優化土地供應策略專題討論 4：岩洞發展 Enhancing Land Supply Strategy -Topical Discussion 4 - Rock Cavern

Enhancing Land Supply Strategy:
Reclamation outside Victoria Harbour and
Rock Cavern Development
優化土地供應策略: 維港以外填海及發展岩洞

4th Topical Discussion (14 January 2012):
Rock Cavern Development - International Experience & Possible Local
Application

第四場專題討論（2012年1月14日）：
發展岩洞 - 國際經驗和本地應用的可能性

 Land Demand and Supply Options
土地需求及供應方案

 Rock Cavern Development – International Experience
發展岩洞 - 國際經驗

 Rock Cavern Development –Possible Local Application
發展岩洞 - 本地應用的可能性

 Guiding Principles and Initial Site Selection Criteria
指導原則及初步選址準則

Housing and Development Needs – Increased Population
房屋及發展需要 - 人口增長
By 2039:

• Population estimated to grow by 25%,
reaching 8.9 million
• number of households increase almost
by 30% to 3.1 million during the same
period.

至2039年:

• 香港人口估計會有25％的增長，達890萬
• 住戶數目會有接近3成的增幅至310萬戶。

Population growth 2011 7.1M
人口增長 2030 8.4M
2039 8.9M
Household growth 2011 2.4M
住戶增長 2030 2.9M
Housing demand
房屋需求
2039 3.1M
3

Housing and Development Needs – Economic Development
房屋及發展需要 - 經濟發展

Economic Development
• Four Pillar Industries: financial services, trading and
logistics, tourism, and professional services have been
the drivers of HK’s economic growth and jobs creation.
• Six industries actively promoted by the Government:
medical services, environmental industries, testing and
certification services, education services, innovation and
technology, and cultural and creative industries, also
require land for development.
• To enhance our competitiveness, adequate land should
be provided for infrastructure and business use.

經濟發展
• 四大支柱行業:金融、貿易及物流、旅遊，以及專業服務
一直是香港經濟增長動力及工作職位來源。
• 政府正積極推動的六大產業 : 醫療、環保、檢測及認證、
教育、創新科技，以及文化及創意，亦需要土地供應配合
發展。
• 為提升香港的競爭力，我們需要提供足夠商業用地及其他
土地進行基礎建設。

4

Housing and Development Needs – Social Needs
房屋及發展需要 - 社會需求

Quality of Life
Public’s aspiration to improve the living
environment by
• lowering building density
• having more open space
• conserving the natural environment
• preserving culture and heritage

生活質素
大眾對改善生活環境的期望，包括:
• 降低建築密度
• 增加活動空間
• 保護自然環境
• 保存文化和文物

5

Existing Land Supply Options
土地供應方案

Existing land supply options:
種現有土地供應模式:

1. Redevelopment 重建
2. Rezoning Land 更改土地用途
3. Land Resumption 收地
4. Reclamation 填海
5. Rock Cavern Development 發展岩洞
6. Reuse of ex-quarry sites 利用前石礦場

6

Options and challenges 模式與挑戰

7

Land Supply by Different Options in the Past Decade
過去十年不同方案供應的土地

8

Broad Land Usage Distribution 概括土地用途的分布情況 (2010)
Area面積
Land Use Categories類別 %
(sq.km.平方公里)
Residential 住宅 76 6.9%
Private Residential 私人住宅 25
Public Residential 公營房屋 16
Rural Settlement 鄉郊居所 35
Commercial 商業 4 0.4%
Industrial (incl open storage)
26 2.3%
工業(包括露天貯物用地)
Institutional / Open Space 機構/休憩用地 49 4.4%
Government, Institutional & Community Facilities
25
政府、機構和社區設施
Open Space 休憩用地 24
Transportation 運輸 56 5.1%
Roads 道路 40
Railways 鐵路 3
Airport 機場 13
Other Urban or Built-up Land (incl Cemeteries and crematoriums, Utilities,
etc) 52 4.7%
其他都市或已建設土地 (包括墳場和火葬場、公用事業設施等等)
Sub-total (Built- Up Areas) 小計 (都市或已建設土地) 263 ≈ 24%
Agricultural Land 農業 68 6.1%
Woodland/Shrubland/Grassland/Wetland
740 66.8%
林地/灌叢/草地/濕地
Barren Land (incl badland, rocky shore, quarries)
7 0.6%
荒地(包括劣地,岩岸,石礦場)
Water Bodies 水體 30 2.7%
9
TOTAL 總計 1108 100%

Future Land Demand 未來土地需求 (2039)
2010
In 2010, for Hong Kong’s 7M population:
• 76km2 residential land Ratio of land for residential to supporting infrastructure is
• 99km2 land for supporting infrastructure* 76:99 = 1:1.3
在2010年，香港700萬人口需要：住宅用地和配套基礎設施用地比例為76:99 = 1:1.3
• 76平方公里住宅用地
• 99平方公里配套基礎設施用地*
＊Land for supporting infrastructure includes 79km2
land for economic activities, community facilities and
20km2 land for major roads but excluding strategic Every 1M population need 11km2 residential land and
transport infrastructure, e.g. railways and airport 14km2 land for supporting infrastructure
配套基礎設施用地包括79平方公里土地作經濟用途、公每1百萬人口需要11平方公里住宅用地
共配套設施，和20平方公里土地作主要道路但不包括策及14平方公里配套基礎設施用地
略性運輸基建設施，如鐵路或機場

2039

Assuming in 2039: It will need 20km2 residential land
1. additional population of 1.8M, and and 25km2 land for supporting infrastructure
2. similar development density adopted i.e. 45km2 (or 4,500 ha)
假設在2039年：額外土地需要為20平方公里住宅用地
1. 新增人口為180萬，及及25平方公里配套基礎設施用地
2. 以相約發展密度計算即共需 45平方公里 (或 4,500 公頃)

10

Major Land Supply Sources 主要土地供應來源 (1):
Development Projects 發展項目
Site Area Land Supply Options 供地模式
發展面積 Rezoning Land Redevelopment Resumption Reuse of Ex- Reclamation
(latest est. 更改土地重建收地 quarry Sites 填海
最近估算) 用途重用前石礦場
West Kowloon Cultural District
40 ha Land development completed 開拓土地工作完成
西九龍文化區
Kai Tak Development
320 ha Land development completed 開拓土地工作完成
啟德發展區
Tseung Kwan O South
60 ha Land development largely completed 開拓土地大致工作完成
將軍澳南
Tung Chung Remaining Area
250 ha   
東涌餘下發展區
New Development Areas in NT
1050 ha  
新界新發展區
Ex-quarry sites (4 nos.)
160 ha  
前石礦場 (4個地點)
Other Housing Projects
870 ha   
其他房屋發展項目
11

Major Land Supply Sources 主要土地供應來源 (2):

Rezoning and redevelopment 更改土地用途及重建
Site Area Land Supply Options 供地模式
發展面積 Rezoning Land Redevelopment Resumption Reuse of Ex- Reclamation
(latest est. 更改土地重建收地 quarry Sites 填海
最近估算) 用途重用前石礦場
As pursued in 2011 Policy
Address, rezoning part of
industrial land, green belt,
agricultural land for non-
industrial and housing use 260 ha   
按2011年施政報告所推動的,
將部分工業用地、綠化地帶
和農業用地改劃作非工業發
展用途及房屋用地
Known redevelopment
projects URA and private
developers under 30 ha  
consideration (as at Dec 2011) Total land can be
正被考慮的政府及私營 provided is about 3040 ha
發展商重建項目總共提供約3040公頃
(截至2011年12月) 可發展土地
12

Uncertainties in estimate of land supply and demand
估算土地供需所牽涉的變數

For Example 例如 :
• Population growth 人口增長
• Transport infrastructures 道路運輸基建
• Aspiration for development density and community facilities
對發展密度及社區設施的期望
• Rezoning 更改土地用途

• To create a land reserve 要建立土地儲備
• To speed up implementation of practicable supply options
要加快推行實際可行的供地模式

To have a more flexible and resilient mix of land supply options
務求有一個更靈活及具彈性的土地供應模式組合
13
13

Limitation of Developing Remaining Area
餘下土地的發展局限

Remaining Area Key Limitations on Development
餘下土地主要分區主要發展局限
1. Green Belt 綠化地帶 • Buffer zone between developed area and country park, etc.
• Protection of vegetation, PlanD is reviewing some green belt areas
• 已開發地區和郊野公園之間的緩衝地帶
• 保護植被、規劃署正檢討部份綠化地帶
2. Rural Area 鄉郊地方 Scattered ownership, conservation of rural character, insufficient
infrastructure
業權分散、保育鄉郊特色、基建不足
3. In Proximity to Boundary Area Conservation, mangroves, government does not have the leading role
靠近邊境禁區 in development
保育、紅樹林等、政府沒有發展主導權
4. Outlying Islands and Other Scattered ownership, insufficient infrastructure, sloping topography
Areas 離島及其他地區業權分散、基建不足、斜坡

Government does not have the leading role in development, so difficult to develop in large-scale.

政府沒有發展主導權，難作大規模發展。

Land Reserve 土地儲備
Policy Address 2011-2012
Policy on Land Development and Accumulation
43. We have to innovate to expand our land
resources……Our aim is to ensure an annual supply
of land for an average of about 40 000 residential
units of various types. Even when demand for land
declines, land development will continue. The newly
developed land will be kept in the Government's
land reserve and made available when
appropriate. By doing so, we will be able to supply
sufficient land for more than 40 000 units each year
when demand rises.

2011-12年度施政報告
發展及積存土地政策
43. 我們必須以創新思維開拓土地資源……我們的目標，是
確保供應的土地每年平均能提供約四萬個各類住宅單位。當
土地需求下降時，開拓土地工作會繼續，新開拓土地會成為
政府土地儲備，在適當時候再推出，務求做到當需求上升時，
可及時提供足夠土地應付超過四萬個單位的需求。
15

Establish Land Reserve in three forms
運用3 種形式來建立土地儲備

Land is formed first. It can be developed readily when the needs arise. It
can meet short-term needs in 3 to 4 years.
先平整土地，以備有需求時可即時進行發展。可在3至4年內完成發展以
滿足短期需要。

Potential sites are identified with the necessary studies
and design work completed. Site formation and building works
can commence immediately when the need is confirmed. It can meet
medium-term needs in 6 to 7 years.
在已物色的可行地點，先完成研究及設計工作。在確定有
需求時，土地開拓及建造工程可以立即動工。可在6至7年內完成
發展以滿足中期需要。

Potential sites that fulfill the site selection criteria are reserved. Further
studies to ascertain their feasibility and design works will only be carried out after the
need is established. Including the construction period, it can meet long-term needs
in 9 to10 years.
預留符合選址準則的可行地點，待日後有需求時才進一步研究其可行性及
16 開展設計工作。連同工程建造期，可在9至10年內完成發展以滿足長期需要。

Land Supply Options Suitability for Land Reserve
現有土地供應模式作為土地儲備的適合性
Redevelopment Not suitable 不適合
重建 • Private owners and developers take leading role
業主和私營發展商主導開發進程
Rezoning Land Not suitable 不適合
更改土地用途 • Involves private owners and developers, actual development hinges on
market response
牽涉私人業主和發展商，實際發展情況視乎市場情況
Land Resumption Not suitable 不適合
收地 • Can only be used for designated purposes and/or projects
所得土地只能作指定用途和/或項目發展
Reuse of ex-quarry sites Suitable 適合
利用前石礦場 • Create small to medium sized land only, and supply is limited
只能創造小到中型土地，且數量有限
Rock Cavern Development Suitable 適合
發展岩洞 • Release land occupied by existing facility and its surrounding area that are
now sterilized for development
釋放現有設施所佔土地及其附近土地作發展
Reclamation Most Suitable 非常適合
填海 • Have less impact on existing land and good for large reserve
17 沒有影響現有土地用途，且能創造大面積的土地儲備
17

Rock Cavern Development 發展岩洞
Overseas Cavern Example - Water / Sewage Treatment Plant
外國岩洞實例 - 食水/污水處理廠

New Oset Water Treatment Plant, Norway 挪威新奧賽德食水處理廠

Sewage Treatment Works, Norway 挪威 - 污水處理廠

Overseas Cavern Example - Oil and Gas Storage
外國岩洞實例 - 油氣儲存庫

1.5 million m3
150 萬立方米
Oil Storage, Singapore Ningpo LPG Terminal, China
新加坡 - 地下貯油庫中國寧波液化天然氣站

Overseas Cavern Example - Storage and Warehouse
外國岩洞實例 - 儲存庫和倉庫

Food Storage, USA 美國 - 食品貯存

National Archives, Norway 挪威 - 國家檔案庫 Data Centre, Sweden 瑞典 - 資料中心

Overseas Cavern Example - Indoor Games / Sports Halls
外國岩洞實例 - 室內比賽/運動場館

Swimming Hall, Finland Stadium & Recreation Centre, Norway
芬蘭 - 游泳館挪威 - 體育館及文娛中心

Overseas Cavern Example - Maintenance Depot
外國岩洞實例 - 維修廠

Maintenance depot, Finland 芬蘭 - 維修廠

International Examples 國際經驗
Rock Cavern Use Countries (non-exhaustive list)
岩洞用途國家（不完全名單)
Reservoirs/Water Tanks Australia, Finland, Hong Kong, Norway
配水庫/水池澳大利亞，芬蘭，香港，挪威
Sewage Treatment Works France, Hong Kong, Korea, Norway, USA
污水處理設施法國，香港，韓國，挪威，美國
Water Treatment Plants Italy, Norway
食水處理設施義大利，挪威
Refuse Transfer Station Hong Kong, Norway
廢物轉運站香港，挪威
Oil and Gas Storage China, Japan, Korea, Singapore, USA, Vietnam
油，氣儲蓄庫中國，日本，韓國，新加坡，美國，越南
Military Uses Singapore, Switzerland, Turkey, USA
軍事用途新加坡，瑞士，土耳其，美國
Warehouse Korea, Norway
倉庫韓國，挪威
Commercial Finland, France, Japan, Sweden, UK
商業用途芬蘭，法國，日本，瑞典，英國
Hydropower China, Korea, Japan, Mexico, Portugal
水力發電中國，韓國，日本，墨西哥，葡萄牙


Benefits of RCD 發展岩洞的好處:
• Release valuable land for development
釋出有價值的地上土地資源作發展
• Relocate "Not-in-my-Backyard" facilities into cavern, minimize
adverse impacts on the community and environment.
把厭惡性設施遷入岩洞，減低對社區及環境的影響
• Rock excavated from caverns is usually in high quality and can
be used as construction materials after processing such as
aggregates for concrete.
從岩洞挖出的岩石一般是高質量，經加工處理後適合作為建築材料，例
如混凝土碎石材料。

Key Issues of RCD 發展岩洞的主要考慮:
• Ventilation 通風
• Emergency egress 緊急逃生
• Fire safety 防火安全
• Humidity 濕度
• Accessibility 可達性
• Confined working space 密閉工作空間
• Facilities operational requirements 設施的操作要求
• Potential higher operational and maintenance cost 潛在的較高運作和維修費用
• Spatial and access constraints 空間和通道限制
• Less suitable for residential uses which require natural lighting and
ventilation according to Building Regulation 較難符合建築物條例下住宅用途的
建築物需滿足天然採光及通風的要求

 Can be solved by Engineering 都可以工程解決

Purpose-built Caverns in HONG KONG 香港特定用途岩洞

Tai Koo MTR Station
太古地鐵站 (1985)


Stanley Sewage
Treatment Works
赤柱污水處理廠 (1995)

Island West Transfer
Station
港島西廢物轉運站 (1997)


Kau Shat Wan
Explosives Depot
狗虱灣炸藥庫 (1997)


Western Salt Water
Service Reservoirs
西區海水配水庫 (2009)

Previous Studies 過去的研究

Potential Land Uses for RCD 岩洞發展之潛在土地用途

Stock-taking of Government Facilities 盤點政府設施

圖例
Boundary
of 18
Districts
18 區的界線
Government
Facilities
政府設施

Government Facilities in Hong Kong香港的政府設施
Type of Facility (International Example) 設施類型（有國際範例） No. of Facilities 設施數量

Fresh Water Service Reservoir 食水配水庫 183
Salt Water Service Reservoir* 海水配水庫* 53
Water Treatment Plants 食水處理設施 23
Sewage Treatment Works* 污水處理設施* 31
Refuse Transfer Facility* 廢物轉運設施* 13
Warehouse 倉庫 1
Sports Hall 運動場 97
Slaughterhouse 屠宰場 3
Columbarium 骨灰龕 8
Mortuary 太平間 4

*Facilities with previous examples in Hong Kong 香港已有範例的設施類型

36

Five Strategic Cavern Areas 五個策略性岩洞發展區域

Tuen Mun (Lam Tei) Sha Tin (Shek Mun)
屯門 (藍地) 沙田 (石門)
Lion Rock
獅子山

Legend
Lantau (Siu Ho Wan)
Strategic Cavern Areas
大嶼山(小蠔灣) 策略性岩洞發展區域
Mount Davis
摩星嶺 Cavern Development Suitability
發展岩洞的適合性 :
High to Medium 高至中
Low to Very Low 低至極低
Not Suitable 不合適

Tentative Site - Sha Tin Sewage Treatment Works
初步岩洞選址 - 沙田污水處理廠
 Release 28 ha waterfront land
Tentative cavern site 騰出約28公頃海濱用地
初步岩洞選址
`
 Reduce impact on residents
減少對居民的影響
 Enhance land value
提高土地價值
 Allow expansion underground
A Kung Kok 岩洞可在地下擴建
亞公角 Schematic cavern layout
岩洞內部安排示意圖
 Feasibility subject to
detailed studies
其可行性視乎詳細研究
結果而定

Tentative Sites - Mt Davis & Kennedy Town FW Service Reservoirs
初步岩洞選址 - 摩星嶺及堅尼地城食水配水庫
 Release 2 ha of prime land
騰出2公頃優質土地
 Have minor impact on nearby
residents
Tentative cavern site 工程對居民的影響較小
初步岩洞選址 Kennedy Town FW
 Allow expansion without cutting
Service Reservoir
the hillsides
堅尼地城食水配水庫
擴建時避免削切山坡

 Feasibility subject to detailed
studies
其可行性視乎詳細研究結果而定

Schematic cross-section
Kennedy Town FW
橫切面示意圖
``
Service Reservoir
堅尼地城食水配水庫

Mt Davis FW Service Reservoir
摩星嶺主食水配水庫

Guiding Principles and Initial Site Selection Criteria
指導原則及初步選址準則
Guiding Principles Initial Site Selection Criteria
指導原則初步選址準則
Social benefits at the releasing site upon relocation of
existing facilities
Social Harmony & 當現有設施遷出後，騰出的土地產生的社區效益
Benefits Social impacts at the cavern development site
社會和諧與效益發展岩洞地點對社區的影響

Environmental benefits in the vicinity of the releasing
Enhanced site upon relocation of existing facilities
Environmental 當現有設施遷出後，對附近環境的好處
Performance Environmental impacts at the cavern development site
提高環境效益發展岩洞地點對附近環境的影響

Engineering feasibility
工程的可行性

Cost effectiveness
成本效益
Economic Efficiency
& Practicality Specific requirements of facility
經濟效率與實用性設施的具體要求

Suitability of relocation based on existing facility status
現有設施的狀況是否適合搬遷

Topical Discussion on 14 Jan 2012 – more in-depth discussion
專題討論 (2012年 1月14日) - 與民共議
Questions to be Asked 我們希望知道的:
Apart from other current land supply options, do the participants agree rock
cavern development is an acceptable option for increasing land supply?
除了其他現有的土地供應模式外，參加者是否同意發展岩洞是一個增加土地
供應的可接受方案？

What is participants’ view on the use of rock caverns to house public
facilities, e.g. “Not-in-My-Backyard” facilities like sewage treatment works,
and cultural and recreational facilities such as sport facilities and storage
facilities?
參加者對於將一些公共設施，包括厭惡性設施如污水處理廠、文娛康樂設施
如大型體育館及貯存用途設施遷入岩洞，有何看法？

Out of 8 initial Site Selection Criteria (SSC) for choosing public facilities for
relocating into rock cavern to release such sites for other uses, which two to
three the participants would consider more important than others?
就選擇公共設施遷入岩洞從而騰出原址作其他用途的8個初步選址準則，參加
42
者會覺得哪2至3個比較重要？ 42

Conclusions 總結 :
 Views collected – to finalize site selection criteria and shortlist the
potential government facilities that are suitable for relocation into
rock caverns for discussion at Stage 2 PE
收集意見 - 用以訂定選址準則及物色適合遷入岩洞的政
府設施在第二階段公眾參與時討論
 In mid 2012, we aim to identify 8 existing government facilities that
are suitable for relocation into rock caverns for detailed feasibility
study and further public consultation
我們期望於2012年年中，提出約8個適合遷入岩洞的現
有政府設施，以進行詳細可行性研究及作進一步公眾
諮詢

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優化土地供應策略專題討論 4：岩洞發展 Enhancing Land Supply Strategy -Topical Discussion 4 - Rock Cavern

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優化土地供應策略專題討論 4：岩洞發展 Enhancing Land Supply Strategy -Topical Discussion 4 - Rock Cavern