revised planning brief for the public housing developments ... · revised planning brief for the...

Revised Planning Brief for the Public Housing Developments at the Lin Cheung Road Site, Sham Shui Po

Project Name Lin Cheung Road site - Public Housing Developments at Site 3 (Public Rental Housing) and Site 5 (Subsidised Sale Flats)

Date of Preparation August 2015 1 Site Particulars Approved Previously

on 11 August 2014 Current Proposal Remarks

1.1 District Location Sham Shui Po 1.2 Site Location At the junction of Hing Wah Street West and West Kowloon Highway adjacent to the

Cheung Sha Wan Wholesale Food Market.

1.3 Site Area Site 3 Site 5 Site 3 Site 5 Total about 3.70 ha.

1.3.1 Gross Site Area [ha] (approx.)

1.69

1.98

1.71 1.99 The delineation of site boundary and site area in-between Sites 3 and 5 is subject to changes and adjustments at detailed design stage. It includes 0.38 ha of Public Open Space (POS) at Site 3.

1.3.2 Net Site Area [ha] (approx.)

0.68

1.71

0.69 1.73 Excluding the land for non-building area (NBA) and drainage reserve of about 1.02 ha for Site 3 and about 0.26 ha for Site 5. The net site area of Site 3 also excludes an additional area of about 376m2 within the proposed POS and enclosed by the NBA and drainage reserves at its surroundings. The boundary between Sites 3 and 5 are subject to refinement during site survey at detailed design stage.

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1 Site Particulars (Cont’d)

Approved Previously on 11 August 2014

Current Proposal Remarks

1.4 Existing Land Use Temporary fee-paying public carpark and/or open storage of goods

Works area for construction of public housing developments

1.5 Existing Zoning “Residential (Group A) 12” (“R(A)12”) “Residential (Group A) 12” (“R(A)12”) As shown on the approved South West Kowloon Outline Zoning Plan (OZP) No. S/K20/30.

1.6 Existing Land Status Government land let under Short Term Tenancy No KX 2792 currently continued on quarterly basis (i.e. can be terminated by 3-month advance notice) and adjacent Government land.

Government land let under Short Term Tenancies No. KX 2955 and No. KX 2954 up to 31 July 2018 and 31 July 2019 for Sites 3 and 5 respectively and thereafter quarterly and adjacent Government land.

2 Development Parameters Approved Previously on 11 August 2014


2.1 Proposed Housing Type Public Rental Housing (PRH)

Subsidised Sale Flats (SSF)

Public Rental Housing (PRH)

Subsidised Sale Flats

(SSF)

2.2 Proposed No. of Flats

1,190 2,350 1,320 2,520 ± 10% variation should be allowed for design flexibility subject to pro-rata adjustment of ancillary facilities. Design population changes due to flat type adjustment.

2.3 Design Population (approx.)

3,640 7,240 3,570 7,770

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2 Development Parameters (Cont’d)



2.4 Maximum Domestic Gross Floor Area (GFA) [m2]

205,000 205,000 Total maximum domestic GFA of 205,000 m2 and non-domestic GFA of 16,000m2 for Site 3 and Site 5. The planning application (No. A/K20/123) for minor relaxation of building height restriction from 120mPD to 125mPD was approved with conditions by the Town Planning Board on 22 May 2015. In the approved scheme. The proposed domestic and non-domestic GFA for Site 3 are 60,000m2 and 5,600m2 respectively while those for Site 5 are 145,000m2 and 2,820m2 respectively.

2.5 Maximum Non-domestic Gross Floor Area (GFA) [m2]

16,000 16,000

2.6 Maximum building height in mPD

Max. 120mPD (at main roof) Max. 125mPD (at main roof) (Max. 120mPD as stipulated on the

approved South West Kowloon OZP No. S/K20/30)

The planning application (No. A/K20/123) for minor relaxation of building height restriction from 120mPD to 125mPD was approved with conditions by the Town Planning Board on 22 May 2015. In the approved scheme, the height variation is adopted within the sites to promote visual interests.

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3 Planning Requirements Approved Previously on 11 August 2014


HKPSG Standards

Provision in

accordance with

HKPSG

Approved Proposal

HKPSG Standards

Provision in

accordance with

HKPSG

Current Proposal

3.1 Education Facilities

3.1.1 Kindergarten [no. of classrooms]

730 half-day and 250 full-day places for every 1,000 children in the age group of 3 to under 6

263 half-day

and 91full-day

places

1 no. 6-classroom kindergarten

730 half-day and 250 full-day places for every 1,000 children in the age group of 3 to under 6

206 half-day

and 71full-day

places

1 no. 6-classroom kindergarten

To be provided at G/F of one of the domestic blocks at Site 5. Flexibility shall be given to change the use of premises in future to cope with the prevailing demand as agreed by the Education Bureau.

3.1.2 Primary School [no. of classrooms]

1 whole-day classroom per 25.5 persons aged 6-11

19 0 1 whole-day classroom per 25.5 persons aged 6-11

24 0 Demand to be met by a proposed primary school at the “G/IC” site within Lin Cheung Road site.

3.1.3 Secondary School [no. of classrooms]

1 whole-day classroom per 40 persons aged 12-17

14 0 1 whole-day classroom per 40 persons aged 12-17

14 0 Secondary School is provided on a territorial basis.

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3 Planning Requirements (Cont’d)



HKPSG Standards

Provision in

accordance with

HKPSG

Approved Proposal

HKPSG Standards

Provision in

accordance with

HKPSG

Current Proposal

3.2 Recreation Facilities

3.2.1 Badminton Court 1/8,000 persons

1.36 1 1/8,000 persons

1.42 1 An outdoor badminton court will be provided within Site 5 to serve the residents of Site 5.

3.2.2 Basketball Court 1/10,000 persons

1.08 0 1/10,000 persons

1.13 0 An outdoor basketball court will be provided within NWKR Site 6 as a shared facility serving the residents of NWKR Site 6, Site 3 and Site 5.

3.2.3 Table Tennis Table 1/7,500 persons

1.45 1

1/7,500 persons

1.5 2

One to be provided at Site 3 and the other to be provided at Site 5.

3.2.4 Open Space [m2] Site 3 – PRH

Public Open Space (POS)

Local Open Space (LOS)

Site 5 – HOS Local Open Space (LOS)

No set standard 1m2 per person 1m2 per person

3,800

3,640

7,240

Not less than 3,800

Not less

than 3,640

Not less than 7,240

No set standard

1m2 per person

1m2 per person

Not less than 3,800

Not less

than 3,570

Not less than 7,770

Not less than 3,800

Not less than

3,570

Not less than 7,770

The POS will be located within Site 3 roughly in the area along the eastern NBA and drainage reserve as shown on Plan 2. The POS should be aligned with the proposed POS in the “CDA” zone (i.e. Site 2 on Plan 1) to the south to form a continuum of public open space stretching from Site 3 to Site 2 (zoned “CDA”) and then to the waterfront promenade. The POS at Site 2 and waterfront promenade will be designed, constructed, managed and

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(to be continued) 3 Planning Requirements (Cont’d)



HKPSG Standards

Provision in

accordance with

HKPSG

Approved Proposal

HKPSG Standards

Provision in

accordance with

HKPSG

Current Proposal

(Cont’d) maintained by others. The POS should be provided at grade and shall be kept in one piece as a whole as far as possible. The POS should not be used for LOS calculation. Moreover, it shall be managed and maintained by HD upon completion. Provision of LOS will satisfy the minimum provision standard of 1m2 per person.

3.2.5 Children’s Play Area [m2]

Site 3 – PRH

Site 5 – HOS

400m2/5000 persons

292

580

Not less than 292

Not less than 580

400m2/5000 persons

286

622

Not less than

286

Not less than 622

Accountable as part of the LOS calculation to meet the standard. In the case when the Children’s Play Area will be located near the POS, the design of the Children’s Play Area should integrate with the design of the POS. It should not obstruct the pedestrian connection to the proposed POS in the “CDA” zone to the south.

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HKPSG Standards

Provision in

accordance with

HKPSG

Approved Proposal

HKPSG Standards

Provision in

accordance with

HKPSG

Current Proposal

3.3 Retail and Commercial (R&C) Facilities - GFA [m2]

To be determined by HD

N.A. 1,000 To be determined by HD

N.A. 2,480 It includes street shops at G/F and an office at 1/F of Block 2 at Site 3. The GFA (about 1,480m2) for the office is subject to refinement in detailed design stage.

3.4 Parking Requirements [no.]

3.4.1 Car Parking (domestic) Site 3 - PRH

Within 500m radius of rail station: 1 per 34-37 flats excl. 1p/2p flats based on the District-based Parking Standards for Sham Shui Po (DBPS)

27-30

30

Within 500m radius of rail station: 1 per 34-37 flats excl. 1p/2p flats based on the DBPS

30-33

33

As agreed with TD based on 1 per 34 flats excluding 1p/2p flats. Provision will be to the satisfaction of the Commissioner for Transport (C for T). Disabled car parking spaces will be provided in accordance with the BD’s Design Manual - Barrier Free Access 2008.

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HKPSG Standards

Provision in

accordance with

HKPSG

Approved Proposal

HKPSG Standards

Provision in

accordance with

HKPSG

Current Proposal

Site 5 – HOS

Within 500m radius of rail station: 1 per 15-22 flats based on TD’s Departmental Circular No.2/2012 Interim Parking Standards for the New Home Ownership Scheme Projects (TD’s Departmental Circular)

107-157 107

Within 500m radius of rail station: 1 per 15-22 flats based on TD’s Departmental Circular

115-167 115 As agreed with TD based on 1 per 22 flats. Provision will be to the satisfaction of C for T. Disabled car parking spaces will be provided in accordance with BD’s Design Manual - Barrier Free Access 2008 and the current HKPSG provision for residential development.

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HKPSG Standards

Provision in

accordance with

HKPSG

Approved Proposal

HKPSG Standards

Provision in

accordance with

HKPSG

Current Proposal

3.4.2 Car Parking (visitor)

Site 5 – HOS

2-3 per each housing block based on TD’s Departmental Circular

10-15

10

2-3 per each housing block based on TD’s Departmental Circular

10 - 15

10

As agreed with TD based on 2 per each housing block. Provision will be to the satisfaction of C for T. Disabled car parking spaces will be provided in accordance with BD’s Design Manual - Barrier Free Access 2008.

3.4.3 Car Parking (R&C) 1 per 200-300m2 GFA

4-5 4 1 per 200-300 m2 GFA

4 4 As agreed with TD based on 1 per 300m2 GFA. Provision will be to the satisfaction of C for T.

3.4.4 Car Parking (Office) - - - 1 per 150 to 200m2 GFA

8 to 10 10 As agreed with TD based on 1 per 200m2 GFA. Provision will be to the satisfaction of C for T.

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HKPSG Standards

Provision in

accordance with

HKPSG

Approved Proposal

HKPSG Standards

Provision in

accordance with

HKPSG

Current Proposal

3.4.5 Motor-cycle Parking

Site 3 - PRH

Site 5 - HOS

1 per 130 flats excluding 1p/2p flats based on the DBPS 1 per 110 flats based on TD’s Departmental Circular

8

22

8

22

1 per 130 flats excluding 1p/2p flats based on the DBPS 1 per 110 flats based on TD’s Departmental Circular

9

23

9

23

As agreed with TD. Provision will be to the satisfaction of C for T. As agreed with TD. Provision will be to the satisfaction of C for T.

3.4.6 Light Goods Vehicle (LGV) Parking

Site 3 - PRH

1 per 300-400 flats excl. 1p/2p flats based on the DBPS

3-4

4

1 per 300-400 flats excl. 1p/2p flats based on the DBPS

3-4

3

As agreed with TD based on 1 per 400 flats excluding 1p/2p flats. Provision will be to the satisfaction of C for T.

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HKPSG Standards

Provision in

accordance with

HKPSG

Approved Proposal

HKPSG Standards

Provision in

accordance with

HKPSG

Current Proposal

3.4.7 Loading/Unloading (domestic)

Site 3 – PRH

Site 5 - HOS

1 per each housing block 1 per each housing block

2

5

2

5

1 per each housing block 1 per each housing block

2

5

2

5

As agreed with TD based on 2 domestic blocks. Provision will be to the satisfaction of C for T. As agreed with TD based on 5 domestic blocks. Provision will be to the satisfaction of C for T.

3.4.8 Loading/Unloading (R&C)

1 per 800-1,200m2 GFA

1 - 2 1 1 per 800-1,200 m2 GFA

1 - 2 1 As agreed with TD based on 1 per 1,200m2 GFA. Provision will be to the satisfaction of C for T.

3.4.9 Loading/Unloading (Office)

- - - 1 per 2,000- 3,000m2 GFA

1 1 As agreed with TD based on 1 per 3,000m2 GFA. Provision will be to the satisfaction of C for T.

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4 Technical Considerations/ Constraints



4.1 Environmental

4.1.1 Noise An Environmental Assessment Study (EAS) will be carried out for agreement with EPD under separate cover.

An Environmental Assessment Study (EAS) will be carried out for agreement with EPD under separate cover.

Potential noise issues such as operational noise of the existing CSWWFM, shipyards, railway and traffic noise will be addressed in the EAS.

4.1.2 Air An EAS will be carried out for agreement with EPD under separate cover.

An EAS will be carried out for agreement with EPD under separate cover.

Potential air quality issues such as vehicular emission, chimney emission and odour from the existing CSWWFM, Stonecutters Island Sewage Treatment Works, West Kowloon Refuse Transfer Station and seafront will be addressed in the EAS. An environmental buffer of 20m to 30m will be maintained between the domestic blocks and Lin Cheung Road.

4.1.3 Land Contamination An EAS will be carried out for agreement with EPD under separate cover.

An EAS will be carried out for agreement with EPD under separate cover.

Land contamination issue associated with the subject site will be addressed in the EAS.

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4 Technical Considerations/ Constraints (Cont’d)



4.1.4 Air Ventilation To ensure that the proposed public housing developments will not induce adverse impact on the pedestrian wind environment, an Air Ventilation Assessment (AVA) will be prepared and submitted for agreement with PlanD under separate cover. The AVA will take into account major proposed/committed developments within the surrounding area to address the potential cumulative air ventilation impact.

An Air Ventilation Assessment (AVA) prepared was submitted in the section 16 planning application (No. A/K20/123) approved by Town Planning Board to ensure that the proposed public housing developments will not induce adverse impact on the pedestrian wind environment.

For air ventilation purpose, 3 nos. of NBAs have been designated on the OZP. The requirement as set out in the BPLB and ETWB Technical Circular No. l/06 on AVA would be observed.

4.2 Infrastructure 4.2.1 Drainage

Proposed stormwater discharge connection will be submitted for comment/ agreement by DSD under separate cover.

Proposed stormwater discharge connection has been agreed with DSD under separate cover.

No insurmountable problem in drainage infrastructure provisions is anticipated.

4.2.2 Sewerage A Sewerage Impact Assessment (SIA) will be carried out for comment/agreement by EPD/DSD under separate cover.

A Sewerage Impact Assessment (SIA) has been conducted and approved by EPD/DSD under separate cover.

CEDD will carry out the study, design & construction of (permanent) sewerage infrastructure works (such as a new centralized sewage pumping station or a new gravity sewerage system) for the whole Lin Cheung Road site. As such, the option selection of (permanent) sewerage infrastructure works will be followed up by CEDD during the detailed study & design stage.

(to be continued)

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(Cont’d) According to CEDD, the (permanent) sewerage infrastructure works will be completed by 2021. Hence, (temporary) sewage discharge arrangement for the public housing development at Sites 3 & 5 is required to tie in with the population intake in 2018 until the (permanent) works by CEDD is in place.

4.2.3 Water Supply To be connected to the existing infrastructure.

To be connected to the existing infrastructure.

Further liaison with CEDD/WSD for water supply arrangement to Sites 3 and 5 from Road A is required.

4.2.4 Electricity, Telephone, Gas



Anticipate no insurmountable problem in the utility provision. Further liaison between CEDD/Utility Companies is required for extending existing infrastructure to the Lin Cheung Road site through Road A and further to individual sites. References should be made on EMSD’s “Code of Practice on Avoiding Danger from Gas Pipes” and “Code of Practice on Working near Electricity Supply Lines.

4.2.5 Roads/ Traffic Improvement

Detailed Traffic Impact Assessment (TIA) will be carried out for approval by Transport Department for studying the traffic issues under separate cover.

Detailed Traffic Impact Assessment (TIA) has been conducted and approved by Transport Department under separate cover.

Detailed Traffic Impact Assessment reveals that no adverse traffic impact is anticipated.

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4.2.6 Geotechnical Requirement Part of the site is within the Railway Protection Zone (Scheduled area no.3) and drainage reserve area. Comments from MTRCL and DSD on the development shall be obtained.

Part of the site is within the Railway Protection Zone (Scheduled area no.3) and drainage reserve area. Comments from MTRCL and DSD on the development have been sought and no adverse comments were received.

The proposed development should take into account the slope features at the immediate surroundings of the site, if any. Presence of seawalls and the drainage reserve to be taken into account in the pile foundation design.

4.2.7 Pedestrian Connection A proposed long span footbridge linking Site 3 of Lin Cheung Road site and NWKR Site 6 will be provided by HD. A proposed pedestrian link connecting Site 3 and Site 2 to be explored by HD, CEDD and TD, which would be implemented by CEDD.

A proposed long span footbridge linking Site 3 of Lin Cheung Road site and NWKR Site 6 will be provided by HD. A proposed pedestrian link connecting Site 3 and Site 2 (zoned “CDA”) to be explored by HD, CEDD and TD, which would be implemented by CEDD.

There will be an intermediate support pier sitting within the land strip abutting the northern boundary of Site 3 along Lin Cheung Road. Part of the land strip will be included in the Vesting Order boundary of Site 3 upon completion of the construction works of the long-span footbridge as appropriate. The detailed extent is subject to adjustment according to the existing site conditions and the underground utilities, if any. The proposed long span footbridge should be managed and maintained by HD upon completion. The proposed pedestrian link connecting Site 3 and Site 2 (zoned “CDA”) of Lin Cheung Road site should be managed by TD and maintained by HyD upon completion.

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4.3 Urban Design Visual and Landscape

Visual Appraisal will be carried out for agreement with PlanD to address the visual impact under separate cover. A minimum greening ratio of 20% based on an area excluding the proposed POS for Site 3 and based on the gross site area for Site 5 should be adopted, at least half of which should be provided at grade.

Visual Impact Assessment was prepared and submitted in section 16 Application No. A/K20/123 approved by Town Planning Board to address the visual impact under separate cover. A minimum greening ratio of 20% based on an area excluding the proposed POS for Site 3 and based on the gross site area for Site 5 should be adopted, at least half of which should be provided at grade.

Stepped/terrace design of podium should be adopted to reduce podium bulk and to create a more pleasant pedestrian street environment. Layout and disposition of the domestic blocks and podium should be sensitively designed to achieve better visual and air permeability. The land strip along the northern boundary of Site 3 adjoining Lin Cheung Road may be accountable for greening ratio calculation for Site 3.

5 Development Programme Approved Previously on 11 August 2014


5.1 Foundation Commencement Date

2014/15 2014/15

5.2 Building Completion Date 2017/18 2017/18 (Phase 1) and 2018/19 (Phase 2)

2017/18 2017/18 (Phase 1) and

2018/19 (Phase 2)

Subject to change in layout design and construction progress.

6 Attachments 6.1 Location Plan Plan 1 6.2 Development Concept Plan Plan 2

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Notes 1. NET SITE AREA (NSA): In accordance with the Hong Kong Planning Standards and Guidelines (HKPSG), the NSA should exclude:

(a) district and public open space, public recreation facilities (including those on the podium), open-air public transport terminal /interchange; (b) internal roads; and (c) natural vegetated slopes and man-made slopes (for the latter, except slopes regarded to form developable area).

2. NUMBER OF FLATS AND DESIGN POPULATION: To allow flexibility in the design, ±10% adjustment will be allowed for the number of flats and design population

together with corresponding adjustments to ancillary facilities in line with HKPSG or the requirements of client departments. If a project remains within the 10% allowance, no revision to PB and no re-submission to DipCon is necessary subject to no adverse comments from client departments on the corresponding adjustments to ancillary facilities.

3. GROSS FLOOR AREA (GFA): Covered public transport terminal/interchange should be accountable for GFA calculation. 4. PLOT RATIO (PR): PR should be calculated on the basis of net site area. 5. MAXIMUM GFA, PR AND NUMBER OF STOREYS OR BUILDING HEIGHT: OZP restrictions have to be specified under the Remarks column. The maximum GFA, PR

and No. of storeys or building height for the current proposal should be based on the optimal development intensities of the site with reference to relevant planning studies or proposal by PlanD, or HD, with justifications instead of blanket adoption of the maximum development restrictions stipulated in the OZP.

6. MAXIMUM NUMBER OF STOREYS OR BUILDING HEIGHT in mPD: Should there be variations in height limits across the site, the different maximum heights in mPD

at main roof level or number of storeys permitted should be indicated on a plan. 7. PLANNING REQUIREMENTS: The District Planning Officer will check compliance with the HKPSG where appropriate. 8. SOCIAL WELFARE AND COMMUNITY FACILITIES: District and territorial welfare/community facilities are determined by client departments (SWD, HAD, etc) and

any site area involved in free standing facilities should be excluded from site area for PR calculation. 9. RETAIL AND COMMERCIAL FACILITIES: HD will determine the amount of retail floor space required in the development. 10. PEDESTRIAN WIND ENVIRONMENT: HPLB / ETWB Joint Technical Circular No.1/06 on Air Ventilation Assessments to be referred, if appropriate. 11. DEPARTMENTAL COMMENTS: Following circulation, a summary of comments with responses should be included in the appendix for submission of the draft planning

brief for endorsement by DipCon.

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