For discussion
on 14 April 1999
PWSC(1999-2000)3
ITEM FOR PUBLIC WORKS SUBCOMMITTEE
OF FINANCE COMMITTEE
HEAD 707 - NEW TOWNS AND URBAN AREA DEVELOPMENT
New Territories West Development
Civil Engineering - Land development
299CL - Tsuen Wan Bay further reclamation, area 35, phases I and II
Members are invited to recommend to Finance Committee -
- the upgrading of part of 299CL, entitled "Proposed dangerous goods anchorage at Tang Lung Chau - site investigation works", to Category A at an estimated cost of $32 million in money-of-the-day prices; and
- the retention of the remainder of 299CL, retitled "Tsuen Wan Bay further reclamation", in Category B.
PROBLEM
We need to relocate the existing Tsuen Wan dangerous goods anchorage (DGA) to Tang Lung Chau to make way for the proposed Tsuen Wan Bay further reclamation (TWBFR), which will provide land to meet the increase in the territorial housing demand.
PROPOSAL
2. The Director of Territory Development (DTD), with the support of the Secretary for Planning, Environment and Lands, proposes to upgrade part of 299CL to Category A at an estimated cost of $32 million in money-of-the-day (MOD) prices for site investigation works and the engagement of consultants to undertake physical modelling tests for the proposed DGA at Tang Lung Chau.
PROJECT SCOPE AND NATURE
3. We upgraded part of 299CL to Category A in December 1997 for reprovisioning of Tsuen Wan public cargo working area to Stonecutters Island. The remaining works under 299CL comprise -
- reclamation of about 29 hectares of land and construction of about 1 500 metres of seawall at Tsuen Wan Bay;
- provision of roads and drains with all ancillary works on the reclaimed land;
- improvement and upgrading of the existing road network, stormwater drainage system and sewerage system necessitated by the development of the reclaimed land;
- reprovisioning of the existing Tsuen Wan dangerous goods anchorage with all ancillary works;
- reprovisioning of other marine facilities and marine accesses affected by the reclamation with all ancillary works; and
- all associated waterworks and landscaping works.
4. The part of the project we now propose to upgrade to Category A covers the site investigation and physical modelling tests necessary for the detailed design of the proposed engineering works described in sub-paragraph 3 (d) above.
JUSTIFICATION
5. The main purpose of TWBFR is to provide sites for housing development to meet strategic growth and in that process to provide decanting space to facilitate urban renewal of Tsuen Wan New Town. The TWBFR Investigation Study has recommended reclaiming about 29 hectares from Tsuen Wan Bay, the optimal scale to provide sufficient land for meeting the needs for housing development as well as transport infrastructure and essential community facilities. The proposed housing development on TWBFR comprises public and private housing developments which will accommodate a population of about 30,000 people.
6. We need to relocate the existing DGA at Tsuen Wan Bay to make way for TWBFR. After a thorough territorial site search, we have identified a site near Tang Lung Chau to the south of Ma Wan as suitable for the reprovisioning of the DGA. In October 1998, a detailed environmental impact assessment conducted under TWBFR Investigation Study concluded that the risk and environmental impacts associated with the new DGA at its proposed location are within acceptable limits.
7. According to the public housing development programme, the Director of Housing plans to commence housing construction on TWBFR in end 2007 with a target population intake starting in end 2010. In order to tie in with the very tight housing development programme, we need to start the site investigation and detailed design for the new DGA in mid 1999 for completion by end 2000, with the construction works to start in early 2001 for completion by end 2003. This will enable the construction works of TWBFR to proceed in phases commencing in early 2004 for full completion by end 2009.
8. The Director of Civil Engineering (DCE) will supervise the site investigation works and carry out the detailed design and tender preparation/assessment of the DGA using in-house resources. We also need to carry out physical modelling tests to verify the design of the breakwater which protects the DGA against wave action. Owing to insufficient in-house resources, DCE proposes to engage consultants to carry out the physical modelling tests.
FINANCIAL IMPLICATIONS
9. We estimate the capital cost of the works to be $ 32 million in MOD prices (see paragraph 10 below), made up as follows -
| $ million
|
|---|
| (a) Site investigation
| 27.0
|
| (b) Physical modelling tests
| 1.0
|
| (c) Contingencies | 2.8
|
| ______
|
| Sub-total | 30.8 | (at December
1998 prices)
|
| (d) Provision for price adjustment | 1.2
|
| ______
|
| Total | 32.0 | (in MOD prices)
|
| ______
|
A breakdown by man-months of the estimate for consultants fees for the physical modelling tests is at the Enclosure.
10. Subject to approval, we will phase expenditure as follows -
| Year | $ million
(Dec 1998) | Price
adjustment
factor
| $ million
(MOD)
|
|---|
| 1999 - 2000 | 20.0 | 1.02625 | 20.5
|
| 2000 - 2001 | 10.8 | 1.06217 | 11.5
|
| ______ | | ______
|
| 30.8 | | 32.0
|
| ______ | | ______
|
11. We have derived the MOD estimate on the basis of the Government's forecast of trend labour and construction prices for the period 1999 to 2001. We will award the proposed consultancy for the physical modelling tests on a lump sum basis with no provision for inflation adjustments as the consultancy period will not exceed 12 months. We will tender the site investigation works under a standard remeasurement contract because the quantities of works involved may vary depending on the actual ground conditions. The contract will not provide for inflation adjustments as the contract period will not exceed 21 months.
12. The proposed site investigation and physical modelling tests have no annually recurrent financial implications.
PUBLIC CONSULTATION
13. We consulted the Tsuen Wan Provisional District Board (TWPDB) on the whole scheme including TWBFR and the new DGA location on 20 October 1998. Some Members expressed concern on the general concept of further reclamation, while the main environmental concerns of the TWPDB Members were the noise and water quality problems that might be caused by TWBFR. Members concerns were discussed at the Advisory Council on the Environment (ACE) meeting on 27 October 1998 and ACE endorsed the findings of the EIA on TWBFR and was content that TWBFR would not cause any insurmountable adverse impact to the environment.
14. The Ma Wan Rural Committee and the Ma Wan Fishermen Rights Association were also consulted on the EIA for the new DGA on 30 November 1998. They expressed concerns on the possible environmental impacts that might be caused to the existing Ma Wan fish culture zone. We have explained to them that all environmental impacts had been found to be within acceptable limits as concluded in the EIA study. We have scheduled a second round of consultation sessions with the Tsuen Wan PDB and ACE in May and June this year respectively to brief Members specifically on both the engineering and environmental aspects of the DGA.
15. We consulted the Legislative Council's Panel on Planning, Land and Works on 23 March 1999. As far as the relocation of the existing DGA at Tsuen Wan Bay is concerned, Members main concerns were whether alternative locations had been considered and whether the proposed location at Tang Lung Chau would create increased risks for marine traffic and local sensitive receivers.
The Administration explained to Members that a territorial site search had been conducted and Tang Lung Chau had been found to be the most suitable location because it was located at some distance from the major fairway and would greatly improve the marine traffic safety of the busy Rambler Channel. In addition, all risks associated with the new location had been found to be within acceptable limits. Members also made comments on the proposed land-uses of the TWBFR which the Administration will take fully into consideration.
ENVIRONMENTAL IMPLICATIONS
16. The proposed Tang Lung Chau DGA project is a designated project under Schedule 2 of the EIA Ordinance. An envirionmental permit is required for the construction and operation of the project. The site investigation and the physical modelling tests themselves will not cause any adverse environmental impact. For short term impact during site investigaton works, we will control noise and water quality nuisances to comply with established guidelines and standards through the implementation of environmental pollution control measures.
LAND ACQUISITION
17. The proposed site investigation and physical modelling works do not require land acquisition.
BACKGROUND INFORMATION
18. In mid-1996, the Territorial Development Strategy Review identified TWBFR as one of the strategic growth areas to help meet the territorial housing demand in the medium and long term. In November 1997, we completed the Tsuen Wan Bay Further Reclamation, Area 35 Planning, Environmental and Engineering Investigation Study which confirmed the feasibility of TWBFR. The Town Planning Board endorsed the TWBFR scheme on 7 August 1998 and the relevant Outline Zoning Plan was gazetted on 25 September 1998 for consultation.
19. We upgraded 299CL to Category B in December 1991. On 12 December 1997, the Finance Committee approved the upgrading of part of 299CL to Category A as 490CL, entitled "Reprovisioning of Tsuen Wan public cargo working area to Stonecutters Island".
20. We plan to start the proposed site investigation and detailed design for the new DGA in mid 1999 for completion by end 2000, with the construction works to start in early 2001 for completion by end 2003. We plan to commence the construction works for TWBFR in early 2004 for completion in phases by end 2009 to tie in with the overall housing development programme on TWBFR.
------------------------------------
Planning, Environment and Lands Bureau
April 1999
(PWSC0102/WIN4)
Enclosure to PWSC(1999-2000)3
299CL - Tsuen Wan Bay further reclamation, area 35, phases I and II
Breakdown of the estimate for physical modelling tests
| Consultants' staff costs
| | Estimated
man
months | Average
MPS*
salary
point
| Multiplier
factor | Estimated
fee
($ million)
|
|---|
| (a) Physical Model Testing
| Professional
Technical
| 3
5 |
40
16 | 2.4
2.4 | 0.45
0.25
|
| _____
|
| Total consultants' staff costs | 0.70
|
| _____
|
| Out-of-pocket expenses
|
| (a) Laboratory Work | | 0.30 |
| _____
|
| Total out-of-pocket expenses | 0.30
|
| _____
|
* MPS = Master Pay Scale
Notes
(1) A multiplier factor of 2.4 is applied to the average MPS point to arrive at the full staff costs including the consultants overheads and profit, as the staff will be employed in the consultants offices. (At 1.4.98, MPS pt. 40 = $62,780 p.m. and MPS pt. 16 = $21,010p.m.)
(2) The figures given above are based on estimates prepared by the Director of Territory Development. We will only know the actual man months and fees when we have selected the consultants through the usual competitive lump sum fee bid system.
(PWSC0102/WIN4)
