45
In the context of the strategic territory-wide considerations outlined above it is concluded that a long term commitment by Government to the full development of Tin Shui Wai by the developer within an 18-year time span (which is considered essential in the developer's submission for cash flow and profitability reasons along) could place Government in a position where, notwithstanding prevailing economic conditions, the project may have to be given continuing priority, possibly at the expense of other more urgent or deserving undertakings. On the other hand, it is accepted that there may well be a need for a more limited scale of development in the Tin Shui Wai area to help satisfy medium term housing needs.
Other Considerations
46
In addition to the principal criteria dealt with above there are other factors to be weighed in evaluating the Tin Shui Wai project, particularly:
(a)
the relationship of the project to sub-regional development opportunities; and
(b)
the respective roles of Government and the private sector in the development process.
Relationship to Sub-Regional Development Opportunities
47
As noted in paragraph 2 above, Government-appointed consultants are now proceeding with an evaluation of the development potential of the North West New Territories and the results of this study should be available by July 1981. It is already apparent, however, that this sub-region contains one of Hong Kong's largest remaining sources of land with good development potential and, for that reason alone, it is considered that all significant new projects within it should be fitted within a preferred development framework so as to avoid situations whereby the rational longer term development of the area would be prejudiced.
48
In engineering terms, phases 1 and 2 of the proposed Tin Shui Wai development are feasible and the developers have secured sufficient fill resources for the whole project, mainly from marine sources. However, Government's consultants have advised that the reclamation which would comprise phase 3 of the project in its present form is not recommended because it could entail risk
of flooding in the Kam Tin and Yuen Long catchment areas.
G.S. 166
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