Rich Wetland Could be Re-zoned
Deadline for Objections: 16 November 2007
To at least one developer in town, a residential area of six three storey houses on a 20 metre platform set above a wetland area down a steep and beautiful gorge above Pan Long Wan, CWB "would not cause any significant adverse impact on the local natural environment"
Sea Treasure Limited, the applicant for rezoning of this 2,580m2 site near the end of Hang Hau Wing Lung Road, believes that their proposed development of six three-storey houses is "fully compatible with surrounding developments" and a "logical land mark to define the end of Hang Hau Wing Lung Road". The units would be built
Photo looking down into the "Subject Site" on extremely rainy day. Pang Long Wan is in background. More/better pictures coming soon. |
on top of a "structural platform with a landscaped garden deck underneath" – this platform is, effectively, on stilts so that the houses would be level with the existing road and accessible by an "elevated access road".
In doing so, the developer suggests "most of the existing vegetation will be retained" and, where trees have to be felled, "8 new trees will be planted to compensate for the felling of each existing identified tree within the subject site at no cost to the government and with no claim for additional floor area".
The developer also offers "at no cost to the government" to swap another piece of land (they claim is currently zoned "agricultural") that they own as compensation for the affected site. This piece of land (Lot 86 in DD 238) which they offer for "nature conservation use" is just 728m2 and, according to residents in the area, does not have the beauty nor ecosystem of the area in question.
The developer promises to take full responsibility "for repair and maintenance works of the affected hill-slope in the future" but Explore wonders what sort of controls could be put in place to ensure that the company does this maintenance in perpetuity.
Sea Treasure Limited states: "private lots within the Subject Site are abandoned farmland. It is, therefore anticipated that the Subject Site is very likely subject to frequent human disturbance. " It is interesting that they should use this as a point of justification. A resident in the area told Explore that, when he called AFCD to rescue a dog in distress who was trapped down the hill in the "Subject Area", the AFCD officials refused to go down because it was too swampy and "dangerous". The same resident and friend went down themselves and pulled the dog out. But, he said, "although beautiful from above, it was not an area to go for an idle walk".
The application offers some photos of rather sickly looking trees that may be disturbed – quite different than those that Explore saw on a particularly rainy day earlier this week. They do not provide any detail of the fauna in the area and yet residents have seen a wide variety of birds and butterflies, muntjac and porcupines. Given the nature of the area – it is expected that the area is rich in many other wetland species that cannot be seen from the road and houses up above.
The case comes before the Town Planning Board (TPB) later this month and comments on the plan must be received by the TPB by 16 November. Although your comments will be made available to the public – the TPB ensures that all personal details are completely struck from the open records and neither the developer nor land owner is able to obtain your name.
A resident of the area has provided a helpful list of relevant objections that might make it faster and easier for you to comment. Included in this document is the map of the area. Here, also, is the "Gist" of the project, provided by the TPB.
Further helpful information is in a follow-up article.