優化土地供應策略專題討論 4：岩洞發展 enhancing land supply strategy -topical...

Enhancing Land Supply Strategy: Reclamation outside Victoria Harbour and

Rock Cavern Development 優化土地供應策略: 維港以外填海及發展岩洞

4th Topical Discussion (14 January 2012):

Rock Cavern Development - International Experience & Possible Local Application

第四場專題討論（2012年1月14日）：發展岩洞 - 國際經驗和本地應用的可能性

Land Demand and Supply Options

土地需求及供應方案

Rock Cavern Development – International Experience

發展岩洞 - 國際經驗

Rock Cavern Development –Possible Local Application

發展岩洞 - 本地應用的可能性

Guiding Principles and Initial Site Selection Criteria

指導原則及初步選址準則

By 2039:

• Population estimated to grow by 25%,

reaching 8.9 million

• number of households increase almost

by 30% to 3.1 million during the same

period.

至2039年:

• 香港人口估計會有25％的增長，達890萬

• 住戶數目會有接近3成的增幅至310萬戶。

Housing and Development Needs – Increased Population

房屋及發展需要 - 人口增長

Population growth

人口增長

2011 7.1M

2030 8.4M

2039 8.9M

2011 2.4M

2030 2.9M

2039 3.1M

Housing demand

房屋需求

Household growth

住戶增長

3

Economic Development

• Four Pillar Industries: financial services, trading and

logistics, tourism, and professional services have been

the drivers of HK’s economic growth and jobs creation.

• Six industries actively promoted by the Government:

medical services, environmental industries, testing and

certification services, education services, innovation and

technology, and cultural and creative industries, also

require land for development.

• To enhance our competitiveness, adequate land should

be provided for infrastructure and business use.

經濟發展

• 四大支柱行業:金融、貿易及物流、旅遊，以及專業服務一直是香港經濟增長動力及工作職位來源。

• 政府正積極推動的六大產業 : 醫療、環保、檢測及認證、教育、創新科技，以及文化及創意，亦需要土地供應配合發展。

• 為提升香港的競爭力，我們需要提供足夠商業用地及其他土地進行基礎建設。

Housing and Development Needs – Economic Development

房屋及發展需要 - 經濟發展

4

Quality of Life

Public’s aspiration to improve the living

environment by

• lowering building density

• having more open space

• conserving the natural environment

• preserving culture and heritage

生活質素

大眾對改善生活環境的期望，包括:

• 降低建築密度 • 增加活動空間 • 保護自然環境 • 保存文化和文物

Housing and Development Needs – Social Needs

房屋及發展需要 - 社會需求

5

Existing Land Supply Options

土地供應方案

Existing land supply options:

種現有土地供應模式:

1. Redevelopment 重建

2. Rezoning Land 更改土地用途

3. Land Resumption 收地

4. Reclamation 填海

5. Rock Cavern Development 發展岩洞

6. Reuse of ex-quarry sites 利用前石礦場

6

Options and challenges 模式與挑戰

7

Land Supply by Different Options in the Past Decade

過去十年不同方案供應的土地

8

Land Use Categories類別 Area面積

(sq.km.平方公里) %

Residential 住宅 76 6.9% Private Residential 私人住宅 25 Public Residential 公營房屋 16 Rural Settlement 鄉郊居所 35

Commercial 商業 4 0.4% Industrial (incl open storage) 工業(包括露天貯物用地)

26 2.3%

Institutional / Open Space 機構/休憩用地 49 4.4% Government, Institutional & Community Facilities

政府、機構和社區設施 25

Open Space 休憩用地 24

Transportation 運輸 56 5.1%

Roads 道路 40 Railways 鐵路 3

Airport 機場 13 Other Urban or Built-up Land (incl Cemeteries and crematoriums, Utilities, etc) 其他都市或已建設土地 (包括墳場和火葬場、公用事業設施等等)

52 4.7%

Sub-total (Built- Up Areas) 小計 (都市或已建設土地) 263 ≈ 24%

Agricultural Land 農業 68 6.1% Woodland/Shrubland/Grassland/Wetland 林地/灌叢/草地/濕地

740 66.8%

Barren Land (incl badland, rocky shore, quarries) 荒地(包括劣地,岩岸,石礦場)

7 0.6%

Water Bodies 水體 30 2.7% TOTAL 總計 1108 100%

Broad Land Usage Distribution 概括土地用途的分布情況 (2010)

9

2010

Every 1M population need 11km2 residential land and

14km2 land for supporting infrastructure

每1百萬人口需要11平方公里住宅用地

及14平方公里配套基礎設施用地

Ratio of land for residential to supporting infrastructure is

76:99 = 1:1.3

住宅用地和配套基礎設施用地比例為76:99 = 1:1.3

It will need 20km2 residential land

and 25km2 land for supporting infrastructure

i.e. 45km2 (or 4,500 ha)

額外土地需要為20平方公里住宅用地

及25平方公里配套基礎設施用地

即共需 45平方公里 (或 4,500 公頃)

In 2010, for Hong Kong’s 7M population:

• 76km2 residential land

• 99km2 land for supporting infrastructure*

在2010年，香港700萬人口需要：

• 76平方公里住宅用地

• 99平方公里配套基礎設施用地*

＊Land for supporting infrastructure includes 79km2

land for economic activities, community facilities and

20km2 land for major roads but excluding strategic

transport infrastructure, e.g. railways and airport

配套基礎設施用地包括79平方公里土地作經濟用途、公共配套設施，和20平方公里土地作主要道路但不包括策略性運輸基建設施，如鐵路或機場

Assuming in 2039:

1. additional population of 1.8M, and

2. similar development density adopted

假設在2039年：

1. 新增人口為180萬，及

2. 以相約發展密度計算

2039

Future Land Demand 未來土地需求 (2039)

10

Site Area

發展面積

(latest est.

最近估算)

Land Supply Options 供地模式

Rezoning Land

更改土地

用途

Redevelopment

重建

Resumption

收地

Reuse of Ex-

quarry Sites

重用前石礦場

Reclamation

填海

West Kowloon Cultural District 西九龍文化區

40 ha Land development completed 開拓土地工作完成

Kai Tak Development 啟德發展區

320 ha Land development completed 開拓土地工作完成

Tseung Kwan O South 將軍澳南

60 ha Land development largely completed 開拓土地大致工作完成

Tung Chung Remaining Area 東涌餘下發展區

250 ha

New Development Areas in NT

新界新發展區 1050 ha

Ex-quarry sites (4 nos.)

前石礦場 (4個地點) 160 ha

Other Housing Projects

其他房屋發展項目 870 ha

Major Land Supply Sources 主要土地供應來源 (1):

Development Projects 發展項目

11

Site Area

發展面積

(latest est.

最近估算)

Land Supply Options 供地模式

Rezoning Land

更改土地

用途

Redevelopment

重建

Resumption

收地

Reuse of Ex-

quarry Sites

重用前石礦場

Reclamation

填海

As pursued in 2011 Policy Address, rezoning part of industrial land, green belt, agricultural land for non-industrial and housing use 按2011年施政報告所推動的, 將部分工業用地、綠化地帶和農業用地改劃作非工業發展用途及房屋用地

260 ha

Known redevelopment projects URA and private developers under consideration (as at Dec 2011)

正被考慮的政府及私營

發展商重建項目

(截至2011年12月)

30 ha

Rezoning and redevelopment 更改土地用途及重建

Total land can be

provided is about 3040 ha

總共提供約3040公頃可發展土地

Major Land Supply Sources 主要土地供應來源 (2):

12

13

Uncertainties in estimate of land supply and demand

估算土地供需所牽涉的變數

For Example 例如 : • Population growth 人口增長 • Transport infrastructures 道路運輸基建 • Aspiration for development density and community facilities

對發展密度及社區設施的期望 • Rezoning 更改土地用途

• To create a land reserve 要建立土地儲備 • To speed up implementation of practicable supply options

要加快推行實際可行的供地模式

To have a more flexible and resilient mix of land supply options 務求有一個更靈活及具彈性的土地供應模式組合

13

Limitation of Developing Remaining Area

餘下土地的發展局限

Government does not have the leading role in development, so difficult to develop in large-scale.

政府沒有發展主導權，難作大規模發展。

Remaining Area

餘下土地主要分區

Key Limitations on Development

主要發展局限

1. Green Belt 綠化地帶 • Buffer zone between developed area and country park, etc.

• Protection of vegetation, PlanD is reviewing some green belt areas

• 已開發地區和郊野公園之間的緩衝地帶

• 保護植被、規劃署正檢討部份綠化地帶

2. Rural Area 鄉郊地方 Scattered ownership, conservation of rural character, insufficient

infrastructure

業權分散、保育鄉郊特色、基建不足

3. In Proximity to Boundary Area

靠近邊境禁區

Conservation, mangroves, government does not have the leading role

in development

保育、紅樹林等、政府沒有發展主導權

4. Outlying Islands and Other

Areas 離島及其他地區

Scattered ownership, insufficient infrastructure, sloping topography

業權分散、基建不足、斜坡

43. We have to innovate to expand our land resources……Our aim is to ensure an annual supply of land for an average of about 40 000 residential units of various types. Even when demand for land declines, land development will continue. The newly developed land will be kept in the Government's land reserve and made available when appropriate. By doing so, we will be able to supply sufficient land for more than 40 000 units each year when demand rises.

15

Policy Address 2011-2012 Policy on Land Development and Accumulation

2011-12年度施政報告發展及積存土地政策

43. 我們必須以創新思維開拓土地資源……我們的目標，是確保供應的土地每年平均能提供約四萬個各類住宅單位。當土地需求下降時，開拓土地工作會繼續，新開拓土地會成為政府土地儲備，在適當時候再推出，務求做到當需求上升時，可及時提供足夠土地應付超過四萬個單位的需求。

Land Reserve 土地儲備

16


Establish Land Reserve in three forms

運用3 種形式來建立土地儲備

Land is formed first. It can be developed readily when the needs arise. It

can meet short-term needs in 3 to 4 years.

先平整土地，以備有需求時可即時進行發展。可在3至4年內完成發展以

滿足短期需要。

Potential sites are identified with the necessary studies

and design work completed. Site formation and building works

can commence immediately when the need is confirmed. It can meet

medium-term needs in 6 to 7 years.

在已物色的可行地點，先完成研究及設計工作。在確定有需求時，土地開拓及建造工程可以立即動工。可在6至7年內完成

發展以滿足中期需要。

Potential sites that fulfill the site selection criteria are reserved. Further

studies to ascertain their feasibility and design works will only be carried out after the

need is established. Including the construction period, it can meet long-term needs in 9 to10 years.

預留符合選址準則的可行地點，待日後有需求時才進一步研究其可行性及

開展設計工作。連同工程建造期，可在9至10年內完成發展以滿足長期需要。

17

Land Supply Options 現有土地供應模式

Suitability for Land Reserve 作為土地儲備的適合性

Redevelopment 重建

Not suitable 不適合 • Private owners and developers take leading role 業主和私營發展商主導開發進程

Rezoning Land 更改土地用途

Not suitable 不適合 • Involves private owners and developers, actual development hinges on

market response 牽涉私人業主和發展商，實際發展情況視乎市場情況

Land Resumption 收地

Not suitable 不適合 • Can only be used for designated purposes and/or projects 所得土地只能作指定用途和/或項目發展

Reuse of ex-quarry sites 利用前石礦場

Suitable 適合 • Create small to medium sized land only, and supply is limited 只能創造小到中型土地，且數量有限

Rock Cavern Development 發展岩洞

Suitable 適合 • Release land occupied by existing facility and its surrounding area that are

now sterilized for development 釋放現有設施所佔土地及其附近土地作發展

Reclamation 填海

Most Suitable 非常適合 • Have less impact on existing land and good for large reserve 沒有影響現有土地用途，且能創造大面積的土地儲備

17


New Oset Water Treatment Plant, Norway 挪威新奧賽德食水處理廠

Sewage Treatment Works, Norway 挪威 - 污水處理廠

Rock Cavern Development 發展岩洞 Overseas Cavern Example - Water / Sewage Treatment Plant 外國岩洞實例 - 食水/污水處理廠

Overseas Cavern Example - Oil and Gas Storage 外國岩洞實例 - 油氣儲存庫

Oil Storage, Singapore 新加坡 - 地下貯油庫

1.5 million m3

150 萬立方米

Ningpo LPG Terminal, China 中國寧波液化天然氣站


National Archives, Norway 挪威 - 國家檔案庫 Data Centre, Sweden 瑞典 - 資料中心

Overseas Cavern Example - Storage and Warehouse 外國岩洞實例 - 儲存庫和倉庫


Food Storage, USA 美國 - 食品貯存

Overseas Cavern Example - Indoor Games / Sports Halls 外國岩洞實例 - 室內比賽/運動場館

Swimming Hall, Finland 芬蘭 - 游泳館

Stadium & Recreation Centre, Norway 挪威 - 體育館及文娛中心


Maintenance depot, Finland 芬蘭 - 維修廠

Overseas Cavern Example - Maintenance Depot 外國岩洞實例 - 維修廠


International Examples 國際經驗

Rock Cavern Use

岩洞用途

Countries (non-exhaustive list)

國家（不完全名單)

Reservoirs/Water Tanks

配水庫/水池

Australia, Finland, Hong Kong, Norway

澳大利亞，芬蘭，香港，挪威

Sewage Treatment Works

污水處理設施

France, Hong Kong, Korea, Norway, USA

法國，香港，韓國，挪威，美國

Water Treatment Plants

食水處理設施

Italy, Norway

義大利，挪威

Refuse Transfer Station

廢物轉運站

Hong Kong, Norway

香港，挪威

Oil and Gas Storage

油，氣儲蓄庫

China, Japan, Korea, Singapore, USA, Vietnam

中國，日本，韓國，新加坡，美國，越南

Military Uses

軍事用途

Singapore, Switzerland, Turkey, USA

新加坡，瑞士，土耳其，美國

Warehouse

倉庫

Korea, Norway

韓國，挪威

Commercial

商業用途

Finland, France, Japan, Sweden, UK

芬蘭，法國，日本，瑞典，英國

Hydropower

水力發電

China, Korea, Japan, Mexico, Portugal

中國，韓國，日本，墨西哥，葡萄牙


Benefits of RCD 發展岩洞的好處:

• Release valuable land for development

釋出有價值的地上土地資源作發展

• Relocate "Not-in-my-Backyard" facilities into cavern, minimize

adverse impacts on the community and environment.

把厭惡性設施遷入岩洞，減低對社區及環境的影響

• Rock excavated from caverns is usually in high quality and can

be used as construction materials after processing such as

aggregates for concrete.

從岩洞挖出的岩石一般是高質量，經加工處理後適合作為建築材料，例

如混凝土碎石材料。


Key Issues of RCD 發展岩洞的主要考慮:

• Ventilation 通風

• Emergency egress 緊急逃生

• Fire safety 防火安全

• Humidity 濕度

• Accessibility 可達性

• Confined working space 密閉工作空間

• Facilities operational requirements 設施的操作要求

• Potential higher operational and maintenance cost 潛在的較高運作和維修費用

• Spatial and access constraints 空間和通道限制

• Less suitable for residential uses which require natural lighting and

ventilation according to Building Regulation 較難符合建築物條例下住宅用途的

建築物需滿足天然採光及通風的要求


Can be solved by Engineering 都可以工程解決

Tai Koo MTR Station 太古地鐵站 (1985)


Purpose-built Caverns in HONG KONG 香港特定用途岩洞



Stanley Sewage Treatment Works 赤柱污水處理廠 (1995)

Island West Transfer Station 港島西廢物轉運站 (1997)



Kau Shat Wan Explosives Depot 狗虱灣炸藥庫 (1997)



Western Salt Water Service Reservoirs 西區海水配水庫 (2009)




Previous Studies 過去的研究


Potential Land Uses for RCD 岩洞發展之潛在土地用途

Stock-taking of Government Facilities 盤點政府設施

Government

Facilities

政府設施

Boundary of 18 Districts 18 區的界線

圖例


36

Type of Facility (International Example) 設施類型（有國際範例） No. of Facilities 設施數量

Fresh Water Service Reservoir 食水配水庫 183

Salt Water Service Reservoir* 海水配水庫* 53

Water Treatment Plants 食水處理設施 23

Sewage Treatment Works* 污水處理設施* 31

Refuse Transfer Facility* 廢物轉運設施* 13

Warehouse 倉庫 1

Sports Hall 運動場 97

Slaughterhouse 屠宰場 3

Columbarium 骨灰龕 8

Mortuary 太平間 4

*Facilities with previous examples in Hong Kong 香港已有範例的設施類型


Government Facilities in Hong Kong香港的政府設施

Sha Tin (Shek Mun)

沙田 (石門)

Lion Rock

獅子山

Lantau (Siu Ho Wan)

大嶼山(小蠔灣) Mount Davis

摩星嶺

Tuen Mun (Lam Tei)

屯門 (藍地)

High to Medium 高至中

Low to Very Low 低至極低

Not Suitable 不合適

Strategic Cavern Areas 策略性岩洞發展區域

Legend

Five Strategic Cavern Areas 五個策略性岩洞發展區域

Cavern Development Suitability

發展岩洞的適合性 :

`

Tentative cavern site 初步岩洞選址

Schematic cavern layout

岩洞內部安排示意圖

Release 28 ha waterfront land 騰出約28公頃海濱用地

Reduce impact on residents 減少對居民的影響

Enhance land value 提高土地價值

Allow expansion underground 岩洞可在地下擴建

Feasibility subject to detailed studies

其可行性視乎詳細研究結果而定

A Kung Kok 亞公角


Tentative Site - Sha Tin Sewage Treatment Works 初步岩洞選址 - 沙田污水處理廠

Schematic cross-section 橫切面示意圖

Kennedy Town FW Service Reservoir 堅尼地城食水配水庫

Kennedy Town FW Service Reservoir 堅尼地城食水配水庫

Mt Davis FW Service Reservoir 摩星嶺主食水配水庫

``

Tentative cavern site 初步岩洞選址

Release 2 ha of prime land 騰出2公頃優質土地

Have minor impact on nearby residents

工程對居民的影響較小

Allow expansion without cutting the hillsides

擴建時避免削切山坡

Feasibility subject to detailed studies

其可行性視乎詳細研究結果而定


Tentative Sites - Mt Davis & Kennedy Town FW Service Reservoirs 初步岩洞選址 - 摩星嶺及堅尼地城食水配水庫



Social Harmony &

Benefits 社會和諧與效益

Economic Efficiency & Practicality

經濟效率與實用性

Guiding Principles 指導原則

Initial Site Selection Criteria 初步選址準則

Social benefits at the releasing site upon relocation of

existing facilities

當現有設施遷出後，騰出的土地產生的社區效益

Social impacts at the cavern development site

發展岩洞地點對社區的影響

Environmental benefits in the vicinity of the releasing

site upon relocation of existing facilities

當現有設施遷出後，對附近環境的好處

Environmental impacts at the cavern development site

發展岩洞地點對附近環境的影響

Engineering feasibility

工程的可行性

Cost effectiveness

成本效益

Specific requirements of facility

設施的具體要求

Suitability of relocation based on existing facility status

現有設施的狀況是否適合搬遷

Enhanced Environmental

Performance 提高環境效益

42 42

Apart from other current land supply options, do the participants agree rock

cavern development is an acceptable option for increasing land supply?

除了其他現有的土地供應模式外，參加者是否同意發展岩洞是一個增加土地供應的可接受方案？

What is participants’ view on the use of rock caverns to house public

facilities, e.g. “Not-in-My-Backyard” facilities like sewage treatment works,

and cultural and recreational facilities such as sport facilities and storage

facilities?

參加者對於將一些公共設施，包括厭惡性設施如污水處理廠、文娛康樂設施如大型體育館及貯存用途設施遷入岩洞，有何看法？

Out of 8 initial Site Selection Criteria (SSC) for choosing public facilities for

relocating into rock cavern to release such sites for other uses, which two to

three the participants would consider more important than others? 就選擇公共設施遷入岩洞從而騰出原址作其他用途的8個初步選址準則，參加者會覺得哪2至3個比較重要？

Questions to be Asked 我們希望知道的:

Topical Discussion on 14 Jan 2012 – more in-depth discussion

專題討論 (2012年 1月14日) - 與民共議

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Views collected – to finalize site selection criteria and shortlist the

potential government facilities that are suitable for relocation into

rock caverns for discussion at Stage 2 PE

收集意見 - 用以訂定選址準則及物色適合遷入岩洞的政府設施在第二階段公眾參與時討論

In mid 2012, we aim to identify 8 existing government facilities that

are suitable for relocation into rock caverns for detailed feasibility

study and further public consultation

我們期望於2012年年中，提出約8個適合遷入岩洞的現有政府設施，以進行詳細可行性研究及作進一步公眾諮詢

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Conclusions 總結 :

Thank You

多謝

優化土地供應策略專題討論 4：岩洞發展 enhancing land supply strategy -topical...

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