planning brief - pland.gov.hk brief project name pak tin estate redevelopment phases 7, 8, 10, 11...
TRANSCRIPT
1
PLANNING BRIEF
Project Name Pak Tin Estate Redevelopment Phases 7, 8, 10, 11 and 13
Date of Preparation February 2015
1. Site Particulars Current Proposal Remarks
1.1 District Location Sham Shui Po
1.2 Site Location Shek Kip Mei
1.3 Site Area
1.3.1 Gross Site Area
(approx) (ha)
6.16 Phase 11 including
area of the existing
open-air public
transport interchange
(PTI) at Pak Wan
Street for
development. The
exact site area is
subject to detailed
survey.
1.3.2 Net Site Area
(approx) (ha)
4.87 Subject to detailed
survey, finalization of
design layout.
1.4 Existing Land Use Public Rental Housing Estate
1.5 Existing Zoning Largely “Residential (Group A)” and partly “Green Belt” Draft Shek Kip Mei
Outline Zoning Plan
(OZP) No. S/K4/28.
1.6 Existing Land Status Vesting Order (V.O.) 25 Existing open-air PTI
at Pak Wan Street to
be included into the
future estate
boundary under V.O.
25.
2. Development
Parameters
Current Proposal Remarks
2.1 Proposed Housing
Type
Public Rental Housing (PRH)
2.2 No. of Flats Proposed
(No. of Blocks Proposed)
Subject to
architectural
feasibility study.
Flexibility to be
allowed for ±10%
adjustment.
1P/2P flats: 666.
Phases 7 and 8 Phase 10 Phase 11 Phase 13
2,026
(4)
719
(1)
1,086
(2)
2,109
(3)
5,940
2.3 Design Population
(approx.)
18,400
2
2. Development
Parameters
Current Proposal Remarks
2.4 Maximum Gross Floor
Area (GFA)
Based on PRH’s net
site area of 4.87 ha.
and max. PR of 7.5
for domestic building
and max. PR of 9.0
for composite
building which is
partly domestic and
non-domestic.
2.4.1 Domestic (m2) About 365,250
2.4.2 Total (including
Domestic and
Non-domestic)
(m2)
About 438,300
(of which the domestic GFA should not be greater than
365,250)
2.5 Maximum Plot Ratio
7.5 for domestic and
9.0 for partly domestic and partly non-domestic
2.6 Maximum No. of
Storeys or Building
Height in mPD
Lower Platform including Phases 7,8 and 10:
Not exceeding 122mPD (to main roof)
Upper Platform including Phases 11 and 13
Not exceeding 130mPD (to main roof)
Building height (BH)
restrictions as
stipulated in the Shek
Kip Mei OZP are
100mPD and
120mPD for lower
and upper platforms
respectively.
A planning
application
(Application No.
S/K4/63) for minor
relaxation of the BH
restrictions from
100mPD to 122mPD
and from 120mPD to
130mPD for Phases
7, 8 & 10 and 11 & 13
respectively was
approved with
conditions by the
Town Planning Board
(TPB) on 13.12.2013
(the approved
application).
3
3. Planning Requirements HKPSG Standards Provision in
accordance with
HKPSG
Current
Proposal
Remarks
3.1 Education Facilities
3.1.1 Kindergarten
(no. of
Classrooms
(CR))
730 half-day and 250
full-day places* for
every 1,000 children
in the age group of 3
under 6
(* equivalent to 26
CRs)
12 CRs
6 CRs To be provided in
Phase 11. Also
served by existing
local provision of
6-classroom
kindergarten in the
estate as agreed by
the Education Bureau
(EDB).
3.1.2 Primary School
(no. of CR)
1 whole-day CR per
25.5 persons aged
6-11
40 CRs 0
To be met by
provision outside the
subject phases at the
adjoining Pak Tin
Catholic Primary
School (24 CRs) plus
reservation of a
30-CR primary school
site in Phase 12 for
development by EDB
as agreed by EDB.
3.1.3 Secondary
School
(no. of CR))
1 whole-day CR per
40 persons aged
12-17
23 CRs 0 Provided on a
territorial basis.
3.2 Recreation Facilities
3.2.1 Local Open
Space (m2)
1 m2 per person 18,400 18,400 or more
3.2.2 Badminton
Court (no.)
1 per 8,000 persons 2.3 3 Provided in Phases
7, 8 and 13 plus one
existing badminton
court in the estate to
meet the
requirements of the
entire estate upon
completion.
3.2.3 Basketball
Court (no.)
1 per 10,000 persons 1.8 3
3.2.4 Table Tennis
Table (no.)
1 per 7,500 persons 2.5 4
3.2.5 Children’s Play
Area (m2)
400 m2 per 5,000
persons
1,472 1,472
3.3 Social Welfare /
Community Facilities
(no.)
3.3.1 Day Care
Centre for the
Elderly
- - 1 Existing facilities to
be re-provided in
Phases 7 and 8 to be
funded by
Government.
4
3. Planning Requirements HKPSG Standards Provision in
accordance with
HKPSG
Current
Proposal
Remarks
3.3.2 Centre for
Children and
Youth
Development
and
Participation
Programme
- - 1 Existing facilities to
be re-provided in
Phases 7 and 8.
3.3.3 Welfare Clinic
(Dental)
- - 1 Existing facilities to
be re-provided in
Phases 7 and 8.
3.3.4 Residential
Care Home for
the Elderly
- - 1
Existing facilities to
be re-provided in
Phases 7 and 8.
3.3.5 Cancer Children
Day Activity and
Resource
Centre
- - 1 Existing facilities to
be re-provided in
another PRH estate.
3.3.6 Hostel for
Moderately
Mentally
Handicapped
Persons
- - 1
(50 places)
As requested by
Social Welfare
Department (SWD) to
be provided in Phase
13 (748 m2 internal
floor area (IFA)); to
be funded by
Government and
subject to
confirmation and
local consultation.
3.3.7 Hostel for
Severely
Physically
Handicapped
Persons
- - 1
(50 places)
As requested by the
SWD to be provided
in Phase 13 (1,043
m2 IFA) with 1 parking
space; to be funded
by Government and
subject to
confirmation and
local consultation.
3.3.8 Integrated
Vocational
Rehabilitation
Services Centre
- - 1
(120 places)
As requested by
SWD to be provided
in Phase 13 (849 m2
IFA) with 1 parking
space; to be funded
by Government and
subject to
confirmation and
local consultation.
5
3. Planning Requirements HKPSG Standards Provision in
accordance with
HKPSG
Current
Proposal
Remarks
3.3.9 Special Child
Care Centre
cum Early
Education and
Training
Centre
- - -
Existing facilities to
be re-provided in the
new community hall
building complex in
Phase 9. Funding to
be provided by
Government.
3.3.10 Community
Hall
- - -
Reprovisioning
premises for a new
450-seat community
hall (site area: about
1,500 m2 subject to
detailed survey) to be
located in Phase 9.
Funding to be
provided by
Government.
3.4 Retail and
Commercial (R&C)
Facilities
3.4.1 Retail Gross
Floor Area (m2) To be assessed by
Housing Department
(HD)
-
About 8,900
(shop areas
only excluding
circulation area,
etc.)
Located at podiums
of non-domestic
storeys in Phases 7,
8, 10, 11 and 13.
Including a wet
market facility.
3.5 Parking Facilities (no.)
3.5.1 Car Parking
(Domestic)
1 per 30-33 flats
Outside 500m radius
of rail station.
176 115 Provision at 1 per 30
flats excluding 1P/2P
flats as agreed with
the Transport
Department (TD).
115 spaces met by
provisions in Phases
7, 8, 11 and 13 plus
61 existing surplus
spaces in Shui Tin
House carpark block
nearby.
3.5.2 Car Parking
(R&C)
1 per 200-300 m2
retail GFA
30 30 1 per 300 m2 retail
GFA as agreed with
TD.
30 spaces met by
provisions in Phases
7, 8 and 13.
6
3. Planning Requirements HKPSG Standards Provision in
accordance with
HKPSG
Current
Proposal
Remarks
3.5.3 Motorcycle
Parking
1 per 110 flats
Outside 500m radius
of rail station.
48 30 Provision at 1 per 110
flats excluding 1P/2P
flats as agreed with
TD.
30 spaces met by
provisions in Phases
7, 8 and 13 plus 18
existing surplus
spaces in Shui Tin
House carpark block
nearby.
3.5.4 Light Goods
Vehicle Parking
1 per 300-400 flats 18 Nil Provision at 1 per 300
flats excluding 1P/2P
flats as agreed with
TD.
Spaces to be met by
30 surplus spaces in
Shui Tin House
carpark block nearby.
3.5.5 Others for
Social Welfare
Facilities
- - 5 3 spaces for
16-seater light buses
are required for the
Day Care Centre for
the Elderly.
1 space for the Hostel
for Severely
Physically
Handicapped
Persons and 1 space
for Integrated
Vocational
Rehabilitation
Services Centre.
3.5.6 Loading/
Unloading
(Domestic)
1 per domestic block 10 10
3.5.7 Loading/
Unloading Bay
(Retail)
1 per 800-1200 m2
GFA
7 7 Provision at 1 per
1,200 m2 retail GFA.
Located in Phases 7,
8, 10 and 11.
7
3. Planning Requirements HKPSG Standards Provision in
accordance with
HKPSG
Current
Proposal
Remarks
3.6 Public Transport
Facilities (no.)
3.6.1 Public Transport
Interchange
- - 1 PTI under podium of
Phases 7 and 8 with
six bays
accommodating nine
franchised buses and
three bays
accommodating
eleven green
mini-buses. The
design and
construction of the
PTI is to be funded by
Government.
3.6.2 Footbridge - - 2 One proposed
footbridge across
Nam Cheong Street
linking the new
community hall in
Phase 9 with Shek
Kip Mei Park. Another
across Pak Wan
Street linking Phases
7 and 13.
3.6.3 Underground
Link
- - 1 Proposed
underground link
connecting Phases
10 and 11.
4. Technical
Considerations/
Constraints
Current Proposal Remarks
4.1 Environmental
4.1.1 Noise The site is subject to traffic noise and fixed plant noise
source. An Environmental Assessment Study (EAS) has been
carried out to test the performance of the current scheme and
was submitted for Environmental Protection Department
(EPD)’s agreement under separate cover.
4.1.2 Air No adverse air quality impacts due to vehicular emissions
and chimney emissions are anticipated.
8
4. Technical
Considerations/
Constraints
Current Proposal Remarks
4.1.3 Pedestrian
Wind
Environment
A 30m wide air ventilation corridor across the central portion
of Pak Tin Estate extending the existing Pak Tin Street air
path for better air penetration within the estate should be
adopted.
An Air Ventilation
Assessment (AVA)
has been carried out
at the planning
application stage.
The modelling results
indicate that the
proposed
development
maintains a good
wind performance at
the pedestrian level
around the subject
site. The air
ventilation
performance is
considered
satisfactory.
4.2 Infrastructure
4.2.1 Drainage and
Sewerage
No insurmountable problem is envisaged in the sewerage
and drainage capacity.
4.2.2 Water Supply No insurmountable problem is envisaged.
4.2.3 Electricity,
Telephone, Gas
No insurmountable problem is envisaged.
4.2.4 Roads / Traffic
Improvement
The site is accessible from Pak Tin Street and Nam Cheong
Street. The Traffic Impact Assessment (TIA) conducted was
endorsed by TD. The results show that no adverse impact
would be anticipated with the implementation of proposed
junction improvement works.
4.3 Urban Design, Visual
and Landscape
Site specific block design will be adopted. To accord with the
approved application, the main roof of the buildings shall not
exceed 122mPD and 130mPD respectively at the lower and
upper platforms. The site layout shall also respond to the
existing topography with staggered building height, proper
building separation, air ventilation corridor and landscape
area proposed at the lower and upper platforms.
A ‘Green Link’ tallies with the alignment of the 30m air
ventilation corridor connecting the estate entrance between
Phases 7, 8 and 10, various open spaces and recreational
features including the landscape garden in Phase 11 would
be provided.
9
4.4 Greening Ratio At least 20% and aimed to provide 30% as far as feasible.
5. Development
Programme
Current Proposal Remarks
5.1 Foundation
Commencement Date
Ph 7 and 8 Ph 10 Ph 11 Ph 13
2014/15 2018/19 2015/16 2020/21
5.2 Building Completion
Date
2019/20 2022/23 2019/20 2025/26
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 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: 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 faculties should be
10
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.