revised planning brief for choi tak estate and choi fook ... · revised planning brief for choi tak...

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Revised Planning Brief for Choi Tak Estate and Choi Fook Estate (previously known as Choi Wan Road Sites 2, 3A and 3B)

Project Name: Choi Tak Estate and Choi Fook Estate (previously known as Choi Wan Road Sites 2, 3A and 2B)

with inclusion of Choi Fook Estate Phase 3 (Choi Wing Road Site)

Development Parameters

Approved Development Parameters

(KDPC Paper No. 03/2006)

Current HKPSG Standard

Current Proposal

Provision in Accordance

with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)

Choi Fook Estate Ph 3

(Proposed Choi Wing Road Site)

(E)

Total (C)+(D)+(E)

1. Site Particulars District Location Kwun Tong Site Location Ngau Tau Kok

Existing Land Use PRH - PRH Temporary

Carpark under STT

- - STT no. KX 2892

Existing OZP Zoning R(A) - R(A) R(A)2 - - Based on draft OZP No. S/K13/28 Site Area (ha)

Gross Site Area:

4.56

2.38

6.94 -

5.18

(4.84 Note 1 plus 0.34)

4.14

2.31 Note 1

0.68

8.17

-

Additional 0.34ha in Choi Tak Estate is due to the inclusion of slope area in the north-eastern side as well as slope and footbridge area on the south-western side of Choi Hing Road HOS project (Plan 3). Note 1: The gross site areas have been updated according to the approved building plans.

Net Site Area:

-

-

-

-

2.15

0.68

6.97

-

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Current Proposal


with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)



(E)

Total (C)+(D)+(E)

2. Planning Parameters Existing Land Use PRH

Proposed No. of Flats 5,840 3,750 9,590 -

5,840

3,750

1,073 (incl. 148

1/2p flats)

10,663 - A ± 10% deviation is allowed subject to detailed design and further review. The existing flat nos. are as follows: - Choi Tak Estate:

5,752 flats incl.1,122 1/2p flats - Choi Fook Estate Phs 1 & 2:

3,439 flats incl. 694 1/2p flats

Design Population 14,700 9,600 24,300 - 14,700

9,600

2,563 26,863 - As at December 2014, the authorized population in Choi Tak Estate and Choi Fook Estate (Phs 1 & 2) are 14,078 and 8,854 respectively.

Maximum GFA (m2) Domestic

Non-domestic Total

Not specified Not specified Not specified

- -

310,500

- 372,600

161,250

- 193,500

51,000

- 61,200

522,750

- 627,300

-

-

3







Current Proposal


with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)



(E)

Total (C)+(D)+(E)

Maximum Plot Ratio Domestic

Non-domestic Total

up to 7.5 up to 1.5

Not specified

- - -

7.5 -

9.0

7.5 -

9.0

7.5 -

9.0

7.5 -

9.0

- - -

As stipulated on the OZP.

Maximum Building Height (BH) in mPD

Not exceeding 185mPD

-

170mPD

or existing BH,

whichever is the

greater

170mPD

or existing BH,

whichever is the

greater

190mPD Note 2

-

-

As stipulated on the OZP. The existing BH of Choi Tak Estate and Choi Fook Estate (Phs 1 & 2) range from 136mPD to 175mPD. Note 2: Subject to TPB’s approval on the minor relaxation of building height restriction (BHR) of Choi Fook Estate Ph 3 from 170mPD to190mPD.

4







Current Proposal


with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)



(E)

Total (C)+(D)+(E)

3. Planning Requirements

Education 1

0

1

730 half day and 250 full day places per 1,000 children aged 3 to under 6 Note 3

1

0

0 [2 CR] Note 3

1

-

Note 3: HKPSG requires 26 CRs for every 1,000 children aged 3 to under 6. Assuming 2.47% of total population in the age group 3-5, two CRs are required for Choi Fook Estate Ph 3. The demand is to be met by existing provision in the vicinity.

- No. of Kindergarten [No. of Classrooms (CR)]

Recreational Facilities - Badminton Court

2

1

3

1 per 8000

persons

2

1

0 Note 4

3

3

Note 4: There are badminton courts, basketball courts and table tennis rooms in the sports centre (SC) for public enjoyment.

- Basketball Court

2 1 3 1 per 10,000 persons

2 1 0 Note 4 3 3

- Table Tennis Court

2 1 3 1 per 7,500 persons

2 1 0 Note 4 3 3

5







Current Proposal


with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)



(E)

Total (C)+(D)+(E)

Local Open Space (m2)

14,700 or more

9,600 or more

24,300 or more

1m2 per person

14,700 or more

12,163 or more

26,863 or more

26,863 or more

Sufficient open space will be provided for Choi Fook Estate (Phs 1, 2 & 3). The open space at podium will be easily accessible.

Children Play Area (m2)

1,176

768

1,944

400m2 per 5,000 persons

1,176 or more

973 or more

2,149 or more

2,149 or more

Included in area of open space.

Green Coverage (% of Gross Site Area)

-

-

-

-

Min.20%

Min.20%

-

-

Choi Fook Estate Phs 1, 2 & 3 would be assessed together. HD would try to increase the percentage as far as practicable with 50% of the green coverage provided at grade. A minimum of 3 trees per 100m2 of the total green coverage would be provided.

6







Current Proposal


with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)



(E)

Total (C)+(D)+(E)

Social Welfare/ Community Facilities

- Integrated Family Services Centre (IFSC) (535m2 NOFA)

0 0 0 1 per 100,000- 150,000 persons

0 0 0 0 0.18-0.27 One in Choi Ying Estate

- District Elderly Community Centre cum Home Care Services

0 1 1 - 0 1 0 1 - -

- Integrated Children and Youth Services Centre

- Neighbourhood Elderly Centre

1

0

0

0

1

0

1 per 12,000

persons in the 6-24

age group -

1

0

0

0

0

0

1

0

0.21 -

- One in Choi Ying Estate

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Current Proposal


with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)



(E)

Total (C)+(D)+(E)

Retail and commercial (IFA)

4,100 m2

80-100 m2

4,200 m2

Deter- mined by

HA

4,286 m2

Note 5 81 m2 Note 5 About

450m2

(Wet Market)

About 4,817 m2

- Note 5: The areas have been updated according to the approved building plans. Existing provisions for Choi Tak Estate and Choi Fook Estate are 4,286 m2 (shopping centre) and 81 m2 (convenience store and DC member’s office) respectively.

Sports Centre - - - - - 1

- The OZP stipulates the provision of an Indoor Recreation Centre, which is subsequently renamed to Sports Centre.

Parking Requirements - Private Car Parking

(for PRH)

211

(1 per 20 flats excluding 1/2p flats)

137

(1 per 20 flats exclud-

ing 1/2p flats)

348

1 per

26-39 flats excluding 1/2p flats

198

115

0

(HKPSG Requirement: 24 nos. at 1 per 39 flats

excluding 1/2p flats)

313

213-319

Parking requirement for Choi Fook Estate Ph 3 (24 nos.) is to be addressed by existing provisions (313 nos.) in carparks of Choi Tak Estate and Choi Fook Estate which encountered low average letting rates.

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Current Proposal


with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)



(E)

Total (C)+(D)+(E)

- Hourly Private Car Parking (retail and commercial)

- Hourly Private Car Parking Space (for Sports Centre)

34 (1 per

200m2

of Com-

mercial

GFA)

0

0

0

34

0

1 per 200-300m2 commercial

GFA -

60

0

11 (14

minus 3 Note 6)

0

0 (not required

for wet market)

2 (1 for office

use and 1 accessible car parking space for the public)

71

2

27-41

0

Note 6: three hourly private car spaces in Choi Fook Carpark will be converted to motorcycle parking for PRH, subject to the Traffic Impact Assessment (TIA) and the conversion. Besides the two parking spaces as stated, according to the TIA, provision of 12 nos. hourly car parking spaces is required for SC users. Having considered the utilization rate of the existing carparks in the Three-Choi Area, the congested site conditions and LCSD’s views, TD has no comment on HD’s proposal of making use of the existing hourly parking spaces therein for addressing the hourly parking

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Current Proposal


with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)



(E)

Total (C)+(D)+(E)

demand. - Light Goods

Vehicle (LGV) (for PRH)

- Motorcycle Parking

(for PRH)

23 (1 per

180 flats

exclud-

ing 1/2p

flats)

21 (5-10%

of residen- tial car parking spaces)

15 (1 per

180 flats

exclud-

ing 1/2p

flats)

14 (5-10%

of residen- tial car parking spaces)

38

35

1/200-400 flats

excluding 1/2p flats

1 per 110 flats

excluding 1/2p flats

20

37

18 (15 plus 3

Note 7)

51

(32 plus 19 Note 8)

0 (3 nos.

required at 1 per 400 flats


0 (19 nos

required at 1 per 50 flats


38

88

21-42

75

Note 7: Subject to the TIA, 3 additional LGV parking spaces will be provided in carparks of Choi Tak Estate and Choi Fook Estate. Having considered the congested site conditions of Choi Fook Ph 3, TD has no comments on HD’s proposal of off-site provisioning. Note 8: Having considered the congested site conditions of Choi Fook Ph 3, TD has no comment on HD’s proposal of off-site provisioning. Subject to the TIA and TD’s requirement, 19 additional motorcycle parking spaces at 1 per 50 flats excluding 1/2p flats will be converted from 3 existing hourly car parking spaces in carpark of Choi Fook Estate.

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Current Proposal


with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)



(E)

Total (C)+(D)+(E)

- Loading/Unloading (PRH)

- Loading/Unloading (non-domestic)

8

9

4

0

12

9

1 per

domestic block

Wet market

required: 1 per

20-30 large stalls and 1 per 40-60

small stalls,

subject to min. of 2

bays

8

9

4

0

1

4Note 9

13

13

13

-

- Note 9: Loading/Unloading facilities are:

- 1 bay for Sports Centre in accordance with LCSD’s Schedule of Accommodation;

- 2 bays for wet market; and

- 1 bay for refuse collection vehicle.

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Current Proposal


with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)



(E)

Total (C)+(D)+(E)

- Requirement of

Bus/GMB lay-by Lay-bys on public road

outside Estates - Lay-bys on public road

outside Estates A new lay-by on Choi Wing Road adjacent to the Site Note

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- - Note 10: A new lay-by for two taxis will be provided on the east of the Site. Besides, the existing bus layby on the north of the Site will be modified to accommodate an additional minibus stop for two minibuses.

4. Technical Considerations/Constraints Environmental

- Noise No insurmountable problem is envisaged. Based on the preliminary findings of the Environmental Assessment Study (EAS).

- Air No insurmountable problem is envisaged.

- Pedestrian Wind Environment

No insurmountable problem is envisaged. Microclimate Study will be conducted at the detailed design stage

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Current Proposal


with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)



(E)

Total (C)+(D)+(E)

Infrastructure

- Drainage and Sewerage

No insurmountable problem is envisaged. A Sewerage Impact Assessment would be submitted to EPD for approval.

- Water Supply No insurmountable problem is envisaged.

-

- Electricity, Telephone, Gas

No insurmountable problem is envisaged. -

Urban design, visual and landscape

Design of the PRH cum SC development at Choi Fook Estate Phase 3 will take into account the surrounding built environment to minimize its visual intrusion. To assess the impact of the new development on the air ventilation performance in the surroundings, HD will conduct an initial study of Air Ventilation Assessment (AVA) in accordance with HPLB/ETWB Technical Circular No. 1/06. The AVA will be included in the s.16 application for minor relaxation of BHR. Proper mitigation measures would be incorporated in the scheme design, if required.

Visual Impact Assessment (VIA) will be conducted to support the s.16 application for minor relaxation of BHR from 170mPD to 190mPD. An Air Ventilation Assessment (AVA) in accordance with HPLB/ETWB Technical Circular No. 1/06 will be conducted.

13







Current Proposal


with HKPSG

Remarks

Development Phases

Choi Tak

Estate (Site 2 &

3A)

(A)

Choi Fook

Estate (Site 3B)

(B)

Total

(A)+(B)

Choi Tak Estate

(C)

Choi Fook Estate

Phs 1 & 2

(D)



(E)

Total (C)+(D)+(E)

5. Development Programme − Piling & Building

Commencement Date

- Completed Completed 12/2016 - Subject to review

− Piling & Building Completion Date

- Completed Completed 7/2020 - Subject to review

6. Attachments 6.1 Location Plan (Plan 1) 6.2 Development Concept Plan of Choi Fook Estate Phase 3 (Plan 2) 6.3 Revision on the Development Boundary (Plan 3)

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Notes

1. NET SITE AREA (NSA): In accordance with the Hong Kong Planning Standards and Guideline (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 FLAT 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 requirement of client department. If a project remains within the 10% allowance, no revision to PB and

no-submission to DipCon is necessary subject to no adverse comments from client department on the corresponding adjustments to ancillary facilities.

3. GROSS FLOOR AREA (GFA): Covered public transport terminal/interchanges 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. MAXIMUN NUMBER OF STOREYS OR BULIDING 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 REQUIRMENTS: The District Planning Officer will check compliance with the HKPSG where appropriate.

8. SOCIAL WEFARE AND COMMUNITY FACILITES: 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 and GFA calculation.

9. RETAIL AND COMMERCIAL FACILITIES: HD will determine the amount of retail floor space required in the development.

10. PEDESTRAIN WIND ENVIRONMENT: HPLB / ETWB Technical Circular on Air Ventilation Assessments to be referred, if appropriate.

11. DEPARTMENTAL COMMENTS: Following circulation, a summary of comments with response should be included in the appendix for submission of the draft planning brief for

endorsement by DipCon.

revised planning brief for choi tak estate and choi fook ... · revised planning brief for choi tak...

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