Broad Development Parameters of the Applied Use/Developmentin respect of Application No. A/K10/267

關 乎 申 請 編 號 A/K10/267 的 擬 議 用 途 /發 展 的 概 括 發 展 規 範

Application No.申請編號

A/K10/267

Location/address位置／地址

21-31 Sheung Heung Road (odd numbers), To Kwa Wan, Kowloon九龍土瓜灣上鄉道 21-31 號(單數)

Site area地盤面積

About 約 845.418 sq. m 平方米

Plan圖則 Draft Ma Tau Kok Outline Zoning Plan No. S/K10/25

馬頭角分區計劃大綱草圖編號 S/K10/25

Zoning地帶 "Residential (Group E)"

「住宅(戊類)」

Applied use/ development申請用途/發展

Proposed Flat, Shop and Services and Eating Place擬議分層住宅、商店及服務行業及食肆

sq. m平方米

Plot ratio地積比率

Domestic 住用

About 約 6,340.635 Not more than 不多於 7.5

Gross floor area and/or plot ratio總樓面面積及／或地積比率

Non-domestic非住用

About 約 1,268.127 About 約 1.5

Domestic住用 -

Non-domestic非住用

-

No. of block幢數

Composite綜合用途

1

- m 米

- mPD 米(主水平基準上)

Domestic住用

- Storey(s) 層

- m 米

- mPD 米(主水平基準上)

Non-domestic非住用

- Storey(s) 層

- m 米

Not more than 不多於 120 mPD 米(主水平基準上)

Building height/No. of storeys建築物高度／層數

Composite綜合用途

30 Storey(s) 層Include 包括

21

Basement 地庫

Refuge Floor 防火層

Site coverage Below 15m 15 米以下: Not more than 不多於 100%

- 1 -

上蓋面積 Above 15m 15 米以上: Not more than 不多於 40%

No. of units單位數目

201 Flats 住宅單位

Private 私人 - sq. m 平方米Open space休憩用地

Public 公眾 Not less than 不少於 543 sq. m 平方米

No. of parking spaces and loading / unloading spaces停車位及上落客貨

車位數目

Total no. of vehicle spaces 停車位總數 28

Private Car Parking Spaces 私家車車位 24 (1)

Motorcycle Parking Spaces 電單車車位 4

Total no. of vehicle loading/unloading bays/lay-bys上落客貨車位／停車處總數

3

Light Goods Vehicle Spaces 輕型貨車車位 1Heavy Goods Vehicle Spaces 重型貨車車位 2

(1) 包括 1 個傷殘人士泊車位 Including 1 Disabled Car Parking Space

* 有關資料是為方便市民大眾參考而提供。對於所載資料在使用上的問題及文義上的歧異，城市規劃委員會概不負責。若有任何

疑問，應查閱申請人提交的文件。

The information is provided for easy reference of the general public. Under no circumstances will the Town Planning Board accept any

liabilities for the use of the information nor any inaccuracies or discrepancies of the information provided. In case of doubt, reference

should always be made to the submission of the applicant.

- 2 -

Submitted Plans, Drawings and Documents 提交的圖則、繪圖及文件

Chinese中文

English英文

Plans and Drawings 圖則及繪圖 Master layout plan(s)/Layout plan(s) 總綱發展藍圖／布局設計圖 ☐ ☐Block plan(s) 樓宇位置圖 ☐ ☑Floor plan(s) 樓宇平面圖 ☐ ☑Sectional plan(s) 截視圖 ☐ ☑Elevation(s) 立視圖 ☐ ☐Photomontage(s) showing the proposed development 顯示擬議發展的合成照片 ☐ ☐Master landscape plan(s)/Landscape plan(s) 園境設計總圖／園境設計圖 ☐ ☑Others (please specify) 其他（請註明） ☐ ☐

Reports 報告書 Planning Statement / Justifications 規劃綱領 / 理據 ☐ ☑Environmental assessment (noise, air and/or water pollutions) 環境評估（噪音、空氣及／或水的污染）

☐ ☑

Traffic impact assessment (on vehicles) 就車輛的交通影響評估 ☐ ☑Traffic impact assessment (on pedestrians) 就行人的交通影響評估 ☐ ☐Visual impact assessment 視覺影響評估 ☐ ☐Landscape impact assessment 景觀影響評估 ☐ ☐Tree Survey 樹木調查 ☐ ☐Geotechnical impact assessment 土力影響評估 ☐ ☐Drainage impact assessment 排水影響評估 ☐ ☐Sewerage impact assessment 排污影響評估 ☐ ☑Risk Assessment 風險評估 ☐ ☐Others (please specify) 其他（請註明） ☐ ☐

Note: May insert more than one「✔」. 註：可在多於一個方格內加上「✔」號

Note: The information in the Gist of Application above is provided by the applicant for easy reference of the general public. Under no circumstances will the Town Planning Board accept any liabilities for the use of the information nor any inaccuracies or discrepancies of the information provided. In case of doubt, reference should always be made to the submission of the applicant.

註： 上述申請摘要的資料是由申請人提供以方便市民大眾參考。對於所載資料在使用上的問題及文義上的歧異，城市規劃委員會概

不負責。若有任何疑問，應查閱申請人提交的文件。

- 3 -

- 4 -

Proposed ‘Flat’, ‘Shop and Services’ and ‘Eating Place’ uses in “Residential (Group E)” Zoneat Nos. 21 - 31 Sheung Heung Road, To Kwa Wan – S16 Planning Application

Supporting Planning StatementPROJECTS:\S1367\PS\20200629_S1367_PS_V01.docx

行政摘要

本規劃申請書是代表申請人 Utmost Sound Limited (下稱「申請人」根據) 城市規

劃條例第 16 條，向城巿規劃委員會 土瓜灣上鄉道將請申，（下稱「城規會」）

「商店及服務行業」、「分層樓宇」作重建)」申請地點下稱「(地盤號的31-12的「住25/10S/K大綱草圖編號分區計劃馬頭角申請地點位於用途。」食肆及「

戊(住宅「用途屬於擬議的註釋，大綱草圖分區計劃該根據。宅（戊類）」地帶

必須獲得城規會發展因此，擬議重建。內第二欄所載的用途I附表的」地帶)類

的批准。

在該申請地點上，目前有三棟在 1956 年竣工的五層高工業樓宇。擬議重建發展

計劃涉及一幢 30 層高（包括兩層停車場地庫）的住宅大廈，最高建築物高度為

主水平基準以上+120 米。基於地積比率 9.0 倍及約 845.418 平方米的總地盤面

積，總建築面積不會超過 7,608.762 平方米。住用地積比率及建築面積分別為 7.5和 6,340.635 平方米，而非住用地積比率及建築面積分別為 1.5 和 1,268.127 平

方米。

擬議重建發展是有充份理據支持的，其原因如下：

§ 擬議住宅發展完全符合大綱核准圖「住宅(戊類)」地帶的規劃意向，並提

供了一個機會去逐步淘汰現有不合規定及過時的工業用途；

§ 因應公眾對房屋土地供應的殷切需求，是次規劃申請符合政府增加房屋供

應的政策，並能在短期內提供 201 個住宅單位；

§ 該申請地點適合進行住宅發展，不會出現任何工業與住宅為鄰所產生的問

題；

§ 擬議的地下零售設施及／或餐廳能為該區注入生氣和活力；

§ 擬議發展在規模上是合適，與周邊的土地用途和建築物高度協調；及

§ 遵守「可持續建築設計指引」中有關樓宇分隔、樓宇後移及綠化覆蓋率的

準則；

§ 已進行了各種技術評估，結果均證明該擬議重建發展將不會帶來無法克服

/不可接受的交通、環境及污水的影響。

基於以上各項規劃理據，申請人希望是次的規劃申請能獲城規會支持。

Proposed ‘Flat’, ‘Shop and Services’ and ‘Eating Place’ uses in “Residential (Group E)” Zoneat Nos. 21 - 31 Sheung Heung Road, To Kwa Wan – S16 Planning Application

Supporting Planning StatementPROJECTS:\S1367\PS\20200629_S1367_PS_V01.docx

Executive Summary

This Supporting Planning Statement is prepared on behalf of Utmost Sound Limited(“the Applicant”) to seek approval from the Town Planning Board (“TPB”) under section16 of the Town Planning Ordinance for ‘Flat’, ‘Shop and Services’ and ‘Eating Place’uses at Nos. 21 - 31 Sheung Heung Road, To Kwa Wan (the “Site”). The Site fallswithin an area zoned “Residential (Group E)” (“R(E)”) on the Draft Ma Tau Kok OutlineZoning Plan (“Draft OZP”) No. S/K10/25. According to the Notes of the Draft OZP,the proposed uses are under Column 2 of Schedule I of the Statutory Notes of the“R(E)” zone. Thus, permission from the TPB would be required for the proposedredevelopment.

The Site is currently occupied by three 5-storey industrial buildings which werecompleted in 1956. The redevelopment proposal consists of one block of 30-storeyresidential building (including 2 levels of basement car park) with a maximum buildingheight of +120mPD. Based on a plot ratio (“PR”) of 9.0 on a site area of about845.418 sq. m, the total gross floor area (“GFA”) will be not more than 7608.762 sq. m.The domestic PR and GFA are 7.5 and 6340.635 sq. m respectively while the non-domestic PR and GFA are 1.5 and 1268.127 sq. m respectively.

The proposed redevelopment is fully justified for the following major reasons:

§ The proposed redevelopment of the Site into residential use is totally in-linewith the planning intention of the “R(E)” zone, and presents an opportunity togradually phase out the non-conforming and obsolete industrial uses;

§ In light of the acute demand for housing land supply in the territories, the currentPlanning Application is in-line with Government’s Policy to increase housingsupply by providing 201 residential units in short term;

§ The Site is suitable for residential development and would not be subject of anyunacceptable industrial/residential (“I/R”) interface problems;

§ The proposed shop(s) and/or restaurant(s) at G/F will help to enhance theliveliness of the neighbourhood;

§ The proposed development is appropriate in terms of its scale and compatibilitywith the surrounding land uses and building heights;

§ Compliance with Sustainable Building Design Guidelines on buildingseparation, building setback and site coverage of greenery under PNAPAPP152 - Sustainable Building Design Guidelines; and

§ Various technical assessments have been carried out and the resultsconcluded that the proposed redevelopment will not bringinsurmountable/unacceptable traffic, environmental and sewerage impacts.

Base on the above, we sincerely request the TPB to give favourable consideration tothis Application.

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申請編號 Application No. : A/K10/267

與申請地點／處所有關的先前申請

Previous Applications Covering the Application Site/Premises

申請編號

Application No.擬議用途／發展

Proposed Use/Development城市規劃委員會的決定(日期)

Decision ofTown Planning Board (Date)

A/K10/34 陳列室及辦公室

Showroom and Office批給作「陳列室」用途的許

可，但拒絕作「辦公室」用途

Approved ‘Showroom’ use, but rejected ‘Office’ use

(8.5.1987)A/K10/36 辦公室

Office批給許可

Approved(10.4.1987)

A/K10/40 零售商店及/或快餐店

Retail Shop and/or Fast Food Shop拒絕

Rejected(14.8.1987)

A/K10/43 銀行

Bank拒絕

Rejected(11.9.1987)

有關資料是為方便市民大眾參考而提供。對於所載資料在使用上的問題及文義上的歧異，城市規劃委員會概不

負責。若有任何疑問，應查閱申請人提交的文件。

The information is provided for easy reference of the general public. Under no circumstances will the Town Planning Board accept any liabilities for the use of the information nor any inaccuracies or discrepancies of the information provided. In case of doubt, reference should always be made to the submission of the applicant.