PLANNING BRIEF Amendments to the Approved Planning Brief ... · Planning Brief (endorsed in 1977)...

1

PLANNING BRIEF

PROJECT NAME: Amendments to the Approved Planning Brief of

Fu Shan Estate

1. Site Particulars Approved Planning Brief (endorsed in 1977)

Current Proposal Remarks

1.1 District Location Ngau Chi Wan

1.2 Site Location Po Kong Village Road/Fung Shing Street Use of the vacated ex-S.K.H. Kei Sum Primary School in the eastern side of Fu Shan Estate for public rental housing.

1.3 Gross Site Area (approx.) (ha)

5.6 acres (about 2.27 ha)

2.16 ha (based on Vesting Order No.

117)

Subject to detailed survey.

1.4 Net Site Area (approx.) (ha)

--

2.01 ha Excluding slope

Subject to detailed survey.

1.5 Existing Zoning Residential (Group A) Approved Ngau Chi Wan OZP No. S/K12/16.

1.6 Existing Land Use --

Public Rental Housing Estate, where ex-S.K.H. Kei Sum Primary School is vacated

1.7 Existing Land Status

--

Vesting Order No. 117

2. Development Parameters

Approved Planning Brief (endorsed in 1977)


2.1 Proposed Housing Type

Public Rental Housing Public Rental Housing

2.2 No. of Flats Proposed

1,602

(Existing Provision: 1,584 including 264 1P/2P flats)

2,340

(including about 750 new flats)

±10% variation should be allowed for design flexibility with pro-rata adjustment of ancillary facilities

2.3 Number of Block(s) 3 4 (including 1 new block)

Subject to detailed design

2.4 Design Population (approx.)

8,634

(Existing Population: 4,000)

6,000

(including additional design population of about 2,000)

±10% variation should be allowed for design flexibility with pro-rata adjustment of ancillary facilities

2

2. Development Parameters (cont’d)



2.5 Maximum Plot Ratio

Gross Estate Density: 1,542 persons / acre

Overall: 9.0 / Domestic 7.5 Based on OZP.

Based on net site area.

2.6 Maximum Gross Floor Area (sqm)

--

Overall 180,900 / Domestic 150,750

2.7 Maximum Building Height in mPD

--

(Existing No. of Storeys: 9-23)

170 (at main roof)

A 36-storey housing block (including 34 domestic storeys, 1 storey for welfare and community facilities and ground floor) is proposed on the ex-school site.

The proposal is compatible with the gradation height profile in the locality. These include a comparable building height with adjacent King Lai Court (around 176mPD) but lower than the building height of Hill Top Garden (around 210mPD) to the southeast of Fu Shan Estate.

3

3. Planning Requirements

Approved Planning Brief (endorsed in

1977)

Current HKPSG

Standards

Provision in accordance with HKPSG

Current Proposal

Remarks

3.1 Education Facilities (no. of classrooms)

3.1.1 Nursery Class & Kindergarten

One 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

(assume 26 classrooms

are required for every 1,000

children aged 3 to under 6)

4 classrooms One 6-classroom kindergarten

Existing facility in Fu Shan Estate.

3.1.2 Primary School

One 24-classroom primary school

1 whole-day classroom per 25.5 persons

aged 6-11

13 classrooms

0 The existing school was vacated in 2010. Demand can be met by existing provision in the neighbourhood.

3.2 Local Open Space (sqm)

2 acres

(Existing Provision:

approx. 5,400 sqm)

1 sqm per person

6,000 Minimum 6,000

Subject to design population.

4

3. Planning Requirements (cont’d)


1977)

Current HKPSG

Standards


Current Proposal

Remarks

3.3 Recreation Facilities

3.3.1 Children’s Playground (sqm)

--

(Existing Provision:

approx. 234 sqm)

400 sqm per 5,000 persons

480

Based on the current HKPSG, 160m

2

children’s playground is required for

the additional design

population.

480

(including new provision

of 160m2)

Existing children’s play area affected will be reprovisioned in the new housing development.

Additional children’s play area will be provided in the existing estate to meet the HKPSG requirement based on the total population.

3.3.2 Badminton Court (No.)

-- 1 per 8,000 persons

0.8 0 Due to site constraints, provision of a badminton court on the school site is not feasible.

3.3.3 Basketball Court (No.)

--

(Existing Provision: 1)

1 per 10,000 persons

0.6 1 Existing basketball court affected will be reprovisioned in the new housing development.

3.3.4 Table Tennis Table (No.)

-- 1 per 7,500 persons

0.8 1

5



1977)

Current HKPSG

Standards


Current Proposal

Remarks

3.4 Social Welfare / Community Facilities

3.4.1 Child Care Centre (Day Nursery)

-- To be based on

the estimated demand,

socio- economic factors, district

characteristics and the provision of other child

care support

services for the area.

-- 1 Existing facility in Fu Shan Estate.

3.4.2 Integrated Children & Youth Services Centre

1 1 per 12,000

persons in the 6-24

age group

0 1 Existing facility in Fu Shan Estate.

3.4.3Neighbourhood Elderly Centre

--

N.A. -- 1 Existing facility in Fu Shan Estate.

3.4.4 Residential Care Home for the Elderly

--


3.4.5 Social Services Centre

--


3.4.6 30-place Special Child Care Centre (SCCC)

-- To be determined taking into

account the population, geographic

al factor, existing service

provision and service

demand

-- 1 New welfare facility with 173m

2 NOFA

(250m2 IFA) to

be incorporated in the development.

Capital and recurrent cost to be arranged by SWD.

6



1977)

Current HKPSG

Standards


Current Proposal

Remarks

3.4.7 90-place Early Education and Training Centre


account the population, geographic



demand


2 NOFA

(346m2 IFA) to

be incorporated in the development.


3.4.8 60-place Day Care Centre for the Elderly (DE)


account the elderly

population, demograph

ic characterist

ics, geographic



demand


2 NOFA

(526m2 IFA) to

be incorporated in the development, preferrably on ground level or vehicle accessible floor.


3.4.9 Library -- 1 per 200,000 persons


3.4.10 Post Office -- 1 per not less than 30,000 persons


3.5 Retail & Commercial (R&C) Facilities

1 restaurant, 86 shop stalls,

53 shops, service trade

shops

To be determined

by HD

To be determined

by HD

About 5,230m

2

GFA

Existing provision of about 5,230m

2

GFA comprising wet market, cooked food stalls and retail shops in Fu Shan Estate.

7



1977)

Current HKPSG

Standards


Current Proposal

Remarks

3.6 Parking Facilities (no.)

3.6.1 Car Parking (Domestic)

136 Outside 500m

radius of rail station: 1 space per 30-33 flats (excluding

1P/2P flats)

57-63 83 Existing provision has a total of 83 spaces. Surplus provision could meet the demand of the proposed additional flats.

Including 2 disabled parking.

Based on the prevailing standard 36 years ago, the dimension of the parking space is about 4.8m x 2.5m which is adequate for private car parking.

3.6.2 Car Parking (R&C)

-- 1 space per 200-300 sqm GFA

17-26 26 Existing provision: 26 spaces

3.6.3 Light Goods Vehicle Parking

-- 1 per 200-400

flats (excluding

1P/2P flats)

5-9 16 Existing provision has a total of 16 spaces. Surplus provision could meet the demand of the proposed additional flats.

Based on the prevailing standard 36 years ago, the dimension of parking space is about 5.28m x 2.79m which is adequate for LGV parking.

8



1977)

Current HKPSG

Standards


Current Proposal

Remarks

3.6.4 Motorcycle Parking

-- 1 per 110 flats

(excluding 1P/2P flats)

17 34 Existing provision has a total of 34 spaces. Surplus provision could meet the demand of the proposed additional flats.

The dimension of parking space is 2m x 1m.

3.6.5 Welfare Facilities Parking

--

N/A N/A 4 New provision.

One parking space for 24-seater van for SCCC.

Three parking spaces for 16-seater van (8m x 3m) for DE.

3.6.6 Loading/ Unloading (Domestic)

-- 1 bay per residential

block

4 One for the new housing

block

Share use with the welfare facilities.

3.6.7 Loading/ Unloading (R&C)

-- 1 bay per 800 –

1,200 sqm GFA

4-7 0 No R&C facilities in new housing block.

3.6.8 Loading/ Unloading (Welfare Facilities)

-- N/A N/A 1 To be shared with other users of the building.

4. Technical Considerations



4.1 Environmental

4.1.1 Noise The ex-S.K.H. Kei Sum Primary School site abuts Fung Shing Street. An Environmental Assessment Study (EAS) shall be conducted for assessing potential noise impacts that may affect the proposed development and carry out the necessary mitigation measures as recommended at detailed design stage.

9

4. Technical Considerations (cont’d)



4.1.2 Air As advised by EPD, sufficient buffer distance between Fung Shing Street and air sensitive receivers of future development will be provided in accordance with HKPSG to avoid potential adverse vehicular emission impact.

4.1.3 Air Ventilation

An Air Ventilation Assessment (AVA) shall be conducted to assess the air ventilation impact of the proposed new housing block. A 15m-wide non-building area at the vegetated slope and footpath between Fu Shan Estate and King Shan Court will be provided as air path to maintain/enhance the air ventilation of the area.

4.2 Infrastructure

4.2.1 Drainage and Sewerage

No insurmountable problem is envisaged.

DSD has no comment on the proposal.

4.2.2 Water Supply


WSD has no comment on the proposal.

4.2.3 Electricity, Telephone, Gas


A Quantitative Risk Assessment (QRA) has been conducted to assess if there is any increase in risk level posed by the existing auto-LPG filling station opposite to Fu Shan Estate across Fung Shing Street. The current proposal would not exceed the population data in the QRA report.

4.3 Road/Traffic Improvement

The Final Traffic Impact Assessment (TIA) Report was submitted to TD on 23 January 2014. The capacity of the priority junction of Po Kong Village Road and

10

Fung Shing Street has been examined and no adverse traffic impact is anticipated.

4. Technical Considerations (cont’d)



4.4 Geotechnical Consideration

Located at upper platform of Fu Shan Estate and surrounded by slope at the peripheral, the building block(s) location should take note of the requirements of Building (Planning) Regulations 27 and 47. Besides, the requirements of ETWB TC No. 29/2002 on geotechnical control for slopes and retaining walls, which requires the carrying out of investigations and studies of all the existing man-made slopes and retaining walls within or in the vicinity of the site to ascertain whether they could affect or be affected by the development, or if their failure could affect lives and property within or outside the site under the project, shall be complied with.

GEO, CEDD has no comment on the proposal.

4.5 Green coverage (% of Gross Site Area)

Minimum 20% in the ex-S.K.H. Kei Sum Primary School site, of which half is at grade.

4.6 Urban Design, Visual and Landscape

The proposal is compatible with the gradation height profile in the locality. Visual coherence of the proposed new housing block(s) with the existing housing blocks in Fu Shan Estate will be maintained as far as practicable.

5. Development Programme



5.1 Building Completion Date

Completed 2019/20

6. Attachment

6.1 Location Plan Plan 1 refers

6.2 Development Concept Plan Plan 2 refers

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

11

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 adjustment 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): If covered public transport terminal/interchange be provided, it 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.

PLANNING BRIEF Amendments to the Approved Planning Brief ... · Planning Brief (endorsed in 1977)...

Documents

Transcript of PLANNING BRIEF Amendments to the Approved Planning Brief ... · Planning Brief (endorsed in 1977)...