui	Noted. Please refer to responses under paragraph 4.1.1 and 4.1.3.
4.1.8 Tourism development should be encouraged in suitable areas while in other areas, conservation and recreation objectives should take precedence. The three development themes should be considered and allowed for in the appropriate places within SENT in any single option.	E Lau	Agreed. Merits of the three options are reflected in the hybrid option. Please refer to responses under paragraph 4.1.1 and 4.1.3
4.1.9 Conservation and tourism efforts should not be mutually exclusive and synergy between the two should be maximized in formulating the Preferred Development Option.	C Y Lam	Noted. Please refer to responses under paragraph 4.1.1 and 4.1.3.
4.1.10 The Study should considered new recreational facilities and tourist attractions near MOS in view of the future development of NENT and improvement of transport linkage to MOS.	S Chik	Noted. The Study has included the northern part of Sai Kung East Country Park as an "Area of Concern" to highlight the area's conservation and recreation potentials. For more detailed tourist/recreation projects in the MOS area, they should be explored under separate study.
4.1.11 The Study should investigate a fourth option on high quality residential development in SENT. The natural landscape and clean air make the sub-region an excellent area for residential development. There may be transport and infrastructural capacity constraint but it should not prevent the search for suitable housing site to meet long term need.	W H C Wan	Housing requirements have been assessed in different stages of the Study. This component will be taken into account in formulating the preferred option/strategy.

5. OPTION 1 : CONSERVATION (UPGRADING)

5.1 General

Suggestions/Comments	Raised by	Responses
5.1.1 Areas of natural beauty or of scientific importance should be demarcated now and clearly set out that there are "no-go" areas under any circumstance.	P Wong	Noted and agreed. This Study has identified the areas of ecological interest, special areas and SSSIs, existing and proposed Country and Marine Parks, etc. as "no-go" areas. They will provide the foundation for the preparation of the Preferred Development Option.
5.1.2 The identification of "no-go" areas to cover areas of conservation importance is highly appreciated.	H Lee	Noted. See response under paragraph 5.1.1.
5.1.3 The development of the area should not disturb the beautiful scenery of the natural environment of Sai Kung.	TPB	All the three options emphasized on the enhancement of existing facilities, promoting tourist development and providing non-polluting recreation/leisure facilities with a view to preserving the natural environment of Sai Kung.
5.1.4 The HK Disneyland will transform NE Lantau into a new tourist and recreation centre of HK. Instead of competing with the similar types of developments, the Study should focus on the conservation scenario for SENT in order to preserve the existing characteristics.	CPC V Caplan K C Tang	Almost all conservation proposals in Option 1 have been taken forward for further assessment in the context of the Preferred Development Option. It will set an overall framework for incorporation of beneficial components from other options.
5.1.5 Country Park extension should cover the area with wide diversity of animal species in order to provide the relevant protection. Eco-tourism could be developed for those areas as well.	F Lock	Noted and agreed. Some relevant proposals have already been incorporated into the Initial Development Options for public consultation. Beneficial components will be brought forward for further technical assessments.
5.1.6 The coastline of SENT should be preserved as these are many unique geological feature not found elsewhere in HK.	W C Lau D Cheng	The eastern coastline in SENT has been included under the proposed Marine Conservation Area to highlight the need for conservation effort to protect the existing natural assets.
5.1.7 In order to protect the coastal area of SENT, the Government should designate a department to take care of cleaning and rubbish collection.	W K Yau	Implementation issues will be examined in the process of formulation of the recommended development strategy.
5.1.8 Development could co-exist with conservation under proper planning and co-ordination. The very stringent development control under conservation area would sterilize development potential and the improvement opportunities of local living environment.	M Chiang	The feasibility of co-existence of development and conservation area requires detailed impact assessments. Meanwhile, rural upgrading areas will be identified to improve locations warrant early attention.
5.1.9 Apart from passive preservation in Country Parks, conservation could be achieved by proactive measures, such as sensible management of natural resources, education and eco-tourism.	D Wong	Noted and agreed. It will be further considered in the Tourism/Recreation Framework.
5.1.10 Eco-tourism should be encouraged, so as to educate the public on protection of the nature. Studies on the ecology should also be encouraged.	CPC	The suggestion will be further considered in the Tourism/Recreation Framework.
5.1.11 Apart from the annual tree-planting activities, the concerned departments should consider to introduce extensive planting of flower trees in SENT to add to its beautiful landscape. Jin Island could be explored as pilot scheme to introduce a new life to the island.	S P Ng H Y Cheng	It will be further considered in formulating the Landscape and Conservation Framework.
5.1.12 While supporting Option 1, the following proposals in the other Options should be incorporated: promotion of marine research facility in area near HKUST for education and recreation a possible high-speed ferry service from Tseng Kwan O and Heng Fa Chuen to Sai Kung.	V Caplan	HKUST has been identified as a High-Technology Development Node to nurture education and research activities and offer new opportunity for` employment. However, high-speed ferry link between Sai Kung and urban area would only be proposed to serve visitors during holiday period rather than as a commuter service. This is to address the concerns on marine safety aspects and impact on marine ecology.

5.2 Country Park

Suggestions/Comments	Raised by	Responses
5.2.1 Offshore islands in the Study Area constitute some unique and fragile habitats, which are critical to the continued presence of a range of bird species in HK and should be protected from human disturbance by designation as Conservation Areas in the Recommended Development Strategy and not allowed for any development. Those islands include: Wong Nai Chau Wang Chau Basalt Island Jin Island Ping Min Chau Steep Island Town Island Bluff Island Bay Islet Shelter Island Trio Island The Ninepin Group	C Y Lam	These islands either have already been designated as country park or have been proposed by this Study as conservation/landscape protection area.
5.2.2 There is a need to balance conservation and development in the Study Area. The eastern part is definitely a place for conservation and any further development should be concentrated in existing activities centres such as Sai Kung and Ho Chung. Housing estates and resort houses should not be built anywhere to the east of Sai Kung.	CPC	Eastern Sai Kung is mainly covered by Country Park which are identified as "no-go" areas. This will provide the foundation for the preparation of the Preferred Development Strategy. The Study will only recommend housing developments of different density at appropriate locations. High density housing will be confined to TKO, with medium density housing at Sai Kung Town and Tai Po Tsai. Low density housing sites are recommended at suitable locations.
5.2.3 Developments in Country Park areas should be prohibited.	F Lock	Country park is taken as an absolute constraint to residential development for conservation reason.
5.2.4 Areas of high recreational and conservation value, such as the valley and flat areas adjacent to Tai Long Wan and Ham Tin, should be included in the gazetted Country Park. If necessary, the resumption of private agricultural land could be conducted on the basis of "public purpose" for preservation of these remaining unspoiled areas of HK's remote countryside. Only by removing the "potential" for development and/or land use changes will these areas be secured for future generations to enjoy.	G Ongley	The landscape and conservation values of different parts of SENT have been broadly examined by this Study. It has identified areas of high conservation value and recommended as country park extension. For areas not suitable for country park designation, the Study will recommend other means of protection.
5.2.5 The proposal to designate the upper valley of Ho Chung, the southern part of Kau Sai Chau and Tung Lung Chau as country parks is supported.	C Y Lam	The conservation and recreation values of the southern part of Kau Sai Chau required further examination before firming up the appropriate land use designation for this part of the sub-region.
5.2.6 The proposed extension of MOS Country Park to cover the upper valley of Ho Chung is supported in view of the existing streams and forests to provide habitat to protect wild life.	H Lee	Noted. This proposal will be subject to further technical assessments in the later phase of the Study.
5.2.7 Upper part of Ho Chung Valley and the Nam Wai mangroves should be protected by conservation zoning.	S Lo	In the Preferred Development Option, the upper part of Ho Chung valley has been proposed as an extension area to the MOS Country Park while the Nam Wai mangrove as Conservation/Landscape Protection/Buffer Area.
5.2.8 EIA should be required for any projects located closely to Country Parks.	B Ho	The Study will include an Environmental Assessment on the Preliminary Development Strategy to confirm its feasibility in broad term. Detailed EIA, where necessary, would be carried out at project planning stage to ascertain its feasibility. It is noted that designated project specified under Schedule 2 of the EIAO, unless exempted, shall follow the statutory environmental impact assessment process.
5.2.9 In proposing further expansion of country park, the following considerations should be taken into account:- countryside in China is more attractive than the country park in HK and is very convenient for HK people to travel there; and AFCD may not have sufficient resources in managing the existing country park. Further expansion of country parks may on one hand sterilize development potential and on the other leave our countryside unattended. In this regard, the Study should consider to change the land uses in some peripheral areas of country park closed to built-up area to allow development e.g. the portion of MOS Country Park at Ma Nam Wat near Hebe Haven. Except the Lions Nature Education Centre, most of the area is barely visited. Provision of resort hotel or up-market residential development there could enable more people to utilize the area.	W H C Wan	Apart from conservation objectives, country parks are required in HK to serve local needs as recreation outlets as well as green lung of the metropolis. Sub-regional Development Strategy will initiate the process to identify suitable sites for country park. Its actual implementation will be subject to further assessments by AFCD and availability of resources. Country Park is taken as an absolute constraint to residential development for conservation reason. Indeed, Ma Nam Wat is surrounded by Ma On Shan Country Park and Pak Sha Wan SSSI. Opening up of the peripheral area of the country park and SSSI for residential and commercial development is not supported from country park and conservation points of views.
5.2.10 Country parks in Sai Kung have not been able to meet the aspiration of most people in HK because they are: (a) Inaccessible (i) control point at Pak Tam Chung barring entry of vehicles (ii) lack of vehicular access (the majority of area is only accessible by walking) (b) Unfriendly to Users (i) little information of the country park and the attractions therein (ii) lack of information centres and direction signs (iii) lack of rest areas and toilets (c) Unsafe (i) lack of fire-fighting installations (ii) no provision of emergency vehicular access due to (a)(ii) and (b)(ii) above, users may be unable to leave at times of inclement weather and emergency. In this regard, a loop road should be provided in Sai Kung East Country Park with minimum acceptable road width for operation of environmental friendly transportation.	S K Ngai	Improvement and enhancement of existing country park facilities will be included as part of the Tourism/Recreation Framework. The proposed improvement to the existing WSD service road and the introduction of new access road within Sai Kung East Country Park should be considered in the light of the conservation and recreation objectives of the park itself. The following points should be noted however: Public transport is available for the visitors to go into areas within Sai Kung East Country Park, such as the popular picnic and barbecue site in Wong Shek Pier. Pak Tam Chung Visitor Centre is one of the AFCD's information centre which provides information to the public on the country parks in Sai Kung. The public can also obtain information of country parks from AFCD's internet homepage and the published pamphlets. Besides, information boards and directional signs are erected along MacLehose Trail to serve the public. Picnic areas with tables, benches, shelters and toilets are provided along the popular routes, such as Sai Kung Sai Wan Road and MacLehose Trail. As for the fire fighting installation, the AFCD has the fire lookout to straightly monitor hill fire within country parks and fire fighting team will be on-duty for 24 hours during the dry season. In addition, the AFCD has published some pamphlets to educate the public of hiking safety and how they shall respond in case of hill fire. Should the proposed loop road be established, it will open up the country park to incompatible development, which is definitely unfavourable from country parks point of view.
5.2.11 In view of its minimal disturbance to the natural environment, youth-hostel type development should be allowed in the Country Park subject to adequate ecology study.	S Wong	Concept supported. It will be one of the means to encourage visitation of country parks. However, detailed investigation is required for each individual proposal as the construction of youth hostel may generate adverse visual and environmental impacts.

5.3 Marine Conservation Areas

Suggestions/Comments	Raised by	Responses
5.3.1 There are rich marine resources in Sai Kung, of which some of the species are even not found elsewhere. In view of the value of the area, the proposed Marine Conservation Area is supported. Particular attention should be put on marine ecological balance.	I H Ni P Y Qian	Noted. This concept is being further examined by concerned departments.
5.3.2 There should be a coastal management strategy for protecting coastal natural resources in the area, such as mangrove.	CPC	The coastal area are currently covered by Country Park, Conservation Area, SSSI and Marine Park land use designations at respective locations. This Study has also initiated the concept of Marine Conservation Area and mangrove protection area designations to enhance the protection of the valuable marine resources.
5.3.3 Leung Shuen Wan Hoi area should be designated as conservation area. The firing range area should be re-opened for public use. Fishing activities in the area should be regulated.	S Lo	These proposals have been taken into account when preparing the concept of Marine Conservation Area which is being fine-tuned for incorporation into the Recommended Development Strategy.
5.3.4 The Marine Conservation Area should further include the coral reef to the west of the High Island, which is outside the currently proposed boundary.	M Chiang	The water to the west of High Island has been included in the Marine Conservation Area in the Preferred Development Option.
5.3.5 Great Barrier Reef type of conservation cum recreation centre should be considered in the Study.	HKYA	Nodes for marine-based recreation facilities have been examined and the relevant ones will be included in the Tourism/Recreation Framework. Potential for integration with marine conservation will need further examination.
5.3.6 The Marine Conservation Area proposal is supported. This should be complemented by suitable land uses in the coastal area, e.g. extension of country park boundary to the shoreline.	R Nissim	Most parts of the Study Area have already been covered by country parks which were designated on the basis of established criteria. This Study has identified new sites for future designation. This process will continue but the designation should meet AFCD's country park objectives.
5.3.7 Only electric boats should be allowed to use in Marine Conservation Area in order to minimise pollution.	J Hui	The current boating activities have not been reported as a major source of pollution in these water bodies. In fact, as most of the boating activities by nature is compatible with the conservation objectives, they would unlikely be prohibited. The Study, however, initiated the Marine Conservation Area designation to enhance the public awareness of the need for more disciplined marine activities to protect local marine ecology. In particular, certain harmful activities such as anchoring on coral sites would be reviewed by concerned departments with a view to developing control measures.
5.3.8 In establishing Marine Conservation Area, more research should be conducted to obtain marine information to understand the marine ecology and to decide suitable conservation measures.	I H Ni	The main purpose of the proposed Marine Conservation Area is made aware of the conservation value of these water bodies. Information on the marine ecology would be collated from various sources before implementing suitable conservation measures.

5.4 Cultural / Heritage Preservation

Suggestions/Comments	Raised by	Responses
5.4.1 Beside nature conservation, cultural heritage should also be protected and restored, such as old agricultural practice, the clan activities of Hakka, the history of guerrillas warfare during World War II, culture of fishermen and mariculturists, etc. There should be a comprehensive strategy for protecting such cultural heritage.	CPC	Protection of cultural heritage has been explored in the early phase of the Study. More detailed proposals on heritage protection would be included in the Landscape/Conservation Framework, which would provide a guideline for the cultural/heritage preservation. Also see responses under paragraphs 5.4.2 and 5.4.3.
5.4.2 A Hakka museum may be considered in Tsam Chuk Wan or in Sai Kung. Together with Wun Yiu heritage village, it could form a cluster for heritage tourism.	S Lo	The existing Sheung Yiu Folk Museum already has exhibits for the Hakka way of living. The proposed introduction of heritage tourism to the area will require further investigation.
5.4.3 The Study should consider "heritage tourism" by introducing educational route to link up all historical sites in Sai Kung associated with previous war events.	S F Ng J Hui	The opportunity for "heritage tourism" has been explored in the early phase of the Study. More specific proposals would be reflected in the Tourism/Recreation Framework.
5.4.4 The inclusion of some cultural heritage sites, such as Tin Hau Temple, Che Kung Temple, etc. are mostly welcomed. However, there are a few issues, which should be carefully reviewed in the Study. These issues are: Application of a comprehensive signage system instead of having a visitor centre; Theme dining/alfresco dining should be included; and The events and festivals related to these cultural heritage sites should also be highlighted.	M Hung	The proposed comprehensive signage system (in addition to a visitor centre), theme/alfresco dining and events/festivals activities for Sai Kung will be highlighted in the Tourism and Recreation Framework.
5.4.5 The discussion on heritage protection in the Consultation Digest is considered inadequate.	B Ho	The Digest has only highlighted the main points for consultation. More detailed proposals on heritage protection would be included in the Landscape and Conservation Framework.

6. OPTION 2 : RECREATION (MODERATE DEVELOPMENT)

6.1 General

Suggestions/Comments	Raised by	Responses
6.1.1 SENT should remain primarily as a conservation area yet continue to serve as the "playground" of HK. The area could serve the local population as well as overseas tourists. However, the high growth tourism scenario may lead to destruction and demise of the area's natural beauty.	C Howarth	Most of the proposals in the Conservation Option have been incorporated into the Preferred Development Option. The former High Island Detention Camp site and the High Island Reservoir are proposed as Recreation Area and Inland Water Recreation Area respectively in the Preferred Development Option. Besides, the potential of the former detention camp site for water-based recreation has been recognised. However, the proposed recreation use of High Island Reservoir is subject to further deliberation by concerned departments.
6.1.2 The general population growth and increase in affluence level in HK would raise the demand for recreation facilities. The potentials of the Study Area must therefore be fully tapped to meet such demand. This should not be restricted by current constraints, which should be overcome by suitable measures and devotion of resources.	V Chu	This Study is tasked to identify new recreation and tourist opportunities, where appropriate, in SENT to meet the growing demand of local recreationists and tourists.
6.1.3 In developing Sai Kung into a recreation centre, both the pollution and transportation problems should be resolved.	E Tsang	Both environmental and transportation concerns have been taken into consideration in various stages of the Study.

6.2 Golf Course

Suggestions/Comments	Raised by	Responses
6.2.1 In view of the successful example at Kau Sai Chau, the southern part of the island should also be developed into a golf course. A hilltop hotel could also be considered to increase tourist attractions.	S Lo	Please refer to response in paragraph 5.2.3. Suitability of the proposed golf course extension to the southern part of Kau Sai Chau is subject to detailed investigation, including the environmental aspects. Indeed, it is noted that an outdoor golf course is a designated project under the EIAO Schedule 2 O.1 and is subject to the statutory EIA process.
6.2.2 Support the proposed golf course extension, to include a golf academy, in Kau Sai Chau.	TPB	Please refer to response in paragraph 6.2.1 above.
6.2.3 The proposed extension of golf course to the southern part of Kau Sai Chau is strongly supported. An 18-hole golf course is preferred to meet current demand. This proposal could also keep the area green.	J C Bailey	Please refer to response in paragraph 6.2.1 above.
6.2.4 As the existing golf courses has very high utilisation rate, two additional courses are suggested for meeting the demand. Apart from Kau Sai Chau South, site at TKO landfill would be another possible site.	W K Tsang	Please refer to response in paragraph 6.2.1 above. EPD has examined the land uses for the landfill sites in TKO after their decommissioning in the future years. They are generally reserved for recreation uses. The proposed golf course is subject to more detailed assessments.
6.2.5 Object to golf course development as the natural environment would be destroyed in site formation works.	D Cheng	Suitability of golf course development in any part of SENT should be subject to further study and detailed impact assessments.
6.2.6 Sai Kung could provide training centres for the athletes instead of considering golf course extension only. The pesticides used in the maintenance of golf courses are harmful to the environment.	CPC	In view of the long coastline of the Sai Kung area, water sports are the focus of the area. Inshore Water Recreation Areas have been recommended in the development options for the purpose. Moreover, the opportunity of High Island Reservoir for water sports use is being explored. On the land side, standard sports grounds and other sports venues are provided mainly at the Sai Kung Town, TKO as well as the HKUST. The suitability of the proposed golf course extension at the southern part of Kau Sai Chau is, however, subject to detailed investigation, including the environmental aspects.
6.2.7 The proposed golf course at the southern part of Kau Sai Chau should take into consideration its potential environmental impacts.	H Lee	The Port Shelter area has been identified as an environmental and landscape sensitive area. Further golf course development on Kau Sai Chau should be subject to detailed environmental impact assessment.

6.3 Marina / Water Sports

Suggestions/Comments	Raised by	Responses
6.3.1 In view of the increase of boating activities in Sai Kung, marina facilities should be upgraded and replanned.	S F Ng	This aspect has been examined in the early stage of the Study. Relevant proposals will be formulated in the context of the Tourism/Recreation Framework.
6.3.2 Sharp Island is an ideal location for a water sports centre because it is within easy reach from Sai Kung as well as from HK Island East.	S Lo	Sharp Island has been identified as a water sport centre/base in the Preferred Development Option.
6.3.3 As inner bays in SENT are suitable for sailing, developing more water recreation facilities is supported.	L H Cheung	Coastal waters at Clear Water Bay, from Silverstrand to Hebe Haven, Sai Sha, Tsam Chuk Wan, and between Sharp Island and Kau Sai Chau, have all been recommended in the Preferred Development Option as Inshore Water Recreation Area to encourage water-based recreation activities.
6.3.4 In order to minimise the risk to those in smaller crafts and particularly the water skiers, it is suggested that speed limit should be imposed on cruisers, fleet fishing and Marine Police vessels passing through the channel between Um Island and the High Island Reservoir. Alternatively these vessels should be diverted to Port Shelter around the southern tip of Kau Sai Chau.	C Howarth	More justifications are required to initiate speed limit in local waters. Details of marine activities within the Study Area will broadly be considered in the upcoming Marine Traffic Assessment.

6.4 Horticultural Corridor

Suggestions/Comments	Raised by	Responses
6.4.1 The proposed horticultural corridor is supported.	K S Chan	Noted. This proposal will be examined further in the process of developing the Preferred Development Option.
6.4.2 It was a good idea to improve the environment through ways such as horticultural/market gardening corridor. Comprehensive development planning was better than ad hoc proposals from individual proponent, as the natural environment could be better protected. The private sector, being more efficient, should be involved in such initiatives.	CPC	Private sector participation is considered an important approach in the implementation process in view of the pattern of land holding in the Study Area. Also see response under paragraph 6.4.3.
6.4.3 Recreational planting/horticulture should also be encouraged.	CPC	Land owners would be encouraged, through appropriate measures, to convert their lands into a horticultural/market gardening corridor along Hiram's Highway at Pak Kong. Certain degree of development might be allowed to make their conversion profitable as an incentive.
6.4.4 Government should set aside more agricultural land in Sai Kung for horticulture, which has promising prospect and attraction to tourists.	T S Chan	Most agricultural land is under private ownership. Re-use of agricultural land could be facilitated by planning incentives. See response under paragraph 6.4.3.
6.4.5 Precautions should be taken to avoid seepage of pesticides used for horticulture into reservoirs and water catchment areas.	CPC	While this is a sub-regional planning study, more detailed assessment and analysis, including any required precaution measures, will need to be conducted to ascertain the acceptability of the proposals.

6.5 High Island Reservoir & Ex-detention Camp Site

Suggestions/Comments	Raised by	Responses
6.5.1 The proposal of using High Island Reservoir as a water based recreation centre is supported which could cater for both locals and tourists. It is proposed to allow those activities such as dinghy sailing and canoeing, which are currently provided by the Chong Hing Water Sports Centre, in the Reservoir. The West Sea Coffer Dam, which is not used for potable water could then be used as a Water Ski Centre to help establishing this sport in HK.	C Howarth T L Yeung	The former detention camp site has been identified as potential site for water-based recreation in the context of Preferred Development Option. The more specific recreation use for respective area is subject to examination by the respective departments.
6.5.2 It is supported that High Island Reservoir be opened for recreational purposes. In fact, the local community has already made suggestion for making use of the Chong Hing Water Sports Centre for tourist uses. In this connection, the Study should further investigate how the use of the ex-detention camp site could be developed in association with the Reservoir.	K S Chan	Please refer to response in paragraph 6.5.1 above. Also, as the detention camp falls within Sai Kung East Country Park, consultation with Country and Marine Parks Authority is required for any proposed development.
6.5.3 Objection to the proposed water sport activities in High Island Reservoir and holiday accommodation at the ex-detention camp site as tranquility and natural atmosphere of the area would be destroyed.	C Y Lam	The importance of the tranquility and natural atmosphere within Country Park is fully recognised. The proposed recreation use of water reservoir, as a land use concept, if taken forward, would be subject to detailed feasibility study to determine the appropriate management measures on the administration of activities within these compounds.
6.5.4 The idea of using the High Island Reservoir for water-based recreational activities might have difficulties, as its water level could vary greatly and rapidly, Moreover, some of the steep slopes are stabilized by concrete blocks and steep and not the kinds of natural and beautiful slopes desired for water sport amenities. Given the large area of the reservoir, rescue boats using petrol fuel would be required and the problem of water pollution might not be solved easily.	CPC	In the proposed recreation use of the reservoir, as a land use concept, only non-polluted water sports, such as canoeing, which was free from petrol would be allowed. This concept is also subject to further deliberation with the concerned departments. If the land use concept is taken forward, detailed feasibility study will be required to determine the appropriate management measures on the administration of activities.

6.6 Leisure Tunnel between Tseung Kwan O and Clear Water Bay

Suggestions/Comments	Raised by	Responses
6.6.1 The rationale for the proposed leisure tunnel should be elaborated.	CPC	The proposed leisure tunnel concept is to enhance the pedestrian linkage between Tseung Kwan O and the Clear Water Bay beach area. There are inherent constraints, e.g. environment, engineering, financial viability, etc. that its feasibility requires further detailed assessments.
6.6.2 The leisure tunnel is worth considering to take the pressure off land-based road transport and thus the impact on natural landscape. This would also improve road traffic condition and reduce parking space demand.	H Lee W H C Wan F Lau E Tsang B Ho K S Chan	There is clear benefit of this innovative idea. However, the financial viability, site availability in TKO and thus the implementation timetable should be subject to more detailed investigation in the context of a feasibility study. Besides, in planning the proposed leisure tunnel link to the SENT Landfill, all the technical issues, including the landfill gas hazard, the technical/engineering feasibility, the environmental impact, associated with the proposed tunnel link to the SENT landfill should be properly considered.
6.6.3 The proposed leisure tunnel will greatly enhance the accessibility to the Clear Water Bay Beaches. To further improve on the convenience of movement within the tunnel, transit trains could be provided. Public transport services from TKO MTR should also be provided to the tunnel.	W H C Wan	The proposed leisure tunnel remains as one of the components in the Preferred Development Option. Connections to public transport services is essential to enhance the viability of the tunnel operation. Detailed operation scheme should be examined in the context of further feasibility study.
6.6.4 Meanwhile, the proposed leisure tunnel could be pursued in the long-term, more carpark should be provided as short-term measures to improve the parking problems at Clear Water Bay during holidays.	F Lau	Noted. Carparking provisions will be identified in the upcoming Traffic Impact Assessment. The level of provision would have to be determined after taking into account other considerations such as environment and the road capacity of the adjacent road network.
6.6.5 In the feasibility study of the leisure tunnel, construction/operation cost, internal environment and the possible alternative, e.g. cable car, should be considered in details.	S Yiu	Detailed feasibility study for the leisure tunnel is recommended taking into account the financial viability, engineering, environment and other relevant aspects.
6.6.6 The leisure tunnel may not be a practicable solution to improve linkage between TKO and Clear Water Bay as people may not want to walk over a long distance, in particular for those after swimming.	C W Woo W C Lau	Subject to detailed feasibility study, travelator could be provided to facilitate pedestrian access.
6.6.7 There is reservation on the proposed leisure tunnel. Particular attentions should be paid to the land use planning in the vicinity of TKO exit point.	S Wong	This transport concept will be subject to further technical assessment in the Study before concluding in the Recommended Development Strategy. If taken forward, the feasibility of the leisure tunnel as a project will be subject to further study.
6.6.8 People could be encouraged to use the leisure tunnel by providing travelator. The tunnel could be further linked up with the proposed Gateway(s) with environmentally friendly transport to form a local transport system.	B Ho S K Pang	It is a worthwhile transport concept. However, its feasibility will be subject to further study.

7. OPTION 3 : TOURISM (HIGH GROWTH)

7.1 General

Suggestions/Comments	Raised by	Responses
7.1.1 Option 3 is preferred because of: economic benefits arising from tourism development; reducing out-bound tourism and outflow of spending; creating employment opportunities; encouragement of private participation and reduction of public funding; and improvement of living standards.	E Yew	Potential benefits of the tourism option have been reflected in the evaluation exercise to be assessed together with other benefits of the conservation and recreational options. The Study will attempt to maintain an overall balance on the different beneficial attributes of the options.
7.1.2 Because of the new airport, major infrastructural projects and the Disney theme park, Lantau will become a centre of artificial tourist/recreation facilities in HK. Sai Kung, being the remaining area with pristine natural asset, should provide the alternative attractions to the local and overseas visitors.	S F Ng	Noted and agreed. The natural and heritage assets in the Sai Kung area, if appropriately packaged, would help to develop a new theme of visitor attraction in HK.
7.1.3 This option will serve the continuous growth of HK as a world class city. To meet population and economic growth, it should be further modified to include more development areas, particularly those already with approved projects and those under active negotiations for past years, adequate space for the expansion of the HKUST, the hi-tech research and development incubator zone together with its associated high class residential area, etc.	V Chu	The need to open new development opportunities as well as to conserve our natural and cultural heritage are equally important in this Study. A hybrid option could capitalize the merits of different land use scenarios and thus meeting the Study objectives.
7.1.4 Apart from satisfying the territorial recreational needs, Sai Kung and Clear Water Bay should be developed as a tourist area of HK.	D Wong	From preliminary assessment, local visitors will remain as the main source of patronage to the Sai Kung area. Yet, through marketing and packaging, some of the existing and proposed local attractions could be as appealing to the overseas visitors.
7.1.5 Kau Sai Chau should be further opened up for tourism development. Ancillary tourism facilities should include round island cycle path, restored historical fishing village and museum for salt pan and fishing.	S F Ng	These proposals will be further examined in the context of the Tourism/Recreation Framework of the Study.
7.1.6 Abandoned villages in the Country Park could be converted to countryside resort and village house hotel to allow overnight stay and reduce peak recreation traffic.	D Wong	Concept supported but the tranquility and environment of Country Park should not be compromised thereof. Besides, since country park is a kind of pubic asset, use of country park areas for commercial development is not allowed according to current practice.
7.1.7 A lot of hotels and water sports areas have already been proposed in Lantau. The viability of similar facilities in Sai Kung as envisaged in Options 2 and 3 should be investigated.	V Caplan	The recreation and tourism proposals in the Preferred Development Option are expected to gear for the local community.
7.1.8 For tourism promotion, consideration should be given to improve accessibility in the area as well as packaging and marketing of attractions in Sai Kung.	S K Ngai	Noted and agreed. Packaging and marketing will be one of the components to be highlighted in the Tourism/Recreation Framework.
7.1.9 Sai Kung Town should be developed into a centre of tourist attraction while the adjacent islands, such as Sharp Island and Kau Sha Chau, could be linked up by cable car such that these areas could be developed into holiday resort for both local residents and tourists.	S Wong	Sai Kung Town is proposed to be the Gateway Centre of the sub-region and itself a tourist destination. However, cable car link to the surrounding islands will lead to significant visual and environmental impact which will in turn lessen the attractiveness of the rural township. The feasibility of the cable car link would also have to be established. In addition, Sharp Island falls within Kiu Tsui Country Park. Consultation with the Country and Marine Parks Authority is required for any proposed development that falls within the country park.
7.1.10 The weather of HK was often humid and hot, some of the tourism proposals might not be suitable in the Sai Kung area.	CPC	There are a whole range of recreation and tourism projects suitable for tropical climate that could be proposed for the Sai Kung area. Yet, the main consideration is whether they are compatible with the natural landscape and rural character in Sai Kung.

7.2 Gateway Centre Concept

Suggestions/Comments	Raised by	Responses
7.2.1 It is suggested that the existing Sai Kung town should be expanded to accommodate the Gateway Centre which could include a wide range of visitor facilities. It should be a landmark of Sai Kung which allows panoramic view of its surrounding areas.	W H C Wan	The existing reclamation may offer opportunity to develop the proposed Gateway Centre. Specific location will require further investigation.
7.2.2 In designing the Gateway Centre, co-ordination of non-physical elements should be considered. It is also suggested that a town square should be provided near Sai Kung ferry pier.	HKIREA	Major physical and non-physical components of the proposed Gateway Centre will be identified in the later part of the Study.
7.2.3 The proposed gateway centre is a concept requires further examination, the proposed function and features of the centre may not be what the market wants. The way it operates is more geared towards domestic visitors rather than international visitors. Most international traveller will plan their journey before leaving for Sai Kung.	M Hung	It is envisaged that the Gateway Centre could be developed as an attraction on its own and become part of the itinerary of both domestic visitors as well as international travellers. Nevertheless, promotion of this new attraction to the international travellers is required.
7.2.4 The urban landscape is important to foster the ambience of an area and development standards should be formulated for the urban type of development, in particular the development of Gateway Centre.	B Ho	Urban Design is one of the essential elements of the Conservation/Landscape Framework and will be taken into account in preparing the land use plan for Sai Kung.
7.2.5 With all the suggested attractions and development, it may be important to assess the cumulative impact of all these suggestions to Sai Kung.	M Hung	All relevant development proposals, after evaluation, will be included into a Preliminary Development Strategy. Technical assessments in respect of traffic and transport, environment, landscape and conservation, and infrastructure aspects will be conducted on the Preliminary Development Strategy to ascertain its feasibility and acceptability.

7.3 Facilities Improvement / Cultural Events

Suggestions/Comments	Raised by	Responses
7.3.1 To strength Sai Kung as a hub of tourist activities, apart from improvement to the streetscape and recurrent maintenance works, the cultural element should also be explored.	S Lo	Non-physical elements, notably local cultural festivals and events, will be highlighted in the Tourism/Recreation Framework. These events will enhance the overall attractiveness of the area.
7.3.2 Local festivities are important tourist attractions in Sai Kung which should be explored and packaged in the Study. A cultural centre for the local community.	K S Chan HKIREA	See response under paragraph 7.3.1.
7.3.3 The sea-front of Sai Kung Town should be developed as a Fisherman's Market similar to that in Australia, which may serve as the gathering place of tourists for marine activities.	S Wong	Subject to detailed study, the concept could be reflected into the proposed Gateway Centre at Sai Kung Town.

7.4 Suggested Projects

Suggestions/Comments	Raised by	Responses
7.4.1 The following tourism/recreation proposals are suggested for the Study Area:
Cable car system to connect Sai Kung Town to surrounding island to improve visitation and sightseeing. An observation deck could be constructed at Fei Ngo Shan to view Ho Chung and Pak Sha Wan. It could be connected to Ho Chung by cable car.	W H C Wan	Potential visual and environmental impact and disturbance to the natural vegetation would significantly undermine the visual amenity of the area. The feasibility of the cable car link would also have to be established. Besides, Fei Ngo Shan falls within Ma On Shan Country Park. Consultation with the Country and Marine Parks Authority is required for any development in the area.
A bridge to connect Tai Mong Tsai Road to Kau Sai Chau in view of the development potential there.	W H C Wan	The proposed bridge link will have significant visual impact and undermine the landscape and visual quality of the area.
A bridge to connect Tai Mong Tsai Road to Kau Sai Chau in view of the development potential there.	S Lo	A hotel site has already been reserved in Sai Kung Town. Demand may not justify for additional hotel facilities in the sub-region. However, overnight accommodation for local visitor is being examined in this Study.
Conservation facilities at Tai Long and Pak Lap for education and recreation purpose.	D Wong	This Study encourages education and recreation facilities at abandoned villages at remote locations. However, development proposals should be supported by relevant impact assessments to demonstrate their sustainability.
A mariculture project at Pak Lap Tsai to enhance marine ecology and promote marine tourism.	W T Chu	The proposed land use concept is supported in this Study. However, the proposed project and its location are not entirely compatible with the incumbent country park objectives. The proposed project required detailed impact assessments to confirm its overall feasibility.
Possible tourism projects, e.g. Fisherman Wharf type development, cultural village, local cruise proposed in TKO.	K K Cheng	More detailed tourism themes or projects could be pursued further when implementing the proposed Gateway Centre.
Festivity deck linking up Yeung Chau to promote tourism.	K S Chan	The proposed structure could be too massive and impose adverse visual impact. Gateway centre, festive market and waterfront boardwalk are considered more appropriate to serve similar purpose which is being examined for incorporation into the Land Use Plan for Sai Kung Town.

8. HOUSING

8.1 General

Suggestions/Comments	Raised by	Responses
8.1.1 The classification of different types of residential development, i.e. medium density, low density and village housing development should be specified in order that the adequacy of housing development could be assessed.	B Ho	These classifications have already been incorporated in the more detailed assessments of the Study. A hierarchy of different housing density has been proposed for consideration.
8.1.2 The Study should fully explore potential sites for quality housing and tourist facilities at locations where natural conservation and transport capacity are not adversely affected.	H K Shing W C Lau	Agreed. These have been explored as part of the Study before proposing the housing developments in the Study Area.
8.1.3 To avoid excessive human intrusion into the natural environment, medium to high density commercial or residential development should only be restricted to area at vicinity of existing township.	S Wong	The Study will recommend housing developments of different density at appropriate locations. High density development will be confined to TKO, with medium density housing at Sai Kung Town and Tai Po Tsai. Low density housing sites are recommended at suitable locations.
8.1.4 Instead of confining housing provision to village type development, the Study should explore to introduce different type of housing. In TKO, the development potential of the land of the indigenous villages should be enhanced in par with the development imposed by Mass Transit Railway Corporation.	H K Shing	Please refer to responses under paragraph 8.1.4. Other than village type development, medium and low density housing sites will also be recommended. Development sites in TKO are being planned comprehensively in the context of the new town development, which is beyond the scope of this Study.
8.1.5 Infrastructural facilities should be improved to facilitate housing development in both TKO New Town and in area for high class housing.	V Chu	While TKO new town is identified as a Strategic Growth Area, the detailed land use balance of the new town would be addressed in separate study.

8.2 Medium Density Housing

Suggestions/Comments	Raised by	Responses
8.2.1 Middle class housing should be proposed.	HKIREA	This Study will recommend an overall planning framework for SENT. Specific projects are subject to detailed planning and design.
8.2.2 While keeping high density housing in TKO New Town, medium density housing should be provided at Sai Kung Town and low density housing at the countryside of the Study Area.	R Nissim	A similar pattern of housing distribution is being investigated in this Study.
8.2.3 Transport impacts to the local network should be assessed in particular of the medium density housing development at Sai Kung Town and Tai Po Tsai.	W C Lau	Given the strategic nature of the current review, only a broad assessment would be made on the traffic impacts of the proposed developments on the road network.
8.2.4 High class, medium-rise residential accommodation should be considered at Pak Shui Wun to meet future increase demand in that area.	L Wong	Excessive development in the Clear Water Bay area may have adverse impact to the local infrastructure. The continuous urbanisation of the area would lower the area's quality for housing development.

8.3 Low Density Housing

Suggestions/Comments	Raised by	Responses
8.3.1 Instead of restricting SENT as an overall conservation area, the sub-region, in fact, provides an excellent location for high-quality housing similar to the Peak, Southern District, etc. This could allow an alternative living environment to mostly concrete jungle in different parts of HK.	W H C Wan	Agreed. Low density housing sites will be recommended at appropriate locations.
8.3.2 The Clear Water Bay area has less potential for conservation. Thus, it could be opened up for village type housing and up-market housing as well as for popular recreation purpose.	S Lo	Please refer to response under paragraph 8.2.4 above.

9. VILLAGE

9.1 General

Suggestions/Comments	Raised by	Responses
9.1.1 To improve the overall environment of village areas, medium density village house should be considered and planned comprehensively with more open space.	K T Fong	The suggestion requires modification to the current policy for small house development which is beyond the scope of this Study.
9.1.2 Small house entitlement for indigenous villagers should be ensured to respect the villagers?right.	K S Cham	Existing village zone and village environ have been taken into consideration and incorporated in the Preferred Development Option. Small House entitlement is subject to the Small House Policy which is beyond the scope of this sub-regional planning study for further examination.
9.1.3 The quality of village environment should be enhanced through better co-ordinated development and appropriate landscape planning.	J Hui	The Study has identified the current issues in village developments. Proposals for improvements will be recommended for further deliberation.
9.1.4 Livelihood of the villagers should not be disturbed.	L H Cheung	Objectives noted and incorporated in the broad socio-economic assessment.

9.2 Upgrading / Rehabilitation

Suggestions/Comments	Raised by	Responses
9.2.1 Many of the abandoned villages have preservation value. Suitable ones could be utilised for agricultural and ecological research centre. Chek Keng is an good example because of the different types of rural buildings there.	S F Ng	The Initial Development Options have highlighted the opportunity of introducing a new life to the abandoned villages. Details of these proposals require further examination in the context of the Tourism/Recreation Framework. It should be noted that all these abandoned villages are surrounded by country parks. If these villages converted to research centre, the potential upgrading works for the associated infrastructure may lead to unfavourable disturbances to the adjacent country parks.
9.2.2 Object to housing development in Tai Long, Sai Wan, Pak Lap and Pak A as the marginal gain in housing capacity cannot compensate the lost of irreplaceable natural scenery.	C Y Lam	The Initial Development Options are not recommending additional housing development at these locations but to respect the existing recognised villages.
9.2.3 Tai Long Wan is an area of outstanding beauty. The beach and its hinterland should be protected by giving appropriate land use designation, e.g. Coastal Conservation Area.	R Nissim	The outstanding beauty of Tai Long Wan is recognized in this Study. Appropriate land use designation to that area will be further considered in the later phase of the study.
9.2.4 Villages at Tai Long Wan and Pak Lap are now abandoned and the development potential of which could be explored. With sensitive planning and design, the natural qualities of these areas could be further enhanced for more people to enjoy.	E Lau	Please refer to responses under paragraph 9.2.1. Any improvement measures should give due regard to the surrounding natural features.
9.2.5 Tai Long Wan should be developed into a visitor centre in view of its natural attributes. Ancillary facilities such as pier and ferry (to Sai Kung or Metro Area) should be provided.	W H C Wan	Extensive development not recommended in order not to spoil the natural setting. Provision of supporting facilities should be considered.

9.3 Infrastructure Improvement

Suggestions/Comments	Raised by	Responses
9.3.1 As rural upgrading is one of the planning objectives of this Study, accessibility and infrastructural improvement in the rural areas should be pursued.	W C Lau K S Chan K S Cham J Hui Y Y Cheung	Recommended to serve villages within a 200m catchment of vehicular access in the preliminary development strategy. Access to remote area including village has been taken into account in broad terms. Provision to specific locations is subject to assessment at district level. It should be noted that the priority for infrastructural improvement for remote rural area is low in view of the high capital cost but the population served would be small.
9.3.2 For village improvement, the Government should ensure: sufficient provision of land and marine transport facilities, including carpark; provision of sewage facilities adequate land reserve for village expansion; and protection of cultural heritage.	K S Chan K S Cham D Wong W K Yau	Access to remote area including villages has been taken into account in broad terms. Village expansion and preservation of cultural heritage also allowed in the Preferred Development Option.
9.3.3 The Study should review the water supply system as some villages have no potable water supply.	S F Ng	Issue on overall coverage of water supply will be addressed in the engineering assessment of the Study.

10. HI-TECH, RESEARCH AND EDUCATION

Suggestions/Comments	Raised by	Responses
10.1 Leisure garden is the current role of SENT. Having HKUST, TKO Industrial Estate and other planned industrial sites in TKO, the Study should project a long term view on the role of high technology and education development in the sub-region.	C W Woo	The HKUST and TKO Industrial Estate have been identified as Technology Development Node in the Preferred Development Option to highlight the education, research and technology opportunities in SENT.
10.2 Education, technology and nature conservation are equally important. Technological development in an area, in turn, helps to strengthen natural conservation. However, technology development proposal is not discussed in the Initial Development Options. HKUST, TKO Industrial Estate and the proposed Silicon Harbour would have a significant role in providing employment opportunities and developing high technology. In this connection, Clear Water Bay and surrounding areas should be planned as a technology corridor/base with pollution free industries in high quality environment. HKUST as the largest enterprise in Sai Kung with 500 PhD, 7000 students and 1000 staff should have an important role in the this aspect.	C W Woo	The pivotal role of HKUST and the technology-related development in CWB recognized. Technology development nodes recommended in the preliminary development strategy.
10.3 The Study should highlight the research and education facilities in SENT and to explore opportunities to strengthen these role.	I H Ni B Ho	Technology development nodes recommended in the preferred option. Research and education facilities are envisaged to form the essential components.
10.4 The planning concept for TKO New Town should be reviewed to include the educational, research and high technology components in HKUST. Apart from the employment aspect, the agglomerations of these activities with the TKO Industrial Estate and Area 137 could introduce a more important role to the New Town.	H K Shing	This Study has, in fact, provided the opportunity to explore the inter-relationship of these facilities in SENT. A technology development node is introduced to recognize the education, research and technology role of these undertakings.
10.5 The Study should propose how to reinforce the contribution of HKUST in the local community.	S F Ng C W Woo	Significance of the HKUST is recognized and the University has been identified as a Technology Development Node in the Preferred Development Option.
10.6 In view of its existing facilities in marine research and the natural resources in the adjacent Port Shelter, opportunities to establish a marine research centre at HKUST should be explored.	W H C Wan	It is understood that similar proposal is being considered by the HKUST.
10.7 Natural education centre should be considered in Sai Kung in view of its rich natural resources.	P T Choi	There is an existing nature education centre in Sai Kung i.e. the Lions Nature Education Centre. There are also nature education facilities in the visitor centers of existing country parks.

11. TRAFFIC AND TRANSPORT

11.1 General

Suggestions/Comments	Raised by	Responses
11.1.1 Access to Sai Kung from the urban area should be improved and connection between the major attraction nodes should also be enhanced by public transport.	TPB CPC	The Study prefers promotion of public transport, park and ride facilities and environmentally friendly mode of transport to reduce the need to provide elaborated transport facilities to the area. Nevertheless, road widening/improvement proposals at critical sections/junctions have been incorporated in the development options for further evaluation and technical assessment.
11.1.2 Transport is definitely a problem in developing this area into recreational and tourist centres. Clean transport modes should be a priority. Private transport should be discouraged. As such, transport link by ferry and rail should be considered.	CPC	The gateway centre concept and road improvement scheme are proposed to enhance the mobility within the sub-region. Improvement of public transport services would also be examined in the next stage of the Study. Environmentally friendly mode of transport is encouraged but their routing and feasibility are subject to further studies.
11.1.3 The demand on transport facilities from visitor population and their traffic implications should be addressed.	M Chiang	Visitor population to SENT will be estimated for the Preferred Development Option as input to the traffic and transport assessment.
11.1.4 There are always traffic problems during public holidays and festival events, when a lot of visitors and tourists travel to Sai Kung. The transport network and services should be improved to address the traffic demand.	W C Lau F Lau P T Choi C W Woo	Concept of gateway centre and road improvement project are proposed in the preliminary development strategy to enhance the movement of visitors within the sub-region. Improvement to public transport services would also be examined in the next stage of the Study.
11.1.5 Mass transit (e.g. light rail connection to TKO MTR) should be considered as the backbone of the transport system while transport interchange should be provided e.g. Ho Chung and Pak Tam Chung to link up environmentally friendly transport, ferry, etc.	W T Hung D Wong	Ho Chung and Pak Tam Chung have been identified as transport node with the possible provisions of environmentally friendly transport modes.
11.1.6 Sai Kung should not be developed into a commuter town by introduction of mass transit system to the area. This will completely change the area's characteristics.	S Lo	Agreed. The Study prefers promotion of public transport, park and ride facilities and environmentally friendly mode of transport to reduce the need to provide elaborated transport facilities to the area.
11.1.7 Park-and-ride facilities should be encouraged in the region. They should be provided at the exits of this area, e.g., in Ma On Shan and Tseung Kwan O.	CPC	The park-and-ride facilities at Ho Chung and Sai Kung Town could also be included to enable the visitors to use environmentally friendly transport in their further trips within Sai Kung. In addition, feeder services to Ma On Shan and leisure tunnel to connect transport interchange at TKO are being considered in the Preferred Development Option.
11.1.8 To suppress the use of private vehicles in Sai Kung, a control scheme similar to that in Lantau Island should be considered.	CPC	A balance among different modes of transport should be maintained. To streamline the traffic flow and encourage environmentally friendly transport, the concept of gateway centre is proposed in Sai Kung Town and Ho Chung. See paragraph 11.1.2 above.
11.1.9 The transport needs of commuter with different purposes should be addressed. For those who enjoy driving, more roads and car parks are obviously required.	S Lo	Different modes include environmentally friendly transport mode, cycling, walking trail and bypass have been proposed in the Preferred Development Option. In view of the capacity constraints of the road network, a balanced approach should be adopted to address the different transport needs in the Study Area.
11.1.10 The environmental impact should be carefully considered when improving accessibility and transport services.	S K Ngai	This will be taken into account when undertaking the environmental assessment in the Study.

11.2 Road Improvement & Construction

Suggestions/Comments	Raised by	Responses
11.2.1 New roads connecting Tai Mong Tsai Road, via some inshore islands and Sai Kung Town, to Clear Water Bay Road should be considered in view of the following benefits:- to accommodate future growth of traffic; to avoid disturbances and nuisance to local residents and thus objections from residents could be minimised; to reduce land resumption as the road pass through Government land and coastal water areas; the coastal areas and islands could be linked up by the new roads associated with footpath and developed as new attractions; and the southern end of the new road could link up Clearwater Bay Road and Hiram's Highway roundabout where vehicular flow could be channeled to Choi Hung and TKO.	W D Chow	The proposal may have apparent benefit in transport terms but it must be evaluated against relevant consideration. The adverse visual impact and environmental impact are among the factors that should be reviewed.
11.2.2 Insufficient road access and capacity are the primary constraints of development. It is suggested that the development potential could be increased by linking up TKO and Sha Tin by road tunnel and widening Hiram's Highway.	E Tsang	Preliminary assessment indicated that strategic road link to the Study Area is not the main constraint. Whereas improvement to local corridor, e.g. Hiram's Highway will be investigated. However, all environmentally friendly transportation modes should be explored before consideration of new roads or widening of the existing roads.
11.2.3 The proposed connection of Eastern Highway to Ho Chung should be provided to improve the traffic condition at Clear Water Bay Road from Choi Hung to Clear Water Bay roundabout.	S K Pang	There is currently no programme for the implementation of the Eastern Highway, which indeed does not help improve the critical junctions in the area. Besides, the proposed highway could lead to extensive urbanization and changes to the local characteristics.
11.2.4 To enhance SENT's role as a tourism/recreation centre, the footpath in Sai Kung East Country Park should be upgraded to a road network. By using environmentally friendly transport, it could improve visitation to the area.	D Wong	Provision of road access and thus the additional traffic and possible nuisance will compromise the tranquility of the country park environment. All environmentally friendly transportation modes would be explored before consideration of new roads or widening of the existing roads.
11.2.5 Whether the public access to the area beyond Pak Tam Chung, which was restricted to access by private vehicles, would be improved.	TPB	Currently, the area beyond Pak Tam Chung is served by public transport to Wong Shek Pier and access by private vehicles is restricted. There could be scope to introduce environmentally friendly transport mode to the eastern part of High Island Reservoir and access by water-borne transport but it requires further investigation.
11.2.6 The present restriction on vehicular access beyond Pak Tam Chung should be maintained. A tourist mini-bus route could be introduced between Pak Tam Chung and the High Island Reservoir. The thinking of constructing new roads to connect tourist attractions is fundamentally fault as it would, in turn, lessen the tourism value of the spot.	S Lo	Noted. The concept is incorporated in the development options for further evaluation and technical assessments. Also see response in paragraph 11.2.6.
11.2.7 The Options have not submitted concrete proposals to improve the traffic and transport aspect of SENT. The following proposals were suggested for inclusion in the Options: Extension of MTR TKO Line from Po Lam to HKUST and further up to Sai Kung to link up with the MOS Rail; Widening Sai Sha Road to four lane to enhance access between Sai Kung and Shatin; and Double-decking the section of Hiram's Highway between Sai Kung and Ho Chung to get around the difficulty in road widening.	W H C Wan	The current level of development may not justify the widening of Sai Sha Road and an extension of the MTR TKO line to HKUST and further up to Sai Kung. Road widening/improvement proposals on Hirma's Highway are incorporated in the development options for further evaluation and technical assessments. However, all environmentally friendly transportation modes would be explored before consideration of new road or widening of the existing roads.
11.2.8 Widening Hiram's Highway is required for section between Sai Kung and Clear Water Bay Road in view of its traffic congestion.	F La	The widening of several sections of Hiram's Highway is being undertaken by the Government in phases. Road widening/improvement proposals are incorporated in the development options for further evaluation and technical assessments. However, all environmentally friendly transportation modes would be explored before consideration of new road or widening of the existing roads.
11.2.9 Road reserve should be provided in road improvement scheme to allow for future widening.	H K Lau	This may require resumption of additional private land. It could only be justified if there is a projected long-term need for additional traffic capacity. The Dual-2 road improvement scheme is well enough to cater for the traffic growth up to 2011. All environmentally friendly transportation modes would be explored before consideration of new road or widening of the existing roads.
11.2.10 Widening of Hiram's Highway should only be pursued if there is a genuine need for improvement but not as means to induce additional development. The existing roadside business and the proposed horticulture corridor should not be adversely affected by the widening scheme. The road link to Sha Tin should be maintained as only as a secondary alternative route.	S Lo	The rural townscape of the area along Hiram's Highway is worth preserving to maintain local characteristics. When pursuing improvement scheme to this highway, the investigation would include the exploration of alternative alignments and due weighting would be given to preserve the local landscape as far as practicable. In any case, all environmentally friendly transportation modes would be explored before consideration of new road or widening of the existing roads.
11.2.11 A road tunnel is suggested from Ho Chung to Choi Hung and Tai Shui Hang.	C Hiew	Proposed tunnel not justified on engineering and traffic grounds. All environmentally friendly transportation modes would be explored before consideration of new road or widening of the existing roads.
11.2.12 New roads should be discouraged as they would have considerable ecological and visual impacts.	H Lee	Accessibility remains a key local issue needs to be addressed. All relevant factors should be assessed in deriving the appropriate proposal.

11.3 New Rails & Future Linkages

Suggestions/Comments	Raised by	Responses
11.3.1 MTR TKO Line should be extended to Tai Po Tsai/Sheung Yeung and even Nam Wai where MTR, monorail, ferry pier and carpark facilities could be incorporated.	J Hui W T Hung	The planned level of development in the Study Area may not justify the extension of MTR TKO Line to Nan Wai. Other environmentally friendly transport modes would be examined to cater for the transport needs.
11.3.2 Rail should be provided in SENT to connect MOS rail and TKO MTR (via Sai Kung Town and Ho Chung) to facilitate visitation to scenic spots in Sai Kung. Further connection from Sai Kung Town to Pak Tam Chung should be explored.	B Ng	The planned level of developments for the Sai Kung area may not justify the introduction of railway into the Study Area, apart from the landscape and conservation considerations. Road widening/ improvement proposals are incorporated in the development options for further evaluation and technical assessments.
11.3.3 As railway development involves heavy investment, the economic and financial viability should be seriously considered. In the meantime, other alternatives, such as cable car and tram, should be explored.	S Yiu	Noted and agreed. Environmentally friendly transport modes are considered as better alternatives.
11.3.4 Feeder services should be provided to link up the future MOS Rail and Sai Kung to enhance the accessibility to SENT.	S Chik	This concept is supported and should be assessed further.
11.3.5 The Study should put more emphasis on planning for pedestrian traffic and walking should be promoted as an environmental friendly mode of transport.	W T Hung	Agreed. Planning for pedestrian facilities to promote walking is incorporated into the tourism and recreation initiatives.

11.4 Ferry Services

Suggestions/Comments	Raised by	Responses
11.4.1 Accessibility of SENT could be improved by providing ferry (not high speed ferry) from a new pier/terminal built in the vicinity of the HKUST/Clearwater Bay which could be connected to the TKO MTR by tunnel or bus.	C Howarth	It does not seem to serve the commuting need of the communities within the sub-region and accessible locations is rather limited.
11.4.2 High speed ferry from Sai Kung to urban area is not supported because of safety and marine conservation considerations.	TPB CPC S F Ng D Wong F Lau S Wong	Ferry from Sai Kung to urban area will mainly serve the holiday visitors for leisure trips and not for daily commuting purpose. This is to address the concerns on marine safety aspects and impacts on marine ecology. Indeed, commuting service needs to be justified in financial viability terms.
11.4.3 Ferry service to TKO is not supported as there is not clear advantage over land transport.	L H Cheung	Ferry route to TKO not taken forward to the preliminary development strategy stage but only to the Metro Area for tourism purpose. Intermediate stops at Heng Fa Chuen could be considered to capitalize on the MTR station.
11.4.4 Ferry service to Heng Fa Chuen in association with the Lei Yue Mun military museum could be packaged as a tourist attraction.	S Yiu	Recommended ferry services to Metro Area for tourism purpose only. Intermediate stops at Heng Fa Chuen also recommended capitalizing on the MTR station.
11.4.5 A water transport interchange, including ferry pier, should be provided for comprehensive integration of public transport services.	J Hui	This could be integrated with the Gateway Centre proposed at Sai Kung Town.
11.4.6 Ferry service need to be encouraged and implemented quickly to improve the linkage to urban area.	HKIREA	High-speed ferry service to the urban area has been proposed in development options. However, preliminary comments and feedback from the public consultation indicated concern on the safety aspects and impact to marine ecology. The proposal would be modified to cater for holiday period to serve visitors than as a commuter service.
11.4.7 More organized ferry services may be provided to enable the visit to the outlying islands in Part Shelter.	S Lo W T Hung	Noted. This will be taken into account in formulating the Tourism/Recreation Framework.
11.4.8 In view of the recreation potential at Sharp Island and Kau Sai Chau, the marine transport to these islands should be improved.	TPB	Agreed. The transportation facilities to Sharp Island and Kau Sai Chau would need to be improved if the recreation opportunities of these islands are to be further extended.
11.4.9 Wider use of high speed ferries should be explored for recreational purpose.	R Nissim	In view of the potential conflict to existing marine activities, scope of high-speed ferries should be confined.
11.4.10 Water transport is worth considering to relieve land transport and the current congested road traffic condition and reducing parking space demand.	H Lee	Ferry from Sai Kung to urban area will mainly serve the holiday visitors for leisure trips and not for daily commuting purposes. Alternative mode of transportation will be examined in this Study for identification of the preferred mode.

11.5 Cycling

Suggestions/Comments	Raised by	Responses
11.5.1 The proposed development areas in the Initial Development Options should be connected by cycle path, similar to the same provision in Sha Tin, Tai Po and TKO. Racing route for mountain bike in the country park areas should be considered.	S W Leung	Cycling as an environmentally friendly transport mode is supported. The feasibility in providing cycle path from Ho Chung to the Sai Kung East Country Park will be assessed. However, mountain bike racing may not be compatible with the serenity setting of the country park.
11.5.2 Cycling lane along the coast of Sai Kung would be a good idea for recreational purposes.	CPC	The Study is in support of the provision of a bicycle network in the appropriate part of the Study Area to promote environmentally friendly transportation and as additional recreation facilities. This proposal will be further examined in the Study.
11.5.3 Future road design in Sai Kung should take into consideration of cycling competition requirements as a number of important events are held in the area.	S W Leung	Cycling for recreational purposes is supported. This will be subject to the outcome of studying the feasibility in providing cycle path network in Sai Kung area.

Suggestions/Comments

Raised by

Responses

11.5.1 The proposed development areas in the Initial Development Options should be connected by cycle path, similar to the same provision in Sha Tin, Tai Po and TKO. Racing route for mountain bike in the country park areas should be considered.

S W Leung

Cycling as an environmentally friendly transport mode is supported. The feasibility in providing cycle path from Ho Chung to the Sai Kung East Country Park will be assessed. However, mountain bike racing may not be compatible with the serenity setting of the country park.

11.5.2 Cycling lane along the coast of Sai Kung would be a good idea for recreational purposes.

CPC

The Study is in support of the provision of a bicycle network in the appropriate part of the Study Area to promote environmentally friendly transportation and as additional recreation facilities. This proposal will be further examined in the Study.

11.5.3 Future road design in Sai Kung should take into consideration of cycling competition requirements as a number of important events are held in the area.

S W Leung

Cycling for recreational purposes is supported. This will be subject to the outcome of studying the feasibility in providing cycle path network in Sai Kung area.

11.6 Environmental Friendly Mode of Transport

Suggestions/Comments	Raised by	Responses
11.6.1 Environmental friendly mode of efficient transport should be promoted in SENT in view of its natural environment and landscaping. Feasibility for sub-merged road, electric mass transit, etc. should be explored.	CPC H T Tsui E Lau F Lau	Adequately landscaped road and environmentally friendly transport modes will be proposed. Environmentally friendly transport mode from Sai Kung Town to Pak Tam Chung and High Island Reservoir is being considered which will be further investigated in the next stage of the Study.
11.6.2 Environmental friendly mode of transport to connect areas between Clear Water Bay and Pak Tam Chung should be explored to link up education and recreation facilities, heritage sites and scenic spots.	B Ho	Environmental friendly transport is encouraged but their routing and feasibility are subject to further studies.
11.6.3 In order to improve accessibility while without damaging the environment, different types of transportation, e.g. cable car to link up the islands in Port Shelter and between Ho Chung and Pak Fa Lam (near Kowloon Peak) should be explored.	W H C Wan	Cable car operation has limited capacity and may not be appropriate for areas with higher level of traffic demand. Its installation may also affect the existing character of the area.
11.6.4 Whether environmentally friendly mode of transportation is really beneficial to the environment is subject to its type and alignment. More detailed information and environmental impact assessment should be conducted to ascertain its benefices to the environment.	C Y Lam	A broad assessment on the preferred environmentally friendly mode of transport would be undertaken in the next stage of the Study.

12. TSEUNG KWAN O AND HO CHUNG

12.1 Tseung Kwan O

Suggestions/Comments	Raised by	Responses
12.1.1 This Study should supplement the Feasibility Study for Intensification and Extension of the Tseung Kwan O New Town because the latter is confining its scope of Study within the New Town. Some of the need of the New Town could be provided elsewhere in the Study Area. The demand of high-class medium density housing for the research fellows and their families of HKUST is an good example. In this connection, the present housing mix in the Study Area should be reviewed.	V Chu	Recreational need of the growing population in TKO is well recognized. The proposed leisure tunnel would allow convenient access to various recreation spots in the adjoining Clear Water Bay area. The HKUST is identified as a Technology Development Node in the Preferred Development Option. Housing opportunity will also be highlighted.
12.1.2 As an important residential and employment centre of SENT, TKO and its interface with Sai Kung should be addressed in the three Initial Development Options.	M Chiang	TKO is basically under a separate feasibility study. However, linkages between the new town and the rest of Study Area taken into consideration.
12.1.3 More integration of TKO and MOS New Towns should be considered. The adjacent areas of the New Towns could be developed as new town extension.	S Wong	The areas surrounding the new towns have been designated as Green Belt to contain urban sprawl and also serve as a green buffer between main urban developments.

12.2 Ho Chung

Suggestions/Comments	Raised by	Responses
12.2.1 As Ho Chung is the first major residential area in Sai Kung along the main road access from urban areas it should be developed into a gateway centre with medium density housing and transport interchange.	E Yew	Ho Chung is proposed as a secondary node only. While no intensification for medium housing is proposed due to road capacity threshold, higher development intensity could be considered should the proposal brings along planning gain that enhance the node function of the area. However, infrastructure upgrading is required.
12.2.2 With introduction of large scale carpark, Ho Chung should be further developed into a transport interchange including the connection of environmentally friendly transport.	S K Pang S Wong	Noted. The concept is incorporated in the development options established for further evaluation.
12.2.3 The potential of Ho Chung is currently under-utilized. This Study should explore the development opportunities of Ho Chung to make it a better township.	C Hiew	The development options have already initiated proposal for the Ho Chung area which will be taken forward for further evaluation.
12.2.4 Potential environmental impacts should be assessed for any developments in Ho Chung valley in order to protect the natural resources.	H Lee	This will be taken into consideration in the environmental assessment.

13. TECHNICAL ASSESSMENTS

Suggestions/Comments	Raised by	Responses
13.1 Baseline bio-diversity studies in terms of species and spatial distribution should be conducted for the Study Area in order to facilitate assessing environmental impact of various development options.	C Y Lam H Lee	Marine ecology is broadly covered in the Baseline Study of the SENT Study. More detailed and specialized baseline studies should be conducted for individual projects.
13.2 The information of the baseline studies presented in the Consultation Digest is insufficient to justify the proposals. More comprehensive information should be provided at a later stage of the Study.	I H Ni	The preparation of the initial options and the preliminary strategy has been based on multi-disciplinary baseline review. More detailed information is available in the on-going working papers of the Study.
13.3 In view of the importance of the natural environment and landscape of SENT, environmental assessments should be conducted for any development proposals in the Study.	B Ho	The Study has included an Environment Assessment on the proposals in the Preliminary Development Strategy to confirm their acceptability in broad term.
13.4 The Study period of one year should be extended to enable seasonal assessments for ecological and sensitive environmental issues.	L Wong H K Shing W C Lau	This is beyond the scope of this Study.
13.5 A comprehensive study on the unprotected sites of cultural and landscape importance should be conducted in order to protect the uniqueness of the natural environment of SENT.	H Lee	Baseline profiles on the sites of cultural and landscape importance has been set up and provide the basis for further assessment.
13.6 Adequate study on environmental and ecological aspects must be undertaken to prove beyond doubt by authoritative experts before sites are recommended for conservation use, especially where private land is involved. This will avoid planning blight as no compensation is payable under the present planning framework.	V Chu	While this is a sub-regional planning study, more detailed assessment and analysis will be conducted where necessary to support the proposals.
13.7 The drainage system in Sai Kung should be reviewed to avoid flooding.	H K Lau	Issue to be addressed in technical assessments.

14. IMPLEMENTATION MECHANISM & DEVELOPMENT PROGRAMME

Suggestions/Comments	Raised by	Responses
14.1 In pursuing local development, the Government should adopt a partnership approach with local initiatives, which could bring along the following benefits: require no land resumption and public funding; avoid tedious procedures and disputed in land resumption; provide more attractions to promote tourism; develop abandoned agricultural land for environmental improvement; restore abandoned village; increase Government revenue.	D Wong	Private sector is considered an important implementation agent indeed. The implementation aspect of the Recommended Development Strategy will be examined as part of the Study.
14.2 In order to facilitate the implementation of the Study proposals and private initiatives, the Government should adopt a more flexible and generous development permission mechanism by setting up an interdepartmental task force to consider development proposal as in the case of HK Disneyland.	D Wong	There are already well-established development control mechanisms in HK. Review of these institutions is beyond the scope of this Study.
14.3 Allowance should be made for private initiative to provide residential and recreational facilities.	V Chu	Agreed. Private initiative is considered an important implementation agent for residential and recreational facilities in the Study Area.
14.4 As revenues/profits would be generated from the tourism and recreation development, the Study should examine how the economic gains be benefit to the community, e.g. setting up conservation and education funds.	H Lee	This will be investigated when looking into the implementation aspect at a later stage.
14.5 The Initial Development Options may represent a long term scenic of SENT. To enable the implementation of these proposal, they should be implemented in phases.	J Hui S F Ng	Broad outline development programme will be prepared for development proposals recommended by this Study.
14.6 In order to encourage private participation in implementing the Study recommendations, the Government should relax the development restrictions and leave the market to meet the expectation and requirements of the community.	D Wong	The Study will examine the implementation aspects of individual proposals in the Recommended Development Strategy.
14.7 In order to preserve the marine ecology, the Government should firstly clean up the long coastline of Sai Kung and manage it properly through municipal services and land use planning/control.	H T Tsui	These tasks are currently under the responsibility of the respective government department.

15. PUBLIC CONSULTATION

Suggestions/Comments	Raised by	Responses
15.1 It is expected that the quick response of the Government to the opinions collected in the previous forum held in May could be maintained in this round of consultation.	S F Ng	A consultation report is produced to cover all feedback collected at the second stage public consultation.
15.2 As the local community would be directly affected by the proposals of the Study, it should be kept informed of the Study progress and the proposals.	W C Lau	Another round of public consultation will be conducted upon finalization of the draft Recommended Development Strategy.
15.3 The Government should adopt an open-minded policy to liaise with the land-owners with the intention that proposed zoning plans could be slightly modified to suit existing land-ownership patterns. This will not only minimize objections from the public, but will also speed up the implementation of the new zoning plan.	S Wong	Channel for discussion with proponent over development proposal is well established. Adjustment to zoning boundary should not be confined to land ownership pattern but all other relevant considerations.
15.4 The evaluation process of the Initial Development Options should be more transparent. More information using simple terms and understandable drawing should be provided for public inspection.	C C Lam	The study reports are available for public inspection, upon prior arrangement.

16. RESPONSES TO DEVELOPMENT PROPOSALS FROM PRIVATE SECTOR

Suggestions/Comments	Raised by	Responses
16.1 A loop road proposed around High Island Reservoir within the Sai Kung East Country Park. Key Concepts/Features includes: Extending the existing road network within the Sai Kung East Country Park to form a loop road with a minimum acceptable road width; Linking up the scenic spots and recreational facilities by the proposed road; Providing environmentally friendly transport on the road; and Keeping the country park close to unauthorised vehicles. Loop road with minimum acceptable width.	S K Ngai	The following concepts is supported: to improve the accessibility within the Country Park; and to maintain the restriction on private vehicles beyond Pak Tam Chung. Reservations on the proposals: environmental impacts of the proposed road on the natural landscape; induce development pressure within Country Parks along road access; substantial geotechnical works may be required; and reduction of recreation and amenity value of the existing MacLehose Trail if it is converted into a hard-paved access road. The Study's recommendation: to improve the accessibility through enhancing and extending existing walking trail to avoid compromising tranquility and environment.
16.2 Proposed medium density residential development intensity with retail and parking facilities at Ho Chung. The proposal will contribute to the formation of the second Gateway Centre in SENT.	O Cheng	In the Preliminary Development Strategy, Ho Chung is proposed as a secondary node only and no intensification for medium housing is proposed due to road capacity threshold. Higher development intensity at the area should be considered with its own merits under the planning application system. There are reservations to the proposal as follows: excessive development intensity as the other 3 "CDA" zones reserved for low-rise and low-density residential use in Ho Chung; precedent for other "CDA" sites resulting in adverse cumulative impacts on the existing and committed road networks and infrastructural provisions in the Ho Chung area; and sewerage and drainage connections currently not available in the vicinity.
16.3 Comprehensive Residential, Hotel, Recreation and Education Development at Pak Shui Wun near HKUST, Tai Po Tsai. The proposal includes comprehensive residential, hotel, recreation and educational development with ancillary environmentally friendly transport facilities to cater for various corporate activities such as training, conferencing, outing, etc. and to offer quality housing and living environment to expatriates/corporate executives.	L Wong	The proposal is not supported in the Study because: proposed scale of development too extensive; natural character and landscape setting of the area should not be compromised; area proposed to be surrendered represents only about 16% of the area proposed for development, the rest being Government land; and impacts on infrastructure, drainage and sewage, and traffic and transport.
16.4 A "Sea World" proposal at Sharp Island North, Tai Tsan Chau and Pak Sha Chau. The proposal includes recreation/education development for marine ecology cum water sports activities with further aim of promoting future development of fishery industry. Expected daily patronage around 3,000 to 5,000. The project could include: A fish culture zone for diving, fishing, fish and coral rearing and appreciation. Water sport activities zone (outside the fish culture zone) for water skiing, water motor cycling, canoeing and windsurfing. Islands linked up by floating walkway with supporting and facilities e.g. a marine research and study centre, restaurant, souvenir shop, pier, etc.	L H Cheung	The proposed concept on recreation/education development in respect of marine ecology and fishery protection and water sports activities is supported at it would promote eco-tourism in the Study Area. The recreation potential of Sharp Island are recognised in the Preliminary Tourism and Recreation Strategy. Detailed impact assessments required for the proposal to address environment, transport, marine and landscape aspects.
16.5 Proposed Water Ski Centre at Chong Hing Water Sports Centre, High Island. The proposal is to make use of the West Sea Coffer Dam and Chong Hing Water Sports Centre as a Water Ski Centre to reduce potential risk of collision in open sea while the existing activities to be relocated to the High Island Reservoir. Dinghy sailing and canoeing (currently provided by Chong Hing Water Sports Centre) should be allowed at the High Island Reservoir. Water Ski Centre at the West Sea Coffer Dam would, on a shared basis, provide the "classic" water-skiing towed by boat. Cable ski course may also be offered.	C Howarth	The Study recommends recreation use in High Island Reservoir. The use of the inland water bodies is recognised as an optimal utilization of the recreation potential from strategic planning point of view and a positive measure in reducing conflict between water recreation and marine traffic in open sea. There are reservations on the proposals: Tranquility of the country park area; and Concerns on replacing the existing Chong Hing Water Sports Centre as a well used public facility, which includes also land based activities e.g. tent and day camping, for a commercially run Water Ski Centre.

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