1. The purpose of this paper is:

  1. to present to the LegCo Members the outline concept plan for the revised scheme of South East Kowloon Development;

  2. to seek the LegCo Members' views on the outline concept plan;

  3. to seek the LegCo Members' agreement to use the outline concept plan as a broad basis for commissioning a new comprehensive feasibility study to formulate detailed proposals for the revised scheme.

2. Following the gazettal of the draft Kai Tak (North) and Kai Tak (South) Outline Zoning Plans in September 1998, the public have expressed concerns and raised objections to the proposed land uses. A series of public consultations have been conducted over the past few months with the LegCo Members, professional bodies, green groups and interest parties on the key planning issues so as to build up a consensus on the future planning of South East Kowloon Development. The mainstream opinions collected through the public consultations were already presented to the LegCo Planning, Lands and Works Panel on 9 March 1999.


3. Taking into account the mainstream opinions and the alternative proposals received, an outline concept plan for the revised scheme has been developed, as shown at Appendix I. An illustrative view of the development area is enclosed at Appendix II. The plan was presented at the public forum organized by the Planning Department on 23 June 1999. It should be noted that the proposals are preliminary at this stage and will need to be confirmed by detailed feasibility study. The main features of the outline concept plan are summarised as follows:

  1. Development Area and Reclamation Extent

    The new development area covers about 437 ha of land, with the extent of reclamation substantially reduced from 299 ha to 161 ha. It comprises:

    1. Existing Kai Tak Airport and Runway (276 ha)

    2. Kai Tak Nullah Approach Channel and Kwun Tong Typhoon Shelter Reclamation (91 ha)

    3. Kowloon Bay Reclamation (70 ha)

  2. Housing

    About 150 ha of land are proposed for development of housing and local government/institution/community (G/IC) facilities such as primary schools and clinics. It is estimated that a population of about 240,000 could be accommodated based on a maximum domestic plot ratio of 6.5. Means to increase the population as far as practicable will be explored in detailed feasibility study.

  3. Commercial

    About 12 ha of land are proposed for commercial uses. Two major commercial nodes are proposed, one in the western part along the proposed East Kowloon Line for office and retail developments and the other in the south-eastern part near the tip of the existing runway for tourist-related developments.

  4. Transport

    Two planned trunk roads T1 and T2 are maintained. Road T1 will connect the Central Kowloon Route and the Tate's Cairn Tunnel. This alternative north-south link between Kowloon and New Territories will help to relieve the traffic congestion along Waterloo Road and Princess Margaret Road. Road T2 will connect the Central Kowloon Route and the Western Coast Road. This strategic east-west route will provide relief to the Kwun Tong Bypass to serve the redevelopment in the Kwun Tong area and the expansion of the Tseung Kwan O new town.

    To alleviate environmental and visual impacts, roads will be depressed or decked over/in tunnels where feasible, subject to overcoming engineering constraints and conflicts with underground utilities. Key assumptions adopted in preparing the plan include the demolition of part of the existing Airport Tunnel (to allow more flexibility for depressing part of the roads and for building a covered culvert system) and deletion of the toll plaza for the Central Kowloon Route. The feasibility, cost and benefits of partial demolition of the Airport Tunnel will be examined in detailed feasibility study. How best to minimize the areas to be occupied by major road interchanges will also be examined.

    The 1994 Railway Development Strategy envisaged a future possible railway line connecting the KCR Hung Hom Station with the MTR Diamond Hill Station. This line has the potential to form a new strategic railway corridor connecting with the rest of the territorial railway network. The Second Railway Development Study is examining the feasibility and the priority for the East Kowloon Line. The railway alignment shown on the outline concept plan is indicative only and may need to be amended in the light of the results of the Second Railway Development Study.

  5. Strategic G/IC Facilities and Special Uses

    Some strategic G/IC facilities are proposed. A school village proposed in the central part of the development area is to meet territorial demand of secondary schools. An international stadium/sports village and a cluster of transport/aviation/maritime museums will also be provided in the central part around the main transport interchange. A hospital is proposed in the eastern part.

    Some special tourist-related uses are incorporated along the waterfront, like millennium tower, marina, festival market/leisure centre, entertainment mall/possible cruise terminal, heliport/tourism & business centre, etc.

    The proposed new typhoon shelter to reprovision the existing Kwun Tong and To Kwa Wan typhoon shelters is located in the south-eastern end of the development, with the refuse transfer station and public filling barging point concealed at the far end.

  6. Open Space

    A metropolitan park of 24 ha in size is proposed, with radiating open space corridors linking various development nodes and the hinterland. The park will also be linked to a continuous waterfront promenade connecting the marina to the west, and the entertainment mall/possible cruise terminal and other tourist-related developments to the east.


4. A large embayed water area of poor environmental quality will be eliminated via the proposed reclamation in Kai Tak Nullah Approach Channel and Kwun Tong Typhoon Shelter.

5. Culverts are proposed to be adopted in lieu of open channels to meet the expectation of the public at large, subject to resolving the related maintenance issues.

6. Noise and air impacts can be overcome by adopting appropriate mitigation measures. These impacts can be reduced where sections of roads are depressed or in tunnels.


7. Pending the outcome of this meeting of the LegCo Planning, Lands and Works Panel, the outline concept plan will be amended as appropriate to incorporate the views of the LegCo Members and thereafter will form the basis for commissioning a new comprehensive feasibility study to formulate detailed proposals for the revised scheme.

8. In order to meet the medium term housing needs, it is intended that the housing development at the north apron of Kai Tak Airport (NAKTA) be implemented as early as practicable to take advantage of the formed land already available. The LegCo Members' views will be sought on the way forward for the NAKTA development as soon as the detailed layout of the NAKTA development are completed prior to completion of the entire new comprehensive feasibility study.


Appendix I Outline Concept Plan
Appendix II Illustrative View of the Development Area

Territory Development Department
9 July 1999