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[Hong Kong] 長實豐樂圍 申建1958住宅 - Fung Lok Wai Project

長實豐樂圍 申建1958住宅 - Fung Lok Wai Project

經濟日報 03-09-2011

【經濟日報專訊】長實(00001)旗下元朗豐樂圍發展計劃,受濕地保育問題而拖延近20年,在09年獲環諮會批出環保評估報告後,昨日正式向城規會呈交規劃發展申請,希望在豐樂圍約861萬平方呎的發展區內,劃出5%作為住宅發展,提供1,958個住宅單位。

豐樂圍項目佔地達861萬平方呎,規劃為「其他指定用途」註明「綜合發展及濕地改善區」,其中約17.9萬平方呎屬於官地,其餘約97.8%的地皮則屬於發展商長實所持有。

90年代 多次申請被拒絕

發展商自92年開始已經希望將地皮發展成低密度住宅區,但受制於地皮涉及敏感的濕地生態區,故此在90年代提出的多次申請均被城規會拒絕,直至09年發展商提出可以達到「無淨濕地損失」的方案,最終獲環諮會所通過。

因此發展商亦順勢於昨日向城規會提出規劃申請,擬於豐樂圍發展綜合住宅及濕地自然保育區。

根據發展方案,住宅及會所等設施只會佔發展區5%的地皮,面積約43.06萬平方呎,將以地積比0.185倍,發展成6組共19座住宅,住宅樓高15至19層不等,建築物高度不超過主水平基準以上64.9米,總樓面面積達159.3萬平方呎,可以提供1,958伙,估計單位平均面積約814平方呎,可提供5,874人居住。

邀世界自然基金管濕地

豐樂圍項目因環保問題而拖延多時,而發展商為求獲環諮會支持,亦將項目約95%、即約818.1萬平方呎地皮,劃作自然保育區,同時邀請世界自然基金會合作負責濕地管理部分,並將會設立「環境及自然保育基金」負責濕地日後保育的營運開支。

申請人長實表示,項目涉及后海灣濕地範圍內佔地最大的私人業權地段,而擬議的發展項目並不會對空間、景觀等成負面影響,同時能夠以持續發展方式管理濕地自然保育區邁進一步。

項目拖延多時,發展商於09年11月為令項目能夠成功通過環境諮詢委員會的環評報告,更曾提出3個不同的發展方案,確保項目發展「無淨濕地損失」,當時建議發展規模則不多於2,860伙並共8,490人居住,較現時方案大約30%。


向城規會表達意見截止日期23/09!

http://www.info.gov.hk/tpb/tc/plan_application/A_YL-LFS_224.html
A/YL-LFS/224 (流浮山及尖鼻咀)
屆滿日期 : 23/09/2011

項目摘要:
http://www.info.gov.hk/tpb/tc/pl ... -LFS_224_0_gist.pdf

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Previous Discussion thread on this forum 過往本論壇上的討論帖!
http://hkbws.org.hk/BBS/viewthre ... &extra=page%3D5

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2011年09月14日 - 蘋果日報
長實建屏風樓 損候鳥生態
http://hk.apple.nextmedia.com/te ... amp;art_id=15612062

2011年9月14日 - 明報
魚塘拆壆騰地起樓 長實被指取巧
http://news.mingpao.com/20110914/gnb1.htm

2011年9月14日 - 星島日報
環團憂濕地屏風樓影響候鳥
http://hk.news.yahoo.com/%E7%92% ... 3%A5-220940176.html

2011年09月14日 - 東方日報
長實:豐樂圍非屏風樓
http://orientaldaily.on.cc/cnt/news/20110914/00176_010.html

14 Sep 2011 -  South China Morning Post
VETO WETLAND FLATS PLAN, GREENS URGE
http://www.scmp.com/portal/site/ ... ong+Kong&s=News

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本人已在有城規會發表以下意見:
本人反對此項發展的申請,原因如下:
(1) 此地區毗鄰「拉姆薩爾濕地」, 這是極具自然保育價值,將漁塘填平、建樓,造成不可逆轉的環境;
(2) 這一發展區為一長形的屏障,將會形響鳥類的飛行;
(3) 此地區是極具自然保育價值,不應由沒有自然保育經驗的發展商建造、管理和營運,應該永久交由富有自然
    保育經驗的机構去建造、管理和營運;
(4) 由地產商連這5%的地段不放過,可知它們不是有心做好自然保育,而是發展整個地段。

請各位珍惜發表意見的機會。

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本人強烈反對A/YL-LFS/224的發展項目,原因如下:

1.        擬建住宅用地的北面全是平坦的魚塘,而南面則是3條村落,樓高最高約3層,但擬建的住宅群卻是6組共19座樓高19層的大廈,不難想像對當地的景觀將會帶來何等嚴重的破壞,情況應可比美大圍鐵路站上蓋新建的屏風樓。
2.        發展項目東面毗鄰南生圍,北面毗鄰米埔自然保護區及后海灣,西面毗鄰香港濕地公園。上述3個地方均是有大量雀鳥(尤其是水鳥及涉禽)棲息覓食的地方。水鳥及涉禽的棲息及覓食均會因應潮汐漲退而改變位置,此外,牠們亦會因食物的供應量而不時在區內作短距離飛行移動,故此如在這3地之間興建一組數量如此龐大而且最高高度達64.9米的建築群,這將對於在區內生活的水鳥及涉禽的飛行造成不能估計的影響。
3.        住宅群的大量玻璃窗有機會增加區內雀鳥因誤撞玻璃而死亡的風險。
4.        由於南生圍,米埔自然保護區及香港濕地公園均為不少雀鳥夜棲的地方,再加上鄰近都是開闊的平地,故此數量這樣龐大而且遠較鄰近地方為高的建築群,無論在興建中,或完成後對周邊環境所帶來的光害及噪音問題,將會比一般在城市裡或有山丘阻隔的情況下更為嚴重。
5.        香港擁有成功建造及管理濕地經驗的公司/機構並不多,成功例子主要只有由世界自然基金會(香港分會)管理的米埔自然保護區及漁農自然護理署管理的香港濕地公園。一片成功的濕地往往需要長時間的經運及管理,而且成效的高低並不容易在條款上以黑字白紙詳列,故此本人非常憂慮由發展商建造、營運及管理的濕地自然保育區的成效究竟可會有多少?
6.        濕地管理需要金額不少的營運費用,發展商投放的金額是否真的足夠自然保育區長遠營運,本人深表憂慮。

今晚(23/09)就係最後發表意見期限,請大家踴躍發表你的意見!

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本會就豐樂圍擬議綜合住宅發展向城規會提交的正式意見(只有英文版):
HKBWS's official comments submitted to the Town Planning Board on the comprehensive development at Fung Lok Wai:

HKBWS_objection_A_YL-LFS_224.pdf (311.53 KB)

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晴天霹靂!豐樂圍的申請都再次捲土重來,仲要同南生圍同一日(3月15日)截止。

http://www.info.gov.hk/tpb/tc/plan_application/A_YL-LFS_224.html

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For those whom want to express your view over this issue, here is one more point for your reference.

The site Fung Lok Wai, has long been identified as a stronghold of night roosting ardeid in Hong Kong. In 2002, there was record of almost 400(see reference below); and a few years ago I personally sighted more than 1,000 in winter.
The location totally fall within the project site; so there would be some implication to the ardeid roosting there, the Ramsar Site. Yet, this roosting site issue has never been addressed in the Development Plan Proposed, neither EIA nor Planning Submission.

Anyone whom would like to raise out bird related opinion on this planning may take consideration of this point.

Night roost survey in 2002
http://www.afcd.gov.hk/english/p ... hkbonewsletter6.pdf

Gary

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Dear Gary,

Thanks for your sharing.
But the above link is incorrect.
I think it may be the follwoing one (start from P.9 and refer to Shing Uk Tsuen):
http://www.afcd.gov.hk/english/c ... bonewsletter1_3.pdf

[ Last edited by Sze at 3/03/2013 23:25 ]

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Hi sze,
My link is correct, please check page 10 of the newsletter.
I mean night roosting site, not egretry.
Gary

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Quote:
Original posted by gary at 4/03/2013 01:40
Hi sze,
My link is correct, please check page 10 of the newsletter.
I mean night roosting site, not egretry.
Gary
Oh! Sorry Gary!
Since you say Night roost survey in 2002 and the title of the article in your link is 2003, I overlooked the content.
Sorry and Thanks for sharing again.

[ Last edited by Sze at 5/03/2013 00:25 ]

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天大喜訊呀!

世界自然基金會香港分會宣佈:擱置參與豐樂圍項目

http://www.wwf.org.hk/?9380%2FWW ... ung-Lok-Wai-Project

世界自然基金會香港分會(WWF)今日宣布,基於豐樂圍項目尚存疑慮,本會經審慎考慮後,擔心此項目難以成為日後公私營界別合作模式(PPP)的典範,決定即時擱置與豐樂圍項目倡議者(Mutual Luck Investment Limited)合作。

公私營界別合作模式及濕地基金

本會一直相信,在合適的情況下,公私營界別合作模式,是在私人土地推行自然保育的實際可行方法;而豐樂圍項目的公私營界別合作模式,將大幅土地變為自然保護區,並提供長遠保育和管理,可以確保維持及提升豐樂圍濕地的生態價值,亦能支持整個后海灣的生態系統,可為日後同類型項目所借鑑。

自2000年初,本會積極倡議以濕地基金形式來操作建議的豐樂圍自然保護區,基金概念是由獨立人士包括濕地專家及政府代表組成的基金管理人,全權監督濕地的土地業權、資金及管理等工作,日後更可以接管其他項目的濕地及管理資金,從而令后海灣濕地能根據統一計劃妥善管理,使保育工作可以達致更長遠及全面的發展,而管理架構不會重疊、資源亦能被更有效應用。

惟有關濕地基金建議仍未被接納,政府在2011年提出完全不同的方案,由發展商繼續持有濕地業權,而環境及自然保育基金則接收濕地管理資金及負責委任機構管理該濕地。

擱置參與豐樂圍項目原因

現時,豐樂圍項目的環境影響評估(EIA)報告已獲通過,目前僅有待城市規劃委員會審批規劃申請,惟基於現時公眾、項目倡議者,以至本會對於一些關乎公私營界別合作模式,和資金及管理模式的基本原則仍然未能達成共識,本會擔心若項目繼續進行,我們訂下的長遠保育目標最終未能達成。

另外,以上由公眾及本會所提出的疑慮仍未全部釐清和解決,而本會深信,持分者的參與為公私營界別合作模式,包括豐樂圍項目的成功關鍵。作為一個負責任的保育機構,本會認為有必要於現階段擱置參與項目,給予社會各界足夠時間,進一步研究保育后海灣濕地的最理想可行方案,為日後濕地保育建立穩固基礎。

本會強調,作為本港最具濕地管理經驗的組織,我們會繼續推廣及分享米埔自然保護區及中國內地濕地保育項目的成功管理方法,從而提升區內濕地保育工作。本會亦將繼續推行環境教育及環境監察的工作,以確保本港珍貴的生境能獲得妥善保育,而本會對濕地保護的立場及盼望,將不會受擱置參與豐樂圍項目所影響。

有關豐樂園的發展、本會立場、參與及常見問題等相關資料,請瀏覽:
wwf.org.hk/whatwedo/conservation/wetlands/fishponds/funglokwai

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Good News!

http://www.wwf.org.hk/index.cfm?uNewsID=9380&uLangID=1

WWF-Hong Kong Announces its Withdrawal from the Fung Lok Wai Project

After careful consideration of several unresolved issues that are critical to the Fung Lok Wai project’s success as an exemplary Public-Private Partnership (PPP) project in the Inner Deep Bay region, WWF-Hong Kong is today announcing its immediate withdrawal from the project in partnership with the project proponent, Mutual Luck Investment Limited, for a number of reasons outlined below.

The PPP Approach and the Wetland Trust Model

WWF-Hong Kong believes that the PPP approach can be a practical and viable solution for nature conservation on privately-owned lands under the right circumstances. By preserving a large area of land as a nature reserve and committing to the long-term conservation and management of the site, the Fung Lok Wai project can not only preserve but significantly enhance the ecological value of wetlands in Fung Lok Wai, thereby contributing to the entire Deep Bay ecosystem. WWF envisioned that the Fung Lok Wai project would serve as an exemplary model for other fish ponds held by developers and having Comprehensive Development/Wetland Conservation zoning.

In the early 2000s, WWF proposed that the future nature reserve at Fung Lok Wai should be run on the Wetland Trust model, in which the land ownership, funds and management are transferred to a Wetland Trust overseen by an independent board made up of credible members including wetland experts and government representatives. This Trust would also be grown to accept other wetlands and funds, which would ensure they are effectively managed under one comprehensive plan aiming to achieve ambitious conservation goals; rather than being planned and managed individually with overlapping objectives and repeated efforts.

The Wetland Trust model also allows for long-term conservation planning and better resource utilization. However, in 2011, a completely different funding framework was proposed by the Hong Kong government, in which the land ownership would remain with the developer and the ECF would absorb the funds and be in charge of finding and administering a management agent to manage individual sites.

Reasons for Withdrawal

The Environmental Impact Assessment of the Fung Lok Wai project has been approved and the planning application is scheduled to be considered by Town Planning Board in the near future. However, diverging views still exist among the public, the project proponent and WWF on the project’s fundamental principles in areas like the Public Private Partnership concept itself and the long-term funding and management model. WWF is not confident that the conservation objectives set for this project are achievable if it continues to proceed in its current form.

New concerns as mentioned above, belonging to both the public and WWF, arose as the project evolved over the years and have not been fully reflected or addressed. WWF firmly believes that stakeholder engagement is critical to the success of PPP projects like Fung Lok Wai.

As a responsible conservation organization, withdrawing from this project will hopefully allow adequate time and room for society to fully explore and reach consensus on how best to conserve the important wetlands of the Inner Deep Bay area.

WWF-Hong Kong, with its decades-long experience in wetland conservation and management, will continue to promote best practices and share its knowledge gained from operating the Mai Po Nature Reserve and wetland projects in mainland China, with the aim of strengthening wetlands management in the region. We will continue to run education programmes with the community and play the role of environmental watchdog to safeguard Hong Kong’s valuable and irreplaceable environment. Our position in and aspirations for wetland conservation will in no way be affected by our withdrawal from the Fung Lok Wai project.

For further details on the Fung Lok Wai project, our rationale and involvement and FAQs, please visit: wwf.org.hk/en/whatwedo/conservation/wetlands/fishponds/funglokwai

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