PLANNING BRIEF PROJECT NAME: NWKR Site 1 (East) Date of Preparation: Jan 3, 2020 10:40:40 AM 1. Site Particulars Current Proposal Remarks 1.1 District Location Sham Shui Po 1.2 Site Location Bounded by Lai Chi Kok Road, Tonkin Street and Tung Chau Street. 1.3 Site Area 1.3.1 Gross Site Area (approx) (ha) 1.52 Subject to detailed survey of the site area. 1.3.2 Net Site Area (approx) (ha) 1.52 Subject to detailed survey of the site area. 1.4 Existing Land Use Construction Site for Public Housing Development 1.5 Existing Zoning "Residential (Group A)" ("R(A)") As shown on the approved Cheung Sha Wan OZP No. S/K5/37 (OZP). 1.6 Existing Land Status Government Land Held by the Housing Authority (HA) under the Short Term Tenancy No. KX3063. 2. Development Parameters Current Proposal Remarks 2.1 Proposed Housing Type Public Housing Flexibility should be allowed to change the housing type to cater for demand change between Public Rental Housing (PRH) / Green Form Subsidised Home Ownership Scheme (GSH) and Other Subsidised Sale Flats (SSFs) subject to pro- rata adjustments of provision of ancillary facilities in accordance with the Hong Kong Planning Standards and Guidelines (HKPSG). 2.2 Number of Blocks 3 (Domestic) 1 (Housing Department’s Office) No. of blocks and building block disposition subject to detailed design. The office block will be subject to further study and the HA’s approval. 2.3 Proposed No. of Flats 2,591 ±10% variation should be allowed for design flexibility subject to pro- rata adjustment of 1 Appendix I of Annex E Appendix I Annex E
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PLANNING BRIEF
PROJECT NAME: NWKR Site 1 (East)
Date of Preparation: Jan 3, 2020 10:40:40 AM
1. Site Particulars Current Proposal Remarks1.1 District Location Sham Shui Po
1.2 Site Location Bounded by Lai Chi Kok Road, Tonkin Street and Tung Chau Street.
1.3 Site Area
1.3.1 Gross Site Area (approx) (ha)
1.52 Subject to detailed survey of the site area.
1.3.2 Net Site Area (approx) (ha) 1.52 Subject to detailed survey of the site area.
1.4 Existing Land Use Construction Site for Public Housing Development
1.5 Existing Zoning "Residential (Group A)" ("R(A)") As shown on the approved Cheung Sha Wan OZP No. S/K5/37 (OZP).
1.6 Existing Land Status Government Land Held by the Housing Authority (HA) under the Short Term Tenancy No. KX3063.
2. Development Parameters Current Proposal Remarks2.1 Proposed Housing Type Public Housing Flexibility should be
allowed to change the housing type to cater for demand change between Public Rental Housing (PRH) / Green Form Subsidised Home Ownership Scheme (GSH) and Other Subsidised Sale Flats (SSFs) subject to pro-rata adjustments of provision of ancillary facilities in accordance with the Hong Kong Planning Standards and Guidelines (HKPSG).
2.2 Number of Blocks 3 (Domestic) 1 (Housing Department’s Office)
No. of blocks and building block disposition subject to detailed design. The office block will be subject to further study and the HA’s approval.
2.3 Proposed No. of Flats 2,591 ±10% variation should be allowed for design flexibility subject to pro-rata adjustment of
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Appendix I of Annex EAppendix IAnnex E
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2. Development Parameters Current Proposal Remarksancillary facilities. Design population changes due to flat type adjustment.
2.4 Design Population (approx.) About 7,065 persons Based on actual flat mix.
2.5 Maximum Domestic Gross Floor Area (GFA) (sqm)
Not exceeding 114,000 Based on the net site area of about 1.52 ha. and maximum plot ratio (PR) of 7.5 for domestic building and maximum PR of 9.0 for a building that is partly domestic and partly non-domestic as stipulated in the OZP.
2.6 Maximum Total GFA (sqm) Not exceeding 136,800 Based on the net site area of about 1.52 ha. and maximum plot ratio (PR) of 7.5 for domestic building and maximum PR of 9.0 for a building that is partly domestic and partly non-domestic as stipulated in the OZP.
2.7 Maximum Plot Ratio 7.5 for domestic and 9.0 for partly domestic and partly non-domestic
2.8 Maximum No. of Storeys or Building Height in mPD
About 126 mPD The planning application (No. A/K5/789) for minor relaxation of building height restriction from 100mPD to 126mPD was approved by the Town Planning Board on 27 October 2017.
3. Planning Requirements HKPSG StandardsProvision in accordancewith HKPSG
Current Proposal Remarks
3.1 Education Facilities
3.1.1 Kindergarten [no. of classrooms]
500 half-day and 500 full-day places for every 1,000 children in the age group of 3 to under 6
(78 half-day and 78 full-day places)
5 classrooms
6 As agreed with the Education Bureau (EDB). The use of premises is subject to change to cope with the prevailing demand as stipulated by the bureaux/departments concerned.
3.1.2 Primary School [no.] 1 whole-day classroom per 25.5 persons aged 6-11
13 classrooms - Demand to be met by existing and planned provision in vicinity as agreed with EDB.
3.1.3 Secondary School [no.] 1 whole-day classroom 9 classrooms - To be provided on
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3. Planning Requirements HKPSG StandardsProvision in accordancewith HKPSG
Current Proposal Remarks
per 40 persons aged 12-17
district/ territorial basis as agreed with EDB.
3.2 Local Open Space [sqm] 1 sqm per person 7,065 Not less than 7,065
Subject to design population.
3.3 Recreation Facilities [no.]
3.3.1 Badminton Court 1 per 8,000 persons 0.9 1 no.
3.3.2 Basketball Court 1 per 10,000 persons 0.7 1 no.
3.3.4 Children's Play Area [sqm] 400 sqm per 5,000 persons
566 Not less than 566
Facility to be integrated with open space/play areas for all age groups and persons with disabilities to foster sense of community in public housing developments.
Subject to design population.
3.4 Greening
3.4.1 Green Coverage (% of Gross Site Area)
- Min. 20% of Gross Site Area, with half of which
should be at-grade
Min. 20% of Gross
Site Area, with half of which
should be at-grade
The calculation of greenery coverage should be referenced to Practice Note for Authorized Persons, Registered Structural Engineers and Registered Geotechnical Engineer APP-152.
A minimum of 3 trees per 100 sqm of the total green coverage should be provided.
3.5 Social Welfare / Community Facilities [no.]
The use of premises is subject to change to cope with the prevailing demand as stipulated by the bureaux/departments concerned.
3.5.1 100-place Residential Care Home for the Elderly
21.3 subsidised beds per 1 000 elderly persons aged 65 or above
- 1 All social welfare facilities will be regarded as non-domestic use and accountable for the calculation of non-domestic GFA.
New welfare facility with 1,354 sqm net operational
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3. Planning Requirements HKPSG StandardsProvision in accordancewith HKPSG
Current Proposal Remarks
floor area (NOFA) (about 2,279 sqm internal floor area (IFA)) to be incorporated in the development; capital costs to be arranged by the Social Welfare Department (SWD).
The proposed facility will be handed over to SWD and designated as Government Accommodation (GA) and to be assigned to the Financial Secretary Incorporated (FSI).
3.5.2 Neighbourhood Elderly Centre
One in a cluster of new and redeveloped housing areas with a population of 15 000 to 20 000 persons, including both public and private housing.
- 1 no. New welfare facility with 303 sqm NOFA (about 394 sqm IFA) to be incorporated in the development; capital costs to be arranged by SWD.
The proposed facility will be handed over to SWD and designated as GA and to be assigned to the FSI.
3.6 Retail and Commercial (R&C) Facilities [sqm]
To be determined by HD
N.A. About 4,204 sqm
GFA
Provision will be subject to HD’s retail viability study.
The GFA is subject to review and detailed design.
3.7 HD's Office [sqm] To be determined by HD
- About 9,454 sqm
GFA
HD’s office incorporating a data centre will be subject to further study and HA’s approval.
The GFA is subject to review and detailed design.
3.8 Parking Requirements [no.]
3.8.1 Car Parking (Domestic) Within 500m radius of rail station: 1 per 31-46 flats excl. 1P/2P flats
52-77 77 Provision based on 1 per 31 flats, excluding 232 Type A (1P/2P) flats.
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3. Planning Requirements HKPSG StandardsProvision in accordancewith HKPSG
Current Proposal Remarks
Provision of parking spaces for disabled persons in accordance with HKPSG.
3.8.2 Car Parking (R&C) 1 per 200-300 sqm retail GFA
15-22 66 Provision based on 1 per 200 sqm GFA. Current proposal of parking spaces on top of HKPSG requirement was advised by TD in view of the shortage of parking spaces nearby.
Provision of parking spaces for disabled persons in accordance with HKPSG.
3.8.3 Car Parking (HD's Office) 1 per 150-200 sqm GFA
39-51 51 Provision based on 1 per 150 sqm GFA, excluding about 1,852 sqm of HD’s data centre.
Provision of parking spaces for disabled persons in accordance with HKPSG.
3.8.4 Car Parking (Welfare) Subject to agreement between HD and SWD
- 1 parking space for a 16-seater
or 24-seater van with tail-
lift
Requested by SWD for the Residential Care Home for the Elderly.
The welfare parking facility will be handed over to SWD and designated as GA and to be assigned to the FSI, capital cost to be arranged by SWD.
3.8.5 Motor-cycle Parking 1 per 110-250 flats excl. 1P/2P flats
10-22 22 Provision based on HKPSG upper limit: 1 per 110 flats, excluding 232 Type A (1P/2P) flats.
4-12 8 Provision based on 1 per 300 flats, excluding 232 Type A (1P/2P) flats.
3.8.7 Loading/Unloading (Domestic)
1 per residential block 3 3
3.8.8 Loading/Unloading (R&C) 1 per 800-1,200 sqm GFA
4-6 4 (1
Provision based on 1 per 1,200 sqm GFA as agreed
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3. Planning Requirements HKPSG StandardsProvision in accordancewith HKPSG
Current Proposal Remarks
loading/unloading
bay for shared use
with welfare as requested
by the SWD)
with TD.
3.8.9 Loading/Unloading (HD's Office)
1 per 2,000-3,000 sqm GFA
3-4 4 Provision based on 1 per 2,500 sqm GFA, excluding about 1,852 sqm of data centre. One loading/unloading bay is for shared use with HD’s data centre as agreed with TD.
3.8.10 Loading/Unloading (HD's Data Centre)
1 per 3,400-3,800 sqm GFA (Based on TD’s Departmental Circular No. 6/2012)
1 - Shared use with a loading/unloading bay for HD’s office use as agreed with TD.
3.9 Public Transport Facilities (no.)
3.9.1 Footbridge - - 1 no. A footbridge would be provided to connect NWKR Site 1 (East) with Lai Tsui Court.
4. TechnicalConsiderations/Constraints Current Proposal Remarks
4.1 Environmental
4.1.1 Noise An Environmental Assessment Study (EAS) to address the potential noise issues associated with the development
such as noise from nearby roads and fixed noise sources has been submitted to EPD for agreement under separate
cover.
No insurmountable problem is envisaged.
4.1.2 Air An EAS to address the potential air quality issues associated with the development such as vehicular
emission, industrial emission and odour impact from nearby odour source, if any, has been submitted to EPD
for agreement under separate cover.
No insurmountable problem is envisaged.
4.1.3 Land Contamination The Contamination Assessment Report and Remediation Action Plan have been submitted by CEDD and agreed by EPD. Ground decontamination works for remediation of
contaminated soil have been carried out by CEDD.
4.2 Infrastructure
4.2.1 Drainage and Sewerage Proposed stormwater/foulwater discharge connection No insurmountable
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4. TechnicalConsiderations/Constraints Current Proposal Remarks
has been submitted for comment/agreement by DSD under separate cover. EPD and DSD had no comment on
the revised Sewerage Impact Assessment (SIA).
problem in drainage and sewerage infrastructure provisions is envisaged.
4.2.2 Water Supply To be connected to existing infrastructure. No insurmountable problem in the supply of water is envisaged.
4.2.3 Electricity, Telephone, Gas To be connected to existing infrastructure. No insurmountable problem in the utility provision is envisaged.
4.2.4 Roads/Traffic Improvement A Traffic Impact Assessment (TIA) has been revised to incorporate TD’s comments and the latest development
parameters and has been submitted to TD for agreement under separate cover.
No insurmountable problem is envisaged.
4.2.5 Geotechnical Requirement The site falls within the MTR Corporation Limited (MTRCL)’s Schedule Area No.3 – Railway Protection Area.
The development proposal for the Site, including any design and construction work, shall comply with
Development Bureau Technical Circular (Work) No. 1/2019.
No insurmountable problem in the geotechnical aspect is envisaged.
4.3 Urban Design, Visual and Landscape
A Visual Impact Assessment (VIA) has been carried out to assess and address the visual impact of the proposed development in s.16 planning application for minor
relaxation of building height restriction.
The following urban design considerations should be taken into account, where appropriate, in formulation of
the proposed scheme: (a) Adoption of a stepped building height profile.
(b) Design integration with the footpaths of the three abutting streets, in particular along Tonkin Street in order to improve the northeast-southwest connectivity and the
overall public realm environment and pedestrian environment. At grade amenity treatment (e.g. high
quality streetscape with roadside trees and street furniture etc.) to improve pedestrian environment, to
provide a friendly pedestrian setting and create a strong sense of place should be considered.
(c) Air paths should be incorporated within the site (as per the Expert Evaluation on Air Ventilation Assessment
2010 for Cheung Sha Wan Outline Zoning Plan). (d) Podia Structure should be minimized to enhance
visual and air permeability. Setback from the site boundary should also be considered.
(e) Since at least half of the overall green coverage should be provided at-grade, boundary treatment with adequate planning provision along the corner of Lai Chi
Kok Road and Tonkin Street should be considered.
The tree survey, covering the proximity of site has been completed and tree removal application has been approved by the Tree Preservation Committee of HD on 27.4.2018.
4.4 Air Ventilation (Pedestrian Wind Environment)
A Quantitative Air Ventilation Assessment (AVA) has been submitted under the s.16 application to ensure that
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4. TechnicalConsiderations/Constraints Current Proposal Remarks
the proposed development will not induce adverse impact on the pedestrian wind environment.
To implement design improvement and ventilation mitigation measures as identified in the AVA wherever
appropriate.
5. Development Programme Current Proposal Remarks5.1 Foundation Commencement Date 2018/19
5.2 Building Completion Date 2023/24
6. Attachments
6.1 Location Plan (Plan 1) 6.2 Development Concept Plan (Plan 2)
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, free-standing schools and community 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 regraded to form
developable area).
2. NUMBER OF FLATS AND DESIGN POPULATION: To allow flexibility in the design, ± 10% adjustment will beallowed for the number of flats and design population together with corresponding adjustments toancillary facilities in line with HKPSG or the requirements of client departments. If a project remains within the10% allowance, no revision to PB and no re-submission to DipCon is necessary subject to no adverse commentsfrom client departments on the corresponding adjustments to ancillary facilities.
3. GROSS FLOOR AREA (GFA):Covered public transport terminal/interchange should be accountable for GFAcalculation.
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 bespecified under the Remarks column. The maximum GFA, PR and No. of storeys or building height for thecurrent proposal should be based on the optimal development intensities of the site with reference to relevantplanning studies or proposal by PlanD, or HD, with justifications instead of blanket adoption of the maximumdevelopment restrictions stipulated in the OZP.
6. MAXIMUM NUMBER OF STOREYS OR BUILDING HEIGHT in mPD: Should there be variations in heightlimits across the site, the different maximum heights in mPD at main roof level or number of storeys permittedshould be indicated on a plan.
7. PLANNING REQUIREMENTS: The requirements of HKPSG should be complied with, where appropriate.
8. SOCIAL WELFARE AND COMMUNITY FACILITIES: District and territorial welfare/community facilitiesare determined by client departments (SWD, HAD, etc) and any site area involved in free standing facilities should beexcluded from site area for PR/GFA calculation.
9. RETAIL AND COMMERCIAL FACILITIES: HD will determine the amount of retail floorspace required in thedevelopment.
10. PEDESTRIAN WIND ENVIRONMENT: HPLB / ETWB Joint Technical Circular on Air Ventilation Assessments to be8
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.
