A Feasibility Study of Developing Chi Fu Site into an Eco-Adventure ...

2015

HO Yan Ching, Holly (115032366)

Ngai Wing Ki, Winky (1155034779)

Tong Ka Sik, Gladys (1155032541)

Tanda Rebecca Denise (1155032014)

Tsung Ho Sun (1155023898)

Wong Kit Chuk, Janice (1155034854)

Yang Sze Ki, Katie (1155033744)

URSP3400 Essentials of Land

Development Process

2015/12/3

A Feasibility Study of Developing Chi Fu Site into an Eco-Adventure Park

TABLE OF CONTENTS

1. Overview 2. Baseline Study

2.1.Topography 2.2.Flora and Fauna 2.3.Heritage 2.4.Accessibility and Walkability 2.5.Attitude of Stakeholders 2.6.Conclusion

3. Site Selection 4. Planning & Design

4.1.Planning Vision 4.2.Planning Objective 4.3.Master Plan 4.4.Design features 4.5.Material sourcing & curation

5. Amendment of land zoning and land use 6. Work Schedule and Critical Path 7. Management 8. Maintenance & Monitoring 9. Feasibility Study

9.1.Transport Impact Assessment 9.2.Social Impact Assessment 9.3.Environmental Impact Assessment 9.4.Visual Impact Assessment 9.5.Legal Feasibility 9.6.Financial Feasibility 9.7.Technical Feasibility

10. References

List of Appendices Appendix I. Campsite Distribution Map from AFCD Appendix II: Zip-lining Precedent Studies Appendix III. HK TPO No10. Approved Pok Fu Lam Outline Zoning Plan No.S/H10/15 Appendix IV: Eco Adventure Park Rules Appendix V. Safety Precautions suggested to Management Team Appendix VI: Eco Environmental Impact Assessment Appendix VII: Technical Feasibility of Zip-line & Elevated walkway & Swing Bridge List of Figure Figure 1: Location of site Figure 2: Terrain of Chi Fu Site Figure 3: Baseline study and proposed boundary Figure 4: Zone and access plan of Chi Fu Eco-Adventure Park Figure 5: Conceptual master plan of Chi Fu Eco-Adventure Park Figure 6: Elevated walkway drainage system Figure 7: Technical master plan of Chi Fu Eco-Adventure Park Figure 8: Rendering compilation of facilities Figure 9: Path delineation and tree visibility map. Immediate field of vision Figure 10: Path delineation and tree visibility map. Distant field of vision Figure 11: Visual Impact Assessment Compilation Figure 12: View from Kellet Villas Figure 13: View from Chi Fu Estate Figure 14: View from Wah Fu Estate List of Table Table 1: Species identified in Baseline Study Table 2: Required documents for planning application under section 12A and 16 Table 3: Working schedule Table 4: Audit indicator of Eco Adventure Park Table 5: Number of the visit and corresponding traffic volume generated Table 6: Potential traffic volume increase in percentage Table 7: Level of service analysis for projected pedestrian flow Table 8: Overview of Environmental Impact Assessment Table 9: Financial feasibility and estimation

1. Overview of the project The Chi Fu Valley site is situated on the Hong Kong Island, located between Pok Fu Lam and Aberdeen. It is located right next to a major residential area in the district, the Chi Fu Fa Yuen (Figure 1). The site is currently zoned as Residential group B and surrounded by Green Belt. It features both built heritage that are 100-years old and also houses valuable species of flora and fauna.

Figure 1: Location of site Upon conducting an initial site visit and then a further baseline study, this report is of the opinion that the Chi Fu Dairy Farm site should be developed into an adventure park which costs $112 million HKD such that it makes good use of the natural slope of the site. At current, there is no such site in Hong Kong offering this kind of unique leisure opportunity. Moreover, this kind of development path will be coupled with a strong consideration for the natural environment so as not to compromise the flaura, fauna and wildlife of the site. The following will be the baseline study of the site followed by the site selected for development, planning proposal, design proposal and the feasibility study of this proposal.

2. Baseline Study 2.1. Topography The site lies in a valley with a stream running through it and steep slopes running on both sides of the stream. The part of the site leading away from Chi Fu estate is on the side of a steep slope which levels out gently before dropping steeply again before hitting the road. The average gradient of the slope of the site is 0.25. The stream is narrow with slow speed of surface flow, and it is difficult to access the downstream of the river as no pedestrian pathway is provided.

Figure 2: Terrain of Chi Fu Site

A 3D terrain model of the proposed site and surrounding housing estate can be found by scanning the following QR code. 2.2. Floral and fauna Chi Fu site has a diverse array of natural species. This includes extremely valuable trees, including one Aquilaria sinensis and over thirty 80-years old Ficus microcarpa distributing all over the site. The density of Ficus microcarpa in the site is 10 per hectare, much higher than that of Hong Kong Zoological and Botanical Gardens and Kowloon Park which is 4.1 and 3.6 per hectare respectively. Besides trees, endangered species, such as the short-legged toads, are also found. Short-legged toads are believed to be extinct in the world if they are not well conserved in Hong Kong. This site actually has very high ecological value. Meanwhile, there are few potentially dangerous types of species, red fire ants and wild boar.

Table 1: Species identified in Baseline Study (SCMP, 2015)

Species Category Animal Tree

Endangered species Short-legged toad /

Valuable species Lesser Spiny Frog Aquilaria sinensis (1)

Other species Wild boar Ficus elastica (5)

60 types of birds with at least 3 species of migratory bird

Ficus microcarpa (34) with an age of 80 years or above and diameter of 1m or above

Invasive Species Red Imported Fire Ant

2.3. Heritage This site was used as a farm of the Dairy Farm Company approximately before 100 years ago for raising cows in order to provide fresh milk for the British. Although the farm has been abandoned for very long time, lots of the heritage including manure pit, paddock, cowshed base, pens for bulls, silo and piggeries for over a century of history can still be found in the site. The largest pieces and most types of the heritages can be found in the north western part which is next to Chi Fu Garden. 2.4. Accessibility and walkability The site enjoys high connectivity with surrounding housing estates on Hong Kong Island. The major transport mean to access the site is by bus, several bus stops can be found in the surrounding housing estates, such as Chi Fu Fa Yuen and Wah Estate, people living within the district can access easily by buses. However, transit is required after taking the train since no railway station is provided nearby, it is less convenient for people living outside to island to visit the site. Besides, the existing walkability of the site is poor. Only a few concrete pathways can be found in the site, in the southern part where slope is steep and no pathway provided, it is extremely difficult to walk or go to the river. There are many garbage, eg cans, plastic bottles, glass and domestic rubbish full on the road surface, shoes might be worn out and many tiny stones make people easily stumble over. 2.5. Attitude of stakeholders The government proposed to develop the green belt in tandem with the redevelopment of Wah Fu Estate to increase housing supply. However, the residents living in the surrounding opposed such plan, and 1500 households of Chi Fu Fa Yuen submitted their joint signatures to Development Bureau to express their hope to preserve the natural environment of Chi Fu Valley (On.CC, 2015).

2.6. Conclusion

As the site enjoys high ecological and historical value, and residents have expressed their views on the Chi Fu site, conserving the existing natural environment instead of developing it into a housing estate might be a better option.

3. Site Selection

Drawing from our baseline study, the selected site can be seen in Figure 2, depicted in light green. The area of this proposed site is 21 hectares which is generated from GIS calculation. It was selected such that it encompasses all the heritage components as well as key ecological components. These key ecological components are the river which runs through the southern part of the site, the old valuable trees indicated by the green circles and those sites where Lesser Spiny Frogs were spotted. The boundary was delineated along the natural topography of the area and makes use of existing road. There is also a GIC and flower establishment (Lilly Garden) which the site boundary does not exceed into and steers clear of.

Figure 3: Baseline study and proposed boundary

4. Planning & Design After considering the characteristics of the Chi Fu Valley through baseline study, it is suggested that the site should be used to create the first Eco-adventure park in Hong Kong. The Eco-adventure Park will place ecology and heritage as the top priority, with on the other hand providing the place to the public for recreational uses. The planning vision and objectives with detail designs are as follow: 4.1. Planning vision To retain ecological function and preserve existing heritage of the site while providing unique recreational opportunities to the public. 4.2. Planning objectives In order to reach the planning vision, there are four main objectives of the plan are as follow:

1. To preserve existing heritage 2. To conserve and enhance the natural habitat 3. To provide recreational space for residents and visitors. 4. To offer people with educational opportunities related to ecological and heritage

conservation 4.3. Master planning The site will be separated into three main zones. For the Northern part, since it is the habitat of the endangered species, short-legged toads and valuable species, Lesser Spiny Frogs, this ecological-sensitive area will be the conservation area that only limited access is allowed. The number of visitors will be limited to avoid over-visitation and erosion, so as to protect the natural habitat. The middle part will be the zone of ecological and historical education. It aims at conserving the old valuable trees and preserving the heritage of Chi Fu Dairy Farm. At the same time, it will be used for education that allows people to learn more about the history and environment of the site. Lastly, the Southern part will be the recreational area by making use of the flat terrain. Various activities will be allowed and different facilities will be provided.

Figure 4: Zone and access plan of Chi Fu Eco-Adventure Park

4.4. Design features The following conceptual plan indicated the design features, the detail design of each features will be presented in this part.

Figure 5: Conceptual master plan of Chi Fu Eco-Adventure Park 4.4.1. Campsite The campsite will be located at the West of the recreational area with the total area of 7500 square meters. It is near to the entrance of the park, so it will be convenient for the camper, also it allows vehicle access and evacuation during emergency. With the concentration of banyan trees, people can enjoy the natural environment while camping. Moreover, there is no campsites on the Hong Kong Island currently (Appendix I), it is believed that the campsite will be a popular camping alternative, reaching the objective that to provide recreational space to the public. Basic facilities including benches, tables, water supply and toilets will be provided. Since this area is already a flat site with concrete path, no further amendment is needed.

4.4.2. Playground There will be a playground also at the West of the recreational area with the total area of 2000 square meter. It can provide the opportunity for the children to contact with nature, encouraging them to appreciate the natural environment. It can also be the enjoyment place for the families nearby or from other places. The playground is believed to be the amuse place for all ages of people. Only simple structures will be provided in the playground, like swings and slides. Moreover, wooden ground which is compatible to the environment visually, will be added to avoid the disturbance to the roots of the trees while water can penetrate through the ground, it can ensure that there will be no great impact to the environment. 4.4.3. Swing Bridge There will be a 125m long swing bridge in the recreational area, it has the width of 1.4 meters for allowing two-way pedestrian. Being the link of the east and the west hemispheres of the site by crossing the stream, the swing bridge can enhance the accessibility of the site. In addition, people can get closer to the natural stream without directly entering it, it can prevent the harm to the habitats. Wood would be the main material of the bridge for matching with the natural environment. Truss type superstructure instead of Beam type superstructure is suggested to limit its impact on the flow of water and to minimise the erosion it may cause. 4.4.4. Tea-garden A tea garden which is 5000 square meter large is the resting place. There will be a small-scale farm to plant tea and flowers, people can enjoy tea and picnic here. Moreover, it is the only space for BBQ in this site. All these activities are permitted under Column 1 in the OZP1. The tea garden is right next to a road that can make the place to be more accessible. 4.4.5. Maze There will be a maze located between the recreational area and zone of ecological and historical education, it is the transition of the two areas. The maze can be one of the amusing checkpoints that allow people to have fun in the park. Moreover, elephant grass which is the native species will be used, as elephant grass is the food for cows in dairy farm in the past, the maze seems like the starts for people to discover the history of the site. 4.4.6. Eco-walk There will be a 2 kilometers long Eco-walk, it is an elevated walkway throughout the zone of ecological and historical education. By following the circular route, people can appreciate most of the heritage of the past Chi Fu Dairy Farm and valuable tree in the site. Since there are many old valuable trees with extensive roots and ruins in this area, no more concrete structure will be add to prevent compromising soil ecology of the site. In order to minimize the impact to the natural environment, elevated walkway is the best option for preventing people to step on those trees and ruins, allowing visitors to navigate the site in a way that is both a pleasant and safe manner. The walkways will also be constructed by wood permeable to water. The elevated walkway can also prevent potential harm caused by direct collision between wild boar and visitors on the ground level. A water collection system will be incorporated into the elevated walkways, serving as the drainage system of the elevated walkways. The purpose of such system is to ensure the old trees a stable water supply throughout times of day. The water collection system collects 1 Ibid.

rainwater and store it inside the storage tanks placed under the deck, the water will be pumped into the a pipe inside the supporting columns and dispensed to the trees regularly in different time of a day.

Figure 6: Elevated walkway drainage system 4.4.7. Educational Facilities Informative signs and displays are provided along the Eco-walk and playground for visitors to learn the ecological, cultural, and historic values of park. For example, signs will be placed next to those valuable trees for introducing their species and heritages for presenting their history in the dairy farm. There will be QR code on those displays, visitors can scan it by mobile apps. Once they achieve the target number of QR code scanned, small souvenir will be given as reward. This idea is believed to encourage people to watch the displays in order to understand more about the site. 4.4.8. Zip-line A zip-line will be built by making good use of the steep landscape of the site, it is with 300 meters long and 100 meters height. The starting point will be at the zone of ecological and historical education and ended at the open area in recreational area. The Installation of zip line system produces minimal environmental impact due to its small construction footprint and the operation also requires minimal resource. It allows visitors to experience a site from a very unique perspective that is both thrilling and engaging without harming the nature habitat. Furthermore, having such activity in a green belt could be permitted without permission application. Since there is no permanent site for zip lining in Hong Kong, the zip-line will be a unique feature of the site to offers an exciting sliding experience for visitors, and contribute to the source of income for the future operation. There are two cases about developing zip-line in Hong Kong, it shows that this idea is not a new idea but

has yet to be approved and implemented in such a way that it is a permanent means by which tourist and Hong Kong residents can access this kind of unique activity. The small built footprint it has, uniqueness of the activity as well as delight in the outdoors that it can foster shows that it achieves all four planning objectives and is a facility that this master plan feels strongly about pursuing to realize the site as an adventure park.

A 3D terrain model video showing the proposed zip-line route can be found by scanning the following QR code. 4.4.9. Enhancement and maintenance work The heritage in the site will be preserved, only regular maintenance work will be carried out in order to ensure the safety. On the other hand, in order to conserve and enhance the natural habitat, several environmental measurements will be implemented in the park. First, invasive exotic species will be controlled or reduced by population, such as Red Imported Fire Ant, in order to reduce the adverse impacts imposed on the native species. Besides, artificial bird nests will be installed in the site for attracting more birds to increase the biodiversity of the site. Watering, fertilizing, tree stabilizing and risk assessment will be included in the Landscape maintenance. Requirement-suited watering can provide water that sufficiently reach the roots, while fertilizing can improve the soil condition. Because of the existing concrete, there is limited space for the trees to grow, thus adding additional source of soil and tree stabilizing can help stabilizing the trees and keep them from falling. Tree risk assessment in regular basis will also be carried out to preserve the valuable trees in the site. 4.5. Material sourcing & curation In order to achieve sustainable development of this eco-adventure park, the major source of construction materials will be recyclable or reusable materials to reduce the needs of using new materials generated from natural resources and the associated carbon emission. For example, for the elevated walkway, the wood material for construction can use the fallen branches found on the site and waste wood to reduce the usage of new timber cut from trees.

Figure 7: Technical master plan of Chi Fu Eco-Adventure Park

Figure 8: Rendering compilation of facilities

5. Amendment of land zoning and land use Part of the study site is zoned as Residential Group (B). Rezoning of R(B) of study site to GB is proposed in order to achieve the above planning vision. Our planning vision is very closely aligned with the planning intention of the surrounding Pok Fu Lam green belt as stipulated by the Hong Kong TPO2. 5.1. Zoning Application A zoning application is required for submitting to the Town Planning Board in order to rezone the site from Residential (B) to Green Belt. The application will be submitted under section 12A of the Town Planning Ordinance and since some of the proposed uses are listed in Column B (Appendix III), it needs further application for uses under section 16 of Town Planning Ordinance. The required documents for the application as shown in the following tables Table 2: Required documents for planning application under section 12A and 16 Planning application under

Required documents

Section 12A 1.Consent from current landowners 2.Location plans, site plans and other drawings of the plan 3.Technical assessments (Environmental, drainage, traffic, infrastructure, landscape and topography, etc.)

Section 16 1.Application form 2.Particulars of the applicant and/or agent 3.Location of the application site 4.Consent of or notification to each “current landowner” 5.Technical assessment (Drainage, Environment, Traffic, Man-made Slope, Retaining Wall or Natural Terrain, Landscape and Visual, Water Gathering Grounds, Water Supply)

2 ‘the planning intention of this zone is primarily for the conservation of the existing natural environment amid the built- up areas at the urban fringe, to safeguard it from encroachment by urban type development, and to provide additional outlets for passive recreational activities. There is a general presumption against development within this zone.’ (TPO, 2005 )

6. Work Schedule and Critical Path Construction of the Park will likely involve the following:

1. Construction of basic infrastructure, including roads, drainage, sewers, utilities, etc. 2. Construction of specific feature, such as the Zip-line, Tea house, suspension bridge. 3. The whole project is expected to be completed in 3 years and 4.5 months

Table 3: Working schedule Stages Estimation of Duration

Project definition

1 Site inventory and analysis 2 months 2 Defining Project Objective 1 months 3 Financial plan 1 months

Planning Process

2 Documents Preparation (Form, Technical assessment, Consent)

6 months

3 Application for land rezone 3.5 months 4 Application for land use under Column 2 2.5 months

Design Process

5 Conceptual Design---Detail design 3 months Construction Process

6 Clearance (Site set up) Total : Within 2 Years Subject to further change 7 Slope modification work

8 Concrete Work- Tea House

9 Concrete Work – Zip-line terminal

10 Construction Work- Zip-line

11 Construction Work- Wooden route

12 Construction Work- Suspension bridge

13 Construction Work-Entrance

14 Historical preservation design

15 Electrical Design and installation

Testing and Commissioning Process

16 Government Inspection & obtaining permit

0.5 month

Post-Occupancy Process

17 Management and monitoring Since the day of handover

7. Management The three proposed managerial parties by this feasibility study to manage the Chi Fu Eco Adventure Park are NGO, Government and Private sectors. To facilitate selection process, three criterion are further set as follow: Criteria 1: Management quality This is a site with high ecological value, the managerial parties should place conservation at the highest priority instead of economic benefits. Conserving or further enhancing the natural environment and preserving the heritage should be the aim for the management. Criteria 2: Experience Relevant experience on managing site with ecological value is preferred since it requires technical skill and knowledge on conserving the natural environment. Criteria 3: Engagement level This site is the public asset that provides natural environment, educational and recreational place for the public, the public opinions and the interests should be considered. That being said, if NGO or private sector is chosen to be the managerial party, Tendering should be carried out to choose the most suitable one for taking the responsibility to manage the site. Other than budget, the three criterion above will also be considered. In addition, it is noted that the successful applicant should bear the responsibility of providing good natural and heritage conservation. According to the three criterion, NGO is suggested to be the managerial party. Based on criteria 1, NGOs usually have a better utilization of funding on conservation while private sectors are more profit-oriented. It is expected that higher management quality can be achieved under NGO’s management. However, private companies may only aim to meet the minimum quality so as to turn the Park into a more profitable project. For government, cross- department cooperation is required as public space, natural conservation and heritage preservation are under the management of different departments, the efficiency and quality of management may be reduced. Based on criteria 2, NGOs and government are more experienced in managing eco-parks as they possess expertise in natural conservation and heritage preservation. For the private companies, there are no cases managing natural conservation area in Hong Kong. Meanwhile, some private companies took over the management of privately owned heritages in Hong Kong and renovated them for commercial use instead of educational use. They therefore are not the best management agent of the Park as they lack experience and their operational mode is different from the proposed mode. Based on criteria 3, the way with which NGOs operate is more likely to engage local residents and incorporate their interests. While the way government used to manage public property or open space is top-down approaches, the public is not involved in the operation process and their opinion is easily ignored in operation. For private company, involvement of public engagement is completely upon their decision and low-intention is expected due its profit-oriented nature. Therefore, NGO is suggested to be the managerial party of the site.

8. Maintenance & Monitoring A managerial party is necessary to stress on the management of the ecological aspect and party with experience in managing ecological park is prefered. In order to maintain good management quality an annual audit is required. Two options of auditing are Self-report and carried out by government departments. Self- reporting is more efficient since it requires cooperation of multi- departments if the inspection is carried by the government. However, the mode of self- reporting may be less accurate. It is advised to have an independent monitoring body (i.e. employ consultant) if it adopts Self-Report. Table 4: Audit indicator of Eco Adventure Park

Objective Indicator Conservation List of species recorded each month Spread of invasive species Performance of stream protection Summary of conservation act Heritage Preservation

Summary of preservation act

Quality review of heritage Education Number of educational tours Number of participants per tour Review of education leaflet Review of electronic education resources Satisfaction levels of participants in guided

interpretations of eco- walk Others Total number of tourists Summary of tourists’ opinions Inspection report of major construction (i.e. Zip-line,

Suspension bridge, Eco-walk) Financial report

*All the managerial information of the Park will be publicly accessible. To facilitate better management of the Park, some proposed rules and safety precautions which apply to the whole Park is listed in Appendix IV and V respectively.

9. Feasibility 9.1. Traffic Impact Assessment 9.1.1. Surrounding Roads and Infrastructure Traffic impact of the ecology park development will be limited as the ecology park is only designed with limited capacity. The park is designed to accommodate a maximum of 500 users at any point of time, and roughly 1,500 visitors a day. Number of the visits, which is a function of traffic demand, will vary according to different visit-frequency. The increase of traffic volume on surrounding roads can only reach as much as 1.2%, which will not strain any road sections around the site. Table 5: Number of the visit and corresponding traffic volume generated3 Scenario 1 2 3 No. of visit 500 1000 1500 Trips 1000 2000 3000 Traffic Volume 100 200 300 Table 6: Potential traffic volume increase in percentage 4 Road Name

From To Current Volume (AADT)

Potential volume Sc.1 (% of increase)

Potential volume Sc.2 (% of increase)

Potential volume Sc.3 (% of increase)

Pok Fu Lam Road

Chi Fu Road

Victoria Road

26,120

26,220 0.4%

26,320 0.8%

26,420 1.2%

Shek Pai Wan Road

Victoria Road

Wah Fu Road

26,440 26,540 0.4%

26,640 0.8%

26,740 1.1%

Shek Pai Wan Road

Wah Fu Road

Aberdeen Praya Road

43,620 43,720 0.2%

43,820 0.5%

43,920 0.7%

The impact of the current road system will be even minimised due to the fact that the park is only likely to generate traffic during weekends and holidays, instead of weekday peak-hours. Despite the project’s minor traffic generating capability, public transportation of the area could be under stress upon the completion of the project due the lack of direct access from any mass transit station. Owing to the relatively small population in the Chi Fu residential area, where around 11203 residents living in the area, the current Chi Fu residential area have relatively few choices in transportation means. The major transportation means for this area is mainly by Minibuses or buses linking up the MTR to Chi Fu residential area. Thus, the expected development of the proposed project, which may lead to an increase in visitors to the district, where the current public transportation may under stress due to the increasing visitors. 3 HK Transport Department. (2014). Annual Transport Digest. 4 Ibid.

As the development will not be provide any parking spaces, the major way to in the development is expected to be by public transport. It is recommended to introduce some more routes of minibuses or shuttle bus in order to reduce the stress on the original transportation means and reduce the impact on citizen living in Chi Fu residential area. The road capacity of the existing main road of the Chi Fu is expected to be able to support the minor increase in the transportation flow. Furthermore, the future completion of the South Island Line (West) will be a expected to be completed on or before 2026. With the establishment of Wah Fu Station, the accessibility of the proposed development and also the Chi Fu district will be highly improved. Thus, the minor stress created on the Chi Fu residential area because of the development project would be relieved by the completion of the South Island Line (West). 9.1.2. Inner Site Access and Pedestrian Footpaths The impact of pedestrians on inner access roads and walkway system will depend on the number of visits. Nevertheless, the capacity of the both the elevated walkway system and access roads will be exceeding the demand even with the highest scenario.

Table 7: Level of service analysis for projected pedestrian flow5 Potential

Pedestrian Volume Sc.1

Potential Pedestrian Volume Sc.2

Potential Pedestrian Volume Sc.3

Elevated Footpath System Width 8ft Two round trips on walkways per visit in 12 Hr/15min LOS

1000/21 A

2000/42 A

3000/63 A

Four round trips on walkaways per visit in 12 Hr/15min LOS

2000/42 A

4000/84 A

6000/125 A

Inner Access Road Width 12ft Two round trips on walkways per visit in 12 Hr/15min LOS

1000/21 A

2000/42 A

3000/63 A

9.1.3. Justification of intended path layout Trees Such that visitors can view the Banyan trees from the elevated walkway was of the most important consideration when deciding how to delineate the road network. Variables considered are the immediate field of vision (IFV) and distant field of vision (DFV). With an IFV of 10 meters and a DFV of 30, when mapping the two scenarios it shows an old valuable tree visibility of 65% is reached using the DFV scenario under the planned path. Thus the paths are quite optimal. Evacuation and Access Considered below are further evaluation must be conducted regarding detailed features such as fire escapes, alarms and monitoring of the site.

5 HK Transport Department. (2014). Annual Transport Digest.

Figure 9: Path delineation and tree visibility map. Immediate field of vision

Figure 10: Path delineation and tree visibility map. Distant field of vision

9.2. Social Impact Assessment Currently, the site is highly inaccessible for citizens and therefore have a very limited social value to the community in Chi Fu District. The opening of the Park is expected to bring positive externalities to the district due to its high ecological value. The Park would attract certain amount of visitors. However, nuisance caused would be very limited since the main purpose of the Park is natural conservation and heritage preservation. In a broader sense, the Park is a good proposal to the general public. Visitors could immerse in the beauty of nature as a range of eco-friendly activities are offered. Acting as an outdoor classroom, the Park also serves educational purpose. Visitors from all stages of life would find the visit rewarding and inspirational. 9.3. Environmental Impact Assessment Since the site area of the Eco-Adventure Park is more than 20 ha in size (21 ha), a detailed environmental impact assessment (EIA) is required to acquire approval according to the environmental impact assessment ordinance. Different planning and design strategies have provide a proactive approach in minimizing the environmental impacts during the construction and operation process. The approach included eco-friendly practices in public facility designs, site traffic control, noise restrictions, regulation on human activities and land use zoning. Therefore, unacceptable residual impacts on environmental impacts are not expected. A more detailed breakdown the components of the EIA can be found in Appendix VI.

Table 8: Overview of Environmental Impact Assessment Purposes Planning or design strategies Air quality (follow the Air Pollution Control Ordinance)

- Limited construction works to minimize the dust generated from drilling

- No powered operations - No emission from

vehicles

- Elevated walkway (built of wood and not of concrete)

- Zip-line (propels people from one side to another by using gravity rather than electricity)

- No vehicles will be allowed to enter the site

Water quality - Reduce the risk of spillage

- Avoid pollution to the water body

- Do not allow to discharge any wastewater into the site

- Toilets will only be provided in the recreational area (which is far from the stream)

- A drainage system will be built for the toilets

Noise impact (follow the Noise Control Ordinance)

- Keep the noise level within an acceptable standard (EPD, 1997)

- The noise level will not over 60 dB at 7am-11pm and 50 dB after 11pm-7am

- For the drilling work on rock, it is forbidden from 7pm-7am and on Sundays and public holidays

Ecological impact

- Minimized the impact of development on natural habitats

- Prevent the direct contact of visitors to the natural environment in conservation area

- Only small-scale of construction will be carried out

- Restrictions on human activity

- Building elevated paths - Suspended bridge will be

built about 15m above the stream

Landscape and visual impact

- Minimized the landscape and visual impact

- The installation of zip-line, elevated paths are designed to nestle into the landscape and topography

9.4. Visual Impact Assessment The visual impact of the project was considered from three vantage points. From within Chi Fu Estate, above from the Kellet Villlas and from Wah Fu Estate, It was accessed using a 3D computer model of our project. The most visually protruding aspect of our proposed design is the zip-line as it stands 33 meters tall (in red). The visuals are taken from mid tower block height (about 50 meters). The other design aspects are rather minimal and integrated in the surrounding woodland. In sum, the visual impact of the proposed project is minimal.

Figure 11: Visual Impact Assessment Compilation

Figure 12: View from Kellet Villas

Figure 13: View from Chi Fu Estate

Figure 14: View from Wah Fu Estate

9.5. Legal Feasibility Two main procedures need to be undertaken to successful rezone the site such that it can accommodate those land uses and facilities at the planned Chi Fu Eco Adventure Park. 9.5.1. Application for section 12A Rezoning from Residential B to Green Belt For the application for section 12A, for rezoning from Residential group B to Green Belt zone, there will be a few points that need to note. The plot of land which was zoned as Residential B is owned by the government. As the plot of land is owned by the government, the one-party ownership of the land assures a relatively straightforward rezoning application process. Owing to the uniqueness of the rezoning, it is a very rare case in Hong Kong planning history that call for a rezone from residential zone to green belt zone, thus, without much historical cases, it may be hard for the applicant to convince by past cases. Specifically due to the current land shortage problem, a rezone from residential zone to green belt may not be favourable to the government, thus, may face certain hardship during the application. In order to convince the Town Planning Board to agree to rezone the land, the applicant is advised to stress on the ecological value of the plot of land, as the preliminary baseline study have stated, the Chi Fu Valley site is extremely ecologically important and if their habitats are not well-preserved, those specie there could face extinction. Thus, the consultation party recommend the applicant to conduct a detailed tree-survey and a ecological value report with a specific focus on the extinction danger of related species, would be a great help to the application. Also, detailed technical assessment such as sewage impact assessment conducted by architectural engineering consultants will increase the possibility of acquiring approval of planning application. It is also necessary for the applicant to earn support from the district council by communicating with all the other parties in the region, as the development of park, would be a great asset to all of the residents in this district, concerning the ecological, educational and recreational value. 9.5.2. Application for section 16 Since some of the proposed uses are listed in Column B, further application for uses under section 16 of Town Planning Ordinance is needed. Owing to the nature of the project to protect the environment, there are not much construction work planned. When dealing with all the minor construction works, all construction parties shall strictly comply with the environmental protection and pollution control laws in Hong Kong during the construction process. 9.6. Financial Feasibility The park, owing to its heritage and natural value, would preferably be funded by the government by a one-time endowment. The consultation party recommend the government to set up a fund for the maintenance, repair and improvement of the park, with reference to the Ma Wan Park management mode. The project will be a publicly-funded facility which its operation shall be on a sustainable basis.

9.6.1. Cost Estimation The total cost of the park is estimated to be 112 million HKD, which is estimated by referencing construction cost of similar construction components of public projects, such as improvement works of parks, waterfront, country parks within Hong Kong. This method is used as there is no identical or projects with high similarities within the boundary, and only specific components, such as construction of trails, public toilets, utility buildings, bridges and lifts, can be used as references. The selection criteria for the project components include similar scale, size, material used and surrounding environments. Projects take places in rural areas are preferred for reasons due to similar accessibility, topography and vegetation covers. Table 9: Financial feasibility and estimation 6 Title of construction

Units & cost in Chi Fu Project

Reference Project Unit & cost of Reference Project

Elevated walkways, adventure trails and deckings

2500 m 17.5HK$mill

Improvement of trails and provision of facilities in Sha Tau Kok: Trials and Observation Decks

5700m 43.7HK$ mill

Site clearance

10 HA 11 HK$mill

* calculated as 10% of Improvement of trails and provision of facilities in Sha Tau Kok: Trials and Observation Decks

5 HA 4.37HK$mill

Public toilet and Food stall

300sqm 27.3HK$mill

Improvement work at Silvermine Bay Beach: Public Toilet and Shower, Food stall and food kiosk part (less landscaping, building works)

500sqm 45.5HK$ mill

Footbridge at Chi Fu Road entrance

10m 6HK$mill

Yuet Wa Covered Footbridge 60m 36.5HK$ mill

Lift at Chi Fu Road entrance

15m 8.57 HK$mill

Yuet Wa Lift Tower and Lifts 21 12HK$ mill

Footbridge crossing the stream

25m 15HK$ mill

Yuet Wa Covered Footbridge 60m 36.5HK$ mill

Zip-line Infrastructure

300sqm platform + 500m line 27.3HK$ mill 6,650HK$

Improvement work at Silvermine Bay Beach: Public Toilet and Shower, Food stall and food kiosk part (less landscaping, building works) + Zip-line Gear. (n/d)

500sqm 45.5HK$ mill

6 HK Legco. (2013). ITEM FOR PUBLIC WORKS SUBCOMMITTEE OF FINANCE COMMITTEE.

9.7. Technical Feasibility The main three features that need to be considered regarding technical feasibility are the zip-lines, elevated walkways and swing bridge. Drawing on relevant case studies, all three works are deemed feasible in regards to their planned dimensions and the condition of the site. More detailed discussion of the technical feasibility can be found in Appendix VII. Besides, we recommend the clients to employ geotechnical engineer, structural engineer and landscape architects to conduct investigation of soil to provide geotechnical report and determine what kind of construction system is suitable to be applied in the site. (Words: 5 058)

References

AFCD. (2015). Camping Sites. Agriculture, Fisheries and Conservation Department. Retrieved from http://www.afcd.gov.hk/english/country/cou_vis/cou_vis_cam/cou_vis_cam_cam/cou_vis_cam_cam.html

EPD. (1997). CAP 400 Noise Control Ordinance. Retrieved from http://www.legislation.gov.hk/blis_pdf.nsf/6799165D2FEE3FA94825755E00 33E532/623856598016DFD5482575EF0002A7A7/$FILE/CAP_400_e_b5.pdf

EPD. (2014). CAP 311 Air Pollution Control Ordinance. Retrieved from

http://www.legislation.gov.hk/blis_pdf.nsf/4f0db701c6c25d4a4825755 c00352e35/86682A3515C78D29482575EE005BD610/$FILE/CAP_311_e_b5.pdf

HK TPO. (2005). Hong Kong Planning Area No. 10. Approved Pok Fu Lam Outline Zoning Plan No.

S/H10/15. Retrieved from http://www1.ozp.tpb.gov.hk/plan/ozp_plan_notes/en/S_H10_15_e.pdf#nameddest=GB

HK Country and Marine Parks Board. (2012). Proposed Eco-adventure Zipline Tour at Ngong Ping, Lantau

North Country Park. Retrieved from https://www.afcd.gov.hk/english/aboutus/abt_adv/files/WP_CMPB_15Eng.pdf

HK TPO. (2015). Broad Development Parameters of the Applied Use /Development in respect of

Application No . A / H 1 4 / 7 7. Retrieved from http://www2.ozp.tpb.gov.hk/gist/apply/en_tc/A_H14_77_TC.pdf

HK Transport Department. (2014). Annual Transport Digest. Retrieved from http://www.td.gov.hk/en/publications_and_press_releases/publications/free_publications/annual_transport_digest/index.html

HK Legco. (2013). ITEM FOR PUBLIC WORKS SUBCOMMITTEE OF FINANCE COMMITTEE.

Retrieved from http://www.legco.gov.hk/yr12-13/english/fc/pwsc/papers/p12-51e.pdf

On, CC. (2015, September 15). 置富山谷古蹟生態港獨有 居民撐保育反發展. Retrieved from http://hk.on.cc/hk/bkn/cnt/news/20150915/bkn-20150915133609190-0915_00822_001.html

South China Morning Post. (2015, September 15). Abandoned Hong Kong ranch home to 60 bird species and

endangered toad 'should be preserved as ecological heritage park' Retrieved from http://www.scmp.com/news/hong-kong/health-environment/article/1858358/old-hong-kong-ranch- home-60-bird-species-and

University of Minnesota. (2011). Recreational Trail Design. Retrieved from

http://woodlandstewardship.org/?page_id=1226 Zipline Gear. (n/d). 3 / 8 “ Galvanized Cable Price. Retrieved from

https://www.ziplinegear.com/store/product/38-galvanized-aircraft-cable

Appendix Appendix I. Campsite Distribution Map from AFCD (2015)

Appendix II: Zip-line Precedent Studies Two case studies of zip-lining development proposal was approved in August 2015 to implement zip-lining at the Hong Kong Peak by Canada based Flightlinez. Proposed Minor Relaxation of Gross Floor Area and Building Height Restrictions for Temporary Place of Entertainment (Zipline Facility – Flightlinez) for a Period of 5 Years. Prior to this a proposal for the zip line draws on a proposal in 2012 where Indian based Flying Fox would provide a two time 300 meter in length zip line at the Ngong Ping 360 site in Lantau. The built footprint of the site was proposed to only be 300 sqm for launching sites, would take 2-3 months to construct and would create employment opportunities for around 20 people to operate, maintain and lead the zip-lining tours. The project was not approved, probably to some extent because that site is in an eco park zone, however, it could be permissible with condition inside a GB area. Drawing from these two examples, it shows that the idea to develop ziplines in Hong Kong is not a new idea but has yet to be approved and implemented in such a way that it is a permanent means by which tourist and Hong Kong residents can access this kind of unique activity. The small built footprint it has, uniqueness of the activity as well as delight in the outdoors that it can foster shows that it achieves all three planning objectives and is a facility that this master plan feels strongly about pursuing to realize the site as an adventure park.

Appendix III. HK TPO No10. Approved Pok Fu Lam Outline Zoning Plan No.S/H10/15

Appendix IV: Eco Adventure Park Rules

1. Must not have any external fire, inflammable or explosive substances (except fire pitch in designated camping sites)

2. Must not causes any noises that produce nuisances to others 3. Must not carry out activities for any business purposes 4. Welcome pets and responsible pet owners 5. Children must be supervised by parents or guardians 6. Must not have any act which may cause harm to the natural environment

In addition to the above regulations, the use in Limited Area is further limited. No access to limited area except with special permission granted prior to visit.

Appendix V. Safety Precautions suggested to Management Team To ensure the safety of visitors, several measurements will be suggested to management team to adopt in the eco-adventure park. First, warning sign should be setted up in the site for reminding visitors the presence of wild boars. Also, the management team should set up surveillance camera for monitoring the whole site to discover the dangerous situation faced by visitors and any disappropriate action which destroys the natural habitat or heritage taken by visitors. The client is advised to pick those spots that will receive the most foot traffic to implement surveillance cameras. And only recreational area is recommended to be open at night for camping activities, the limited area allows management team to monitor visitors’ security more easily while the other two zones should be closed at night for safety issues. Appendix VI: Eco Environmental Impact Assessment i. Air quality The project will follow the Air Pollution Control Ordinance. Only limited construction works will be conducted in the site, wooden path instead of concrete will be used for the elevated walkway in order to minimize the dust generated from drilling. No powered operations will be held in the site, for the zip-line, it propels people from one side to another by using gravity rather than electricity. Since no vehicles will be allowed to enter the site, there will be no emission from vehicles. ii. Water quality The stream is the habitat of the Endangered species, it is important to ensure the water quality reaches the standard that there will be no impact to the current organisms. The constructor will not be allowed to discharge any wastewater into the site and no fuels can be stored within the site in order to reduce the risk of spillage. Moreover, toilets will only be provided in the recreational area which is far from the stream and a drainage system will be built in order to avoid pollution to the water body in the site. iii. Noise impact The organisms, especially the Endangered species in the site are sensitive to noise. This project will follow the Noise Control Ordinance that to keep the noise level within an acceptable standard (EPD, 1997). The noise level will not over 60 dB at 7am-11pm and 50 dB after 11pm-7am. For the drilling work on rock, it is forbidden from 7pm-7am and on Sundays and public holidays. iv. Ecological impact As listed out in baseline study, numerous species can be found in the site. Since only small-scale of construction will be carried out, the impact on natural habitats will be minimized. For the impacts from human activities, related regulations will be set, it can be referred to the Management part. The other conservation actions include building elevated paths to prevent the direct contact of visitors to the natural environment in conservation area, also for the suspended bridge, it will be designed by engineers. The bridge will be about 15m above the stream so as to reduce the disturbance to the ecological habitats. Appendix VII: Technical Feasibility of Zip-line & Elevated walkway & Swing Bridge i. Zip-line The zip-line has the height of 100m and length of 300m. By considering the slope, the material of rope which determines the friction, and the estimated weight of participator, the speed of the zip-line will be 159.4 km/ hr. Assumption 1: Friction between roller and wire is small enough to ignore Assumption 2: The wire is in tension and it can be considered as a rigid body Taking height as 100m in this case. Potential Energy = Kinetic energy + Work done against friction + Rotational Energy of the roller

The estimated speed is 159.4 km/hr, which is slightly higher than Zip-line Stoderzinken, Austria(158 km/hr). However, the reality should be smaller than this estimation because frictions and other external factors are not considered in rough calculation. However, the speed can be controlled through altering the tightness of braker and many assumptions are made, thus the actual speed of the zip-line would be a bit less than 159.4 km/hr, which is an acceptable speed. The speeds of zip-lines normally vary from case to case, most are around 80 km/hr to 158 km/hr. For the proposed zip-line in the Park, detailed design by geo-tech engineers and safety measures are needed before commencement of construction ii. Elevated walkway The method shown in the figure below will be applied in building elevated walkway to reduce the disturbance to the environment, span, deck level and vertical loading should be considered. Kickplate will be added in order to ensure the safety of wheelchair or during slippery condition (National Park Service, n.d.) (University of Minnesota, 2011)

Page: 1

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