proposed minor relaxation of building height restriction

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Proposed Minor Relaxation of Building Height Restriction for Permitted Residential Use

992-998 King’s Road and 2-16 Mount Parker Road

Visual Impact Assessment

June 2021

Fairmile Consultant Limited

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TableofContent

P.3IntroductionP.3TheProposedDevelopmentP.3AssessmentAreaP.4Viewpoint1-SirCecil’sRideObservationDeckP.6Viewpoint2-King’sRoad(West)P.8Viewpoint3-QuarryBayStreetSitting-outareaP.10Viewpoint4-King’sRoad(East)P.12Viewpoint5-QuarryBayReservoirGardenP.14Viewpoint6-QuarryBayTreeWalkP.16Viewpoint7-KaiTakCruiseTerminal(RoofDeck)P.18Viewpoint8-QuarryBayPromenade(NearHoiYuStreetWilsonParking)P.20AppendixI-SectionandRoofPlansofOZPComplianceSchemeandProposedSchemeP.24AppendixII-ViewpointsforVisualImpactAssessmentof992-998King’sRoadand2-16MountParkerRoad

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Introduction

This report aims to assess the potential visual impacts of theproposed development at 992-998 King’s Road and 2-16 MountParkerRoad.Thisvisual impactassessmentappraisedtheproposeddevelopment on visual change to the public viewers and thesurrounding environment through a series of photomontages atdesignatedviewpointsbetweentheproposeddevelopmentheightof156mPD and the allowed height of 120mPD under the OZP zoned“Residential (Group A)”. This report is prepared for the Section 16Planning Application for Minor Relaxation of Building HeightRestrictionforPermittedResidentialUse.

TheProposedDevelopment

TheSite,withanareaofabout4,642m²islocatedatthejunctionofMountParkerRoadandKing’sRoad.TheSitewastheformer5storeys Civil Servant Co-operative Building Societies. Full LandDevelopmentLimited (“the applicant”) acquired the Site throughcompulsivesaleinyear2020.

The proposed development comprises of two residential towerswithBHof156mPDand145mPDforTowers1and2respectively.Thelandscapegardenatthepodiumprovidesrecreationfacilitiesand functions as ventilation breezeway together with thedesignated building gap between the towers. Extensive greeningwill be applied to the existing slope and thepedestrianpathwayalongsidetheproposeddevelopmenttoimprovevisualimpactandimprovetheairquality.

This report will focus on the visual impact of the proposeddevelopment by comparing the OZP Compliance Scheme of120mPD (“the OZP Scheme”) and the Proposed Scheme of156mPD.

The section and roof plans of the two schemes are attached inAppendixIforreference.

AssessmentArea

Taking into account the setting and scale of the proposeddevelopment and its surrounding visual context, a total of 9viewpoints,whicharepubliclyaccessible,were identigiedwithintheassessmentareawithdirectsight-linestotheproposeddevelopment(PleaseseeAppendixIIforlocation).

ConsideringtheproposeddevelopmentislocatedwithinadenseandpopulatedareaalongsideKing’sRoad,threeviewpoints(VP2-4)weredesignated at King’s Road and Quarry Bay Street to illustrate thevisualimpactfromadjacentstreetviewatclosedistances. ThebackoftheSitetowardsthewestisthedeepslopeofBraemarHillwhichiscovered by vegetation. Viewpoint 1 is set on the Sir Cecil’s RideObservation Deck to illustrate the proposed building height inrelation to the popular hiking destination. Viewpoint 5, the QuarryBayReservoirandViewpoint6,QuarryBayTreeWalk,showtheviewfromthevalleyareaoftheKornhilldevelopmenttowardstheSiteandfromthepopularpublicopenspaceandhikingtrail. ToillustratethevisualimpactovertheridgelineofHongKongIsland,thedesignatedviewpointsofKaiTakCruiseTerminal(RoofDeck)(VP7)andQuarryBayPromenade(VP8)havebeenpreparedinaccordancetotheHongKong Planning Standards and Guidelines (HKPSG) – Ch. 11 UrbanDesignandGuidelines.

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Viewpoint1–SirCecil’sRideObservationDeck

Visual Composition - The Sir Cecil’s Ride Observation Deck islocatedatadistanceofapproximately430mtothewestoftheSiterepresentingmid-rangeandelevatedviewofthehikersatBraemarHill.Thisviewpointprovidesaclearviewoverthemixedhigh-riseresidential and commercial developments in Quarry Bay, Tai KooandKornhillAreas.VictoriaHarborandLeiYueMunChannelssetsasthebackdrop.

ThevisualsensitivitytothepublicisMinimal.

VisualAssessment-Theproposeddevelopmentdoesnotaffecttheexisting view of the skyline, the harbour and other naturalelements.

The proposed development will integrate with the existingsurrounding.ItwillpartiallyblocktheexistingbuildingsbehindtheSite. However, there is no real intrusion to the existing visualcomposition.

Thedenseandpopulatedhigh-riselayoutisalreadyingrainedwiththehikersat thispopulardestination.Theproposeddevelopmenthasnoadditionalintrusiontotheexistingurbansettlementandthehikers are unlikely to notice any difference given that part of thelandscape is already densely occupied by high-rise. The Harbourandridgelineareunaffectedbytherelaxation.

Basedontheabove, therewillbeVeryMinimalVisual Impact topublic views brought on by the proposed development at the SirCecil’sRideObservationDeck.

ViewpointMap1.-SirCecil’sRideObservationDeck

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One Island East (301mPD)

Grand Promenade(219mPD)

Proposed Development (120mPD)

Tower Tower Tower3 2 1

Les Saisons (160mPD)

The Orchards (175.65mPD)

Proposed Development

Tower Tower 2 1(146.4mPD) (156mPD)

One Island East (301mPD)

Grand Promenade(219mPD)

The Orchards (175.65mPD)

Les Saisons (160mPD)

OZP Compliance Scheme (120mPD)

Photomontage of the Proposed Development - Viewpoint 1 : Viewed from Sir Cecil’s Ride Observation Deck

Proposed Scheme (Max. 156mPD)

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Viewpoint2–King’sRoad(West)

Visual Composition – This viewpoint is located at a distance ofapproximately75mtothenorthoftheSiterepresentingshort-rangeand street-level view of pedestrians from the West along King’sRoad. The general view is composed of an existing residentialdevelopment (OceanicMansion), the upper section of Quarry BayMunicipalServicesBuilding,theSiteaswellasbothEastboundandWestboundroadtrafgicandpedestrianglow.

ThevisualsensitivitytothepublicisModerate.

VisualAssessment-WhenviewedunderboththeOZPSchemeandtheProposedScheme,theproposeddevelopmentextendsintopartoftheskylinetowardsMountParkerandthebottomgreenslopeofBraemarHill.ThereisminimaldifferencebetweenwhatisallowedundertheOZPandwhatisproposed.

TheProposedSchemeappearsslimmerthantheOZPScheme.

Giventheretobeaminimaldifferencebetweena120mPDanda156mPDdevelopment,theVisualImpactduetotheheightrelaxationisMinimal.

ViewpointMap2.-King’sRoad(West)

7 Quarry Bay

Municipal Service Building

Oceanic Mansion

Proposed Development (120mPD)

Tower 3 2 1 Clubhouse

Quarry BayMunicipal Service Building

Oceanic Mansion

Proposed Development

Tower 2 1 (146.4mPD) (156mPD)

Clubhouse

OZP Compliance Scheme (120mPD) Proposed Scheme (Max. 156mPD)

Photomontage of the Proposed Development - Viewpoint 2 : Viewed from King’s Road (West)

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Viewpoint3–JunctionofMountParkerRoadandQuarryBayStreet

VisualComposition–Thisviewpoint is locatednext to theSiteatapproximate10maway.Thisviewpointrepresentscloserangeviewfrom the sitting-out area along Mount Parker Road. The generalview is composed of a bottom-up view of the proposeddevelopmentwithbothTower1(left)andTower2(right)ontopofthepodium.Partofthebottomofthefootbridgeisalsovisible.

ThevisualsensitivitytothepublicisModerate.

Visual Assessment - From this viewpoint, the proposeddevelopmentwill inevitably block a portion of the skyline due tothecloseproximityoftheSite.

UndertheOZPScheme,the3-towersdesigniscompressedinlayoutdue to the constraint of the MTR non-building area along King’sRoad. The gap between Tower 1 and 2 is only about 1m and thegloortogloorheightofthepodiumgardenisrelativelylow.Theviewoftheskylineandairventilationwillbelimited.

UndertheProposedScheme,the2-towerdesignallowstheGFAtobeshifted vertically. Therefore a 10mbuilding gap betweenTower 1and2aswellasa10mgloortogloorpodiumgardencanbecreatedto open breezeways both vertical and horizontal air ventilation,sunlightpenetrationandopeningtheskyview.

Increasing the BH from 120mPD to 156mPD allows for slimmingand reducing the number of towers, signigicant visualimprovements to the public, enhanced sightline, improved airventilation and light penetration. This results in signigicant publicgains to the localarea.Hence, theProposedSchemewill ImprovetheVisualImpactascomparedtotheOZPComplianceScheme.

ViewpointMap3.-QuarryBatStreetSitting-outarea

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ProposedDevelopment(120mPD)

Tower 1


Tower 2


Tower 1

ProposedDevelopment(146.4mPD)

Tower 2

Residential Lobby Residential Lobby

Clubhouse


Photomontage of the Proposed Development - Viewpoint 3 : Viewed from Quarry Bay Street Sitting-out area

10Viewpoint4–King’sRoad(East)

Visual Composition – This viewpoint is located at a distance ofapproximately72mtothenortheastoftheSiterepresentingshort-rangeandstreet-levelviewsfrompedestriansfromtheEastalongKing’sRoad.The general view is composed of existing residential high-risedevelopments includingOceanicMansion, theupper sectionofQuarryBayMunicipalServicesBuilding,thefootbridgeconnectingKing’sRoadandMountParkerRoad,aswellasbothEastboundandWestboundroadtrafgic.

ThevisualsensitivityatthisviewpointisModerate.

VisualAssessment-Theproposeddevelopmentwillinevitablyobstructsomeskyviewandhillsideunderboth120mPDand156mPDSchemes.However, the visual treatments illustrate that under 156mPD, theProposed Scheme appears narrower than the OZP Scheme. Thedevelopmentalsocomplimentsotherneighbouringhighrise.

TheProposedSchemehasImprovedVisualImpactascomparedtotheOZP120mPDSchemebecauseoflessintrusivedesignalongKing’sRoad,moregreenviewofBraemarHillandslimmingofthetowers.

ViewpointMap4.-King’sRoad(East)

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Oceanic Mansion


Tower 3

Oceanic Mansion

ProposedDevelopment(146.4mPD)

Tower 2


Photomontage of the Proposed Development - Viewpoint 4 : Viewed from King’s Road (East)

12Viewpoint5–QuarryBayReservoirGarden

VisualComposition–Thisviewpointislocatedatadistanceofapproximately430mtothe southeast of the Site representingmid-range and local view from the public openspace in the Kornhill area. The general view composes of trees, vegetation, publicinstallations (such as benches, rain shelter, etc), large openings to the skyline and theexistingresidentialdevelopmentsofMountParkerLodge(BlockA).

ThevisualsensitivityatthisviewpointisVeryLow.

VisualAssessment-Theproposeddevelopmentdosenotaffecttheexistingview.

Theproposeddevelopmentisvirtuallyinvisibleastheexitingtreesshieldstheproposeddevelopment.Hence, there isno intrusion to theexistingvisualcomposition.Theopenskyviewisunaltered.

Basedontheabove,therewillbeNegligibleVisualImpactbroughtonbytheproposeddevelopmentattheQuarryBayReservoirGarden.

ViewpointMap5.-QuarryBayReservoirGarden

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Mount ParkerLodge(135mPD)



Photomontage of the Proposed Development - Viewpoint 5 : Viewed from Quarry Bay Reservoir Garden

PROPOSED TOWER BLOCKS @ 156MPD

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Viewpoint6–QuarryBayTreeWalk

Visual Composition – This viewpoint is located at a distance ofapproximately 700m to the southeast of the Site representing along-rangeandelevated-levelviewfromthehikingtrails.

ThisviewpointmainlycomposesoftreesandgreenslopeatSiuMaShan to the west of the Site. It also incorporates the residentialdevelopments inKornhill area (thenearestdevelopment isMountParkerLodge),QuarryBayReservoirGardensaswellastheskyline.

Since this is a popular hiking destination, the visual sensitivity atthisviewpointisMedium.

Visual Assessment - This viewpoint under both the OZP Schemeand the Proposed Scheme will be visible amongst the exitingdevelopments. Due to the long distance of the Site from thisviewpoint, the proposed development will only result in minorvisual impact at the gap between the green slope of SiuMa ShanandMountParkerLodge.Theproposeddevelopmentwillnotposesignigicantobstructiontothenaturalridgelinesandskyline.

Based on the above, there will beNo Signi\icant Visual ImpactbroughtbytheproposeddevelopmentattheQuarryBayTreeWalk. ViewpointMap6.-

QuarryBatTreeWalk

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Green slope area ofSiu Ma Shan


Block A

Proposed Development(120mPD)

Tower 1

Green slope area ofSiu Ma Shan


Block A


Tower 1


Photomontage of the Proposed Development - Viewpoint 6 : Viewed from Quarry Bay Tree Walk

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Viewpoint7–KaiTakCruiseTerminal(RoofDeck)

VisualComposition–Thisviewpointislocatedatadistanceofapproximately2.3kmtothenorthoftheSiterepresentinglong-range and district-level view from the public openspaceoftheKaiTakCruiseTerminal(RoofDeck).

It is composed of Victoria Harbor, developments on theNorth Shore of Hong Kong Island and the ridge lines andpeaksofMountParkerandBraemarHill.

This isoneof thedesignatedviewpoint foraccessingvisualimpact of developments on the North Shore of Hong KongIsland under the Hong Kong Planning Standard andGuidelines (“HKPSG”)Chapter11.UrbanDesignGuidelines.ThevisualsensitivityatthisviewpointisHigh.

Visual Assessment - Under both the OZP Scheme and theProposedScheme, theproposeddevelopmentwill integratewiththeexistinghigh-riseinitssurrounding.Theproposeddevelopment will be barely visible amongst the exitingdevelopments.Theproposeddevelopmentwillnotposeanyobstructiontothenaturalridgelines,Harbourandskyline.

Based on the assessment, therewill beNegligible VisualImpact to the public brought on by the proposeddevelopmentattheKaiTakCruiseTerminal(RoofDeck).

ViewpointMap7.-KaiTakCruiseTerminal(RoofDeck)

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PCCW Tower andDorset House (170mPD)

One Island East(301mPD)


Devon House (130mPD)

Mount Parker Braemar

Hill


Devon House (130mPD)

Mount Parker Braemar

Hill


Photomontage of the Proposed Development - Viewpoint 7 : Viewed from Kai Tak Cruise Terminal (Roof Deck)

One Island East(301mPD)

PCCW Tower and Dorset House (170mPD)

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Viewpoint8–QuarryBayPromenade(NearHoiYuStreetWilsonParking)

VisualComposition–Thisviewpointislocatedatadistanceofapproximately700mtothenortheast of the Site representing long-range level view from Quarry Bay Promenadepublicopenspace.

Thisviewpointiscomposedofhigh-risedevelopments.

ThisisoneofthedesignatedviewpointforaccessingvisualimpactofdevelopmentontheNorthShoreofHongKongIslandundertheHKPSGChapter11.UrbanDesignGuidelines.ThevisualsensitivityatthisviewpointisHigh.

VisualAssessment -Theproposeddevelopment cannotbe see from thisviewpoint.TheVisualImpactisNil.

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Photomontage of Proposed Development - Viewpoint 8 : Viewed from Quarry Bay Promenade (Near Hoi Yu Street Wilson Parking


OneTaikooPlace


OneTaikooPlace


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Appendix I - Section and Roof Plans of OZP Compliance Scheme and Proposed Scheme

Roof Plan of OZP Compliance Scheme (120mPD)

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Roof Plan of Proposed Scheme (156mPD)

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Section Plan of OZP Compliance Scheme (120mPD)

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Section Plan of Proposed Scheme (156mPD)

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Appendix II - Viewpoints for Visual Impact Assessment of 992-998 King’s Road and 2-16 Mount Parker Road

1. Sir Cecil’s Ride Observation Deck

V

2. King’s Road

V

4. King’s Road (East)3. Quarry Bay Street Sitting-out area

The Site

V

V

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The Site

5. Quarry Bay Reservoir Garden

V

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The Site

6. Quarry Bay Tree Walk

V

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7. Kai Tak Cruise Terminal (Roof Deck)

8. Quarry Bay Promenade (Near Hoi Yu

Street Wilson Parking)

V

V

The Site

proposed minor relaxation of building height restriction

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