planning brief for redevelopment of shek kip mei estate ... and pak tin street bounded by berwick...
TRANSCRIPT
1
Planning Brief for Redevelopment of Shek Kip Mei Estate Phases 3, 6 and 7
(Date of Preparation: September 2014)
Development Parameters HKPSG
Standards
Theoretical
Requirements
Proposed Development
Parameters for Phases 3&7
Proposed Development
Parameters for Phase 6
Remarks
1 Site Particulars
1.1 District Location - - Sham Shui Po
1.2 Site Location - - At the Junction of Berwick
Street and Pak Tin Street
Bounded by Berwick Street,
Shek Kip Mei Street and
Woh Chai Street
1.3 Site Area
1.3.1 Gross Site Area [ha] - - about 0.60 about 0.83
(within the “R(A)1” zone of
about 1.15 ha)
For Ph. 6, it includes the proposed
STT No. KX 2949 of about 600m2
(including vacant kerosene store
site and its adjacent sloping area).
Site area subject to detailed
survey.
Regarding the reprovisioning of
the Shek Kip Mei Health Centre
(SKMHC) in future, at an
interdepartmental meeting
between Food and Health Bureau
(FHB), Hospital Authority,
Department of Health,
Architectural Services
Department, Planning Department
and Housing Department (HD), it
was agreed that an area of about
995m2 in Vesting Order (V.O.) 32
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Development Parameters HKPSG
Standards
Theoretical
Requirements
Proposed Development
Parameters for Phases 3&7
Proposed Development
Parameters for Phase 6
Remarks
1 Site Particulars (Cont’d)
boundary held under the Hong
Kong Housing Authority (HKHA)
would be reserved for possible
swap of land via amendment of
V.O. and allocation boundary on
foot to foot basis with an area of
about 395m2 in SKMHC site and
proposed STT KX 2949 of about
600m2 to be included into the
future V.O. boundary for Ph. 6
subject to survey.
To satisfy the development
restrictions of Ph. 6, the Gross
Site Area and Net Site Area after
the proposed swap of land should
not be less than 0.77ha and 0.71ha
respectively. The conditions of
possible swap of land are subject
to further liaison among Food and
Health Bureau, the HKHA and
Lands Department.
1.3.2 Net Site Area [ha]
(approx.) - - About 0.60 about 0.71
It excludes about 0.06 ha of
existing slopes from the Gross
Site Area of Ph. 6. Site area
subject to detailed survey.
3
Development Parameters HKPSG
Standards
Theoretical
Requirements
Proposed Development
Parameters for Phases 3&7
Proposed Development
Parameters for Phase 6
Remarks
1 Site Particulars (Cont’d)
1.4 Existing Land Use - - HKHA’s works area for public
housing development
Majority portion is HKHA’s
works area for public housing
development while a minor
northeastern portion is a vacant
kerosene store site and a sloping
area.
1.5 Existing Zoning - - “Residential (Group A)”
(“R(A)”)
“Residential (Group A)1”
(“R(A)1”)
Currently covered by the draft
Shek Kip Mei Outline Zoning
Plan (OZP) No. S/K4/28.
1.6 Existing Land Status - - Vesting Order (V.O.) 32 Majority portion under V.O.32.
The minor north-eastern portion
is Government land.
2 Development Parameters
2.1 Proposed Housing Type - - Public Rental Housing (PRH)
2.2 Number of Blocks - - 2 2
2.3 Proposed No. of Flats - - 480 1,060 “± 10%” variation is allowed for
flexibility in detailed design.
2.4 Design Population (approx.) - - 1,470 persons 3,240 persons
2.5 Maximum Gross Floor Area
(GFA) [m2]
Domestic [m2]
-
-
44,850
53,250
Based on PRH’s net site area of
0.60 ha and 0.71 ha for Ph. 3&7
and Ph.6 respectively 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.
Total GFA
(including Domestic and
Non-domestic) [m2]
- - 53,800
(of which the domestic GFA
should not be greater than
44,850)
63,900
(of which the domestic GFA
should not be greater than
53,250)
2.6 Maximum Plot Ratio - - 7.5 for domestic and 9.0 for
partly domestic and partly
non-domestic
7.5 for domestic and 9.0 for
partly domestic and partly
non-domestic
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Development Parameters HKPSG
Standards
Theoretical
Requirements
Proposed Development
Parameters for Phases 3&7
Proposed Development
Parameters for Phase 6
Remarks
2 Development Parameters
(Cont’d)
2.7 Maximum No. of Storeys or
Building Height in mPD
- - Max. 30mPD (southern
portion) and 55mPD (northern
portion of Ph. 3) and 60mPD
(Ph. 7) (to main roof level)
(Max. 30/55/60mPD as
stipulated on the draft Shek
Kip Mei OZP No. S/K4/28)
Max. 80mPD (eastern portion)
and 121mPD (western portion)
(to main roof level)
(Max. 80/110mPD as stipulated
on the draft Shek Kip Mei OZP
No. S/K4/28)
Planning permission is required to
relax the building height
restriction for the proposed PRH
development to 121mPD for Ph. 6
(western portion).
3 Planning Requirements
3.1 Education Facilities 3.1.1 Kindergarten [no. of
places]
730 half-day
and 250 full-day
places for every
1,000 children
in the age group
of 3 to under 6
35 half-day and 12
full-day places for
Ph. 3&7
78 half-day and 27
full-day places
for Ph. 6
0 0 The demand for kindergarten at
Ph. 3, 6 & 7 to be catered by 2
existing kindergartens with about
264 half-day places and 90
full-day places at
Non-redevelopment portion of
Shek Kip Mei Estate.
3.1.2 Primary School [no. of
classrooms]
1 whole day
classroom per
25.5 persons
aged 6-11
3 classrooms for
Ph. 3&7
6 classrooms for
Ph. 6
0 0 Demand to be met by provision in
the vicinity.
3.1.3 Secondary School [no. of
classrooms]
1 whole day
classroom per
40 persons aged
12-17
2 classrooms for
Ph. 3&7
4 classrooms for
Ph. 6
0 0 To be provided on district/
territorial basis.
5
Development Parameters HKPSG
Standards
Theoretical
Requirements
Proposed Development
Parameters for Phases 3&7
Proposed Development
Parameters for Phase 6
Remarks
3 Planning Requirements
(Cont’d)
3.2 Local Open Space [m2] 1m
2 per person 1,470m
2 for
Ph. 3&7
3,240m2 for Ph. 6
Not less than 1,470m2
Not less than 3,240m2
3.3 Recreation Facilities
3.3.1 Badminton Court 1/8,000 persons 0.18 for Ph. 3&7
0.41 for Ph. 6
0 1 The existing provision of
recreation facilities within
existing Shek Kip Mei Estate
includes 2 basketball courts
(including one half court), 3
badminton courts, 2 table tennis
tables and one soccer pitch.
For the provision of basketball
court, it would be relied on
existing facilities in Shek Kip Mei
Estate and facilities provided at
Shek Kip Mei Park, Shek Kip Mei
Central Playground, Shek Kip
Mei Service Reservoir Playground
and Tai Hang Tung Playground
No. 1 in the vicinity of Shek Kip
Mei Estate. In addition,
badminton courts and table tennis
tables are also provided at Shek
Kip Mei Sports Centre and
Cornwall Street Squash and Table
Tennis Centre.
3.3.2 Basketball Court 1/10,000
persons
0.15 for Ph. 3&7
0.32 for Ph. 6
0 0
3.3.3 Table Tennis Table 1/7,500 persons 0.2 for Ph.3&7
0.43 for Ph. 6
2 0
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Development Parameters HKPSG
Standards
Theoretical
Requirements
Proposed Development
Parameters for Phases 3&7
Proposed Development
Parameters for Phase 6
Remarks
3 Planning Requirements
(Cont’d)
3.3.4 Children’s Play Area 400m2/5000
persons
118m2 for Ph. 3&7
260m2 for Ph. 6
Not less than 118m2 Not less than 260m
2 The children’s play area would
be provided on the podium floor.
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 provision of Ph. 3, 6 & 7 will
be calculated on a total basis.
3.5 Social Welfare/ Community
Facilities
3.5.1 Social Welfare Facilities
(m2)
- - - 1,000 The premises are planned by HD
for provision of Comprehensive
Service Centre; Workers
Employment Support Centre;
Office and Activity Centre;
Community Centre; and Digital
Inclusion Development &
Resource Centre and Community
Nursing Centre. Actual provision
subject to further liaison and
confirmation between HD and
relevant organisations, which is
subject to change at detailed
design stage.
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Development Parameters HKPSG
Standards
Theoretical
Requirements
Proposed Development
Parameters for Phases 3&7
Proposed Development
Parameters for Phase 6
Remarks
3 Planning Requirements
(Cont’d)
3.5.2 Community Service
Centre (m2)
- - 700 Details and Schedule of
Accommodation of the Signature
Project (located at Ph. 3) to be
confirmed with Sham Shui Po
District Council/ Home Affairs
Department.
3.5.3 Post Office 1 per 30,000
persons
0 1 no. Provision subject to the
confirmation with the Postmaster
General.
3.6 Retail and Commercial (R&C)
Facilities (m2)
To be
determined by
HD
- 2,060
9,330
3.7 Parking Requirements [no.]
3.7.1 Car Parking (Domestic) Within 500m
radius of rail
station: 1 per
34 – 37 flats
based
on the
District-based
Parking
Standards for
Sham Shui Po
(DBPS)
11 nos. to 12 nos.
for Ph. 3&7
26 nos. to 28 nos.
for Ph. 6
0 0 As agreed with Commissioner for
Transport (C for T), provision
based on 1 per 37 flats, excluding
72 nos. and 132 nos. of 1p/2p flats
at Ph. 3&7 and Ph. 6 respectively
based on the district standard. The
37 to 40 nos. of car parking spaces
required will be met by the
existing surplus provision at the
non-redevelopment portion of
Shek Kip Mei Estate.1
1 There are a total of 484 nos. and 1 no. of car parking spaces at Non-redevelopment portion and Shek Kip Mei Estate Ph. 2 respectively. Based on existing DBPS, 257 nos.
of car parking space are required to cater for the existing 7,451 nos. of flats (excluding 1p/2p flats) at Ph. 1, 2, 5 and Non-redevelopment portion and those retail and
commercial facilities with10,000m2 internal floor area at Non-redevelopment portion.
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Development Parameters HKPSG
Standards
Theoretical
Requirements
Proposed Development
Parameters for Phases 3&7
Proposed Development
Parameters for Phase 6
Remarks
3 Planning Requirements
(Cont’d)
3.7.2 Car Parking (R&C) 1 per 200-300
m2 GFA
7 nos. to 11 nos.
for Ph. 3&7
32 nos. to 47 nos.
for Ph. 6
0 0 As agreed with C for T, provision
based on 1 per 300m2 GFA. The
39 to 58 nos. of spaces will be met
by the existing surplus provision
at the non-redevelopment portion
of Shek Kip Mei Estate.
3.7.3 Motor-cycle Parking 1 per 130 flats
based
on the DBPS
4 nos. for Ph. 3&7
8 nos. for Ph 6
4 8 As agreed with C for T, provision
based on 1 per 130 flats,
excluding 72 nos. and 132 nos. of
1p/2p flats at Ph. 3&7 and Ph. 6
respectively based on the district
standard.
3.7.4 Vehicle Parking for
Welfare Facilities
No set standards - 0 0 As agreed with C for T, the car
parking spaces required, if any,
could be met by the existing
surplus provision at the
non-redevelopment portion of
Shek Kip Mei Estate.
3.7.5 Light Good Vehicles
(Domestic)
1 per 300 to 400
flats (excluding
1p/2p flats)
based
on the DBPS
1 no. to 2 nos. for
Ph. 3&7
3 nos. to 4 nos.
for Ph. 6
1 3 As agreed with C for T, provision
based on 1 per 400 flats,
excluding 72 nos. and 132 nos. of
1p/2p flats at Ph. 3&7 and Ph. 6
respectively based on the district
standard.
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Development Parameters HKPSG
Standards
Theoretical
Requirements
Proposed Development
Parameters for Phases 3&7
Proposed Development
Parameters for Phase 6
Remarks
3 Planning Requirements
(Cont’d)
3.7.6 Loading/Unloading
(Domestic)
1 per residential
block 2 nos. for Ph. 3&7
2 nos. for Ph. 6
2 2 As agreed with C for T.
3.7.7 Loading/Unloading
(R&C)
1 per 800-1,200
m2 GFA
1 no. to 2 nos. for
Ph. 3&7
7 nos. to 10 nos.
for Ph. 6
2 8 As agreed with C for T, provision
based on 1 per 1,200m2 GFA. 1
no. of loading/unloading bay
would be sharely used with the
post office for its operation.
Provision to be agreed with
Postmaster General
3.7.8 Loading/Unloading
(Community Facilities)
No set standard - 0
(Share use with the
loading/unloading bay for
retail and commercial
facilities)
0
(Share use with the
loading/unloading bay for retail
and commercial facilities)
As agreed with C for T.
3.8 Public Transport Facilities
Public Transport Terminal/
Interchange
No set standard - 0 0 As agreed with C for T.
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Development Parameters HKPSG
Standards
Theoretical
Requirements
Proposed Development
Parameters for Phases 3&7
Proposed Development
Parameters for Phase 6
Remarks
4 Technical Considerations/
Constraints
4.1 Environmental
4.1.1 Noise - - Environmental Assessment Studies (EAS) for Ph. 3&7 and 6 have
been carried out for agreement with EPD under separate cover.
EPD has reviewed with minor comments. Revised EAS will be
submitted to EPD for comment/agreement under separate cover.
No insurmountable problems in the environmental aspects are
envisaged for the proposed PRH development.
4.1.2 Air - - EAS for Ph. 3&7 and 6 have been carried out for agreement with
EPD under separate cover. EPD has reviewed with minor
comments. Revised EAS will be submitted to EPD for
comment/agreement under separate cover. No insurmountable
problems in the environmental aspects are envisaged for the
proposed PRH development.
4.1.3 Air Ventilation - - Quantitative Air Ventilation Assessment (AVA) including
assessment of the pedestrian wind environment for Ph. 3&7 has
been conducted. No insurmountable problems in the air
circulation are envisaged for the proposed PRH development. An
AVA would be submitted in s16 planning application for minor
relaxation of the building height restriction for Ph. 6.
4.2 Infrastructure
4.2.1 Drainage - - No insurmountable problem is envisaged. Drainage connection
details will be submitted for agreement.
11
Development Parameters HKPSG
Standards
Theoretical
Requirements
Proposed Development
Parameters for Phases 3&7
Proposed Development
Parameters for Phase 6
Remarks
4 Technical Considerations/
Constraints (Cont’d)
4.2.2 Sewerage - - No insurmountable problem is envisaged. Sewerage connection
details will be submitted for agreement.
The Sewerage Impact Assessment (SIA) for Ph. 6 has been agreed
with the EPD on 2 April 2014 and the Drainage Services
Department (DSD) on 12 May 2014. The SIA for Ph. 3&7 was
reviewed by EPD/DSD with minor comments returned.
4.2.3 Water Supply - - No insurmountable problem in the supply of water is envisaged.
4.2.4 Electricity, Telephone,
Gas - - No insurmountable problem in the utility provision is envisaged.
4.2.5 Roads/ Traffic Aspect - - A Traffic Impact Assessment was conducted to assess the impacts
of the proposed public housing developments at Ph. 3, 6 and 7 on
the local traffic condition. It was reviewed by Transport
Department (TD) and TD considered that there are no
insurmountable problems from the traffic engineering point of
view for the proposed PRH development.
4.2.6 Geotechnical - - The stability of the existing slopes and retaining walls which are
within the site boundary, or which are immediately adjacent to the
site and will affect or be affected by the proposed development,
will be studied. Site formation work for Ph. 6 would be required.
Presence of MTR protection zone
along the northern fringe within
the site boundary of Ph. 6.
12
Development Parameters HKPSG
Standards
Theoretical
Requirements
Proposed Development
Parameters for Phases 3&7
Proposed Development
Parameters for Phase 6
Remarks
4 Technical Considerations/
Constraints (Cont’d)
4.3 Urban Design, Visual and
Landscape - - A Broad Visual Appraisal (VA)
has been carried out to address
the visual impact of the
proposed developments. The
finding revealed that the visual
impact is acceptable with
adoption of relevant mitigation
measures.
A Visual Impact Assessment
(VIA) would be carried out to
address the visual impact of the
proposed development in s16
planning application.
Provision of a minimum of 3 trees
per 100m2 of the total green
coverage.
Relevant landscaping requirements and consideration as stipulated
in the Planning Department and Housing Department - Guiding
Principles on Green Coverage for Public Housing Developments
should be complied with, if applicable.
5 Development Programme
5.1 Foundation Commencement
Date - - 2015/16 2014/15
5.2 Building Completion Date - - 2017/18 2019/20
6 Attachments
6.1 Location Plan - - Plan 1
6.2 Development Concept Plan - - Plan 2 Plan 3
13
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 (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: 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.