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Section 1B


3.    (a)

Refer to Figure 3b, the building density is high in Tai Po Market and thus hinders the air circulation and lighting. Besides, the roads are narrow. There is an intercrossing road network. Many parking spaces are found in inner streets. For example, two parking spaces could be found within the Wan Tau Street. These may cause traffic congestion easily. Moreover, the residential buildings, such as Po Heung Estate, are close to the railway line of Tai Po Market station. This leads to land use conflicts and noise pollution, and therefore may affect the residents nearby.


(b)   (i)

The urban planning of Tai Po New Town is well-developed. Land use zoning is clear and proper. Different institutional land uses are planned as community facilities like The Nethersole Hospital and swimming pool to serve the residents nearby. Besides, both private and public housings, such as Tai Po Centre and Tai Yuen Estate respectively, co-exist. The industrial land use and residential land use are separated by abundant open space as Waterfront Park. This alleviates the problem of land use conflicts. Moreover, there are external linkages by railway like Tai Po Market Station and highway like Tolo Highway which contribute to the high accessibility of Tai Po New Town.


(ii)

Sustainable development is striking a balance between social, environmental and economic aspects. In the aspect of economy, the development of Tai Po Industrial Estate and Science Park can provide various job opportunities for people. Besides, Science Park is an IT firm cluster which can attract foreign investments that facilitate the economic development. In the social aspect, different types of housing such as public housing, middle and higher-income housing co-exist which can balance the social structures and create a harmonious community in Tai Po New Town. Besides, as the problem of land use conflicts is alleviated through the separation of industrial and residential land uses, a better quality living environment can be provided. Main roads, highways and railways are built which increase the accessibility of Tai Po New Town and are convenient for the residents to commute. Furthermore, old markets declared monuments are conserved and save the social collective memories of residents. For environment, the development of water treatment works can protect the environment especially the Tolo Harbour from the contamination of urban sewage.


(c) More preferable to develop area Y:


The location and site advantages of developing area Y for residential use are better than that of area X. The area of land available for development is larger in area Y. Area Y locates in coastal area which can provide larger pieces of flatland through reclamation. However, area X locates in the lower course of the river, the land provided is limited which is not favour the further expansion of residential land use in the future. 


Besides, the hinderance to develop area Y is lower than that of area X. Different villages and large area of farmland surround area X which means that government should spend more time and money on land resumption, compensation and consultation. However, in area Y, most of the land are government land, such as the Science Park and the Chinese University of Hong Kong. It is easy for the government to resume the land due to the smaller number of stakeholders involved. This can reduce the amount of compensation and time for consultation. The development cost in area Y is lower.


Furthermore, area Y is next to Tai Po New Town which is economical for the residents in area Y to share the social amenities such as hospital and post office with Tai Po New Town. Although area X is next to Tai Po Market, the social amenities are overloading with high population density and building density in Tai Po Market. Thus, new social facilities should be developed which would increase the cost of developing residential area in area X.


Moreover, the ecological and cultural value of area X is greater. Area X locates in rural area. The development of residential area in area X will convert the natural landscape such as grassland and woodland into concrete land. This damages the natural habitats of wild animals and reduces the biodiversity of Hong Kong. Besides, a lot of villages with a long development history are located in area X. Tong Sheung Tsuen is an example. The development of residential land use may break the social ties and village’s characteristics. This harms the village culture. However, area Y is an urban area which contains less ecological and cultural value. Thus, the cost for developing area Y is much lower.