Hong Kong Housing Authority - pland.gov.hk

Q Hong Kong Housing Authority

Addendum to the Approved Planning Brief for

Ma On Shan Road, Ma On Shan Area 81A

(July 2019)

Approved Planning Brief

(as at 31 January 2019)

Amendment to Planning Brief (based on s.16

planning application approved on 5 July 2019)

Reason for Change/

Remarks

Development Parameters

No. of Flats Proposed 2,069 2,079 Due to increase in GFA. ±10% variation is allowed for flexibility in detailed design stage.

Design Population (approx. ) 6,373 6,403 Due to increase in flat production. ±10% variation is allowed for flexibility in detailed desiqn staqe.

Maximum Domestic GFA (sq.m.) (approx. )

104,500 105,070 Minor relaxation of domestic plot ratio restriction from 5.5 to 5.53 as approved by the TPB on 5.7.2019.

Maximum Domestic Plot Ratio (approx.)

5.50 5.53

Planning Requirements

Local Open Space (sq .m.) (approx. )

Not less than

6,373

Not less than

6,403

Due to change in design population.

Children's Play Area (sq .m.) (approx. )

Not less than

510

Not less than

512

Due to change in design population. Facility to be integrated with open space/play areas for all age groups and persons with disabilities to foster a sense of community.

Bicycle Parking 173 174 Due to change in flat number; based on the approved parking standard of 1 per 12 flats.

Attachments

Location Plan (Plan 1) Development Concept Plan (Plan 2)


Proposed Amendments to the Approved Planning Brief

PROJECT NAME: Ma On Shan Road, Ma On Shan Area 81A

Date of Preparation: January 2019

1. Site Particulars Previously Approved (Date: 2.10.2015)

Current Proposal Remarks

1.1. District Location Ma On Shan -1.2. Site Location Ma On Shan Road near Tai Shui Hang Station ,

Ma On Shan Area 81A -

1.3. Gross Site Area (approx.) (ha)

1.86 1.91 Subject to detailed survey.

1.4. Net Site Area (approx. ) (ha)

1.86 1.90 (Excluding the "OU" zone)

Subject to detailed survey.

1.5. Existing Land Use Organic farm, cycle park and archery field under Short Term Tenancy, and a maintenance

contractor's yard under proposed Temporary

Government Land Allocation to WSD

Construction site for public housing development

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1.6. Existing Zoning "Residential (Group A)9" with narrow strips of land zoned

"Green Belt" & "Road"

"Residential (Group A)9" with narrow strips of land zoned

"Green Belt" & "Road" and part of the "Other Specified Uses" annotated "Pedestrian Link with Retail Facilities" zone

Approved Ma On Shan OZP No. S/MOS/22. Inclusion of small land strips zoned "Green Belt" & "Road" as part of the development site; as referred to the s 16 planning application approved by Town Planning Board (TPB).

1.7. Existing Land Status Government Land Held by HKHA under Short Term Tenancy (STT) No. 2133.

2. Development Parameters

Previously Approved (Date: 2.10.2015)


2.1. Proposed Housing Type

Subsidised Sale Flats (SSF) Public Housing Flexibility should be allowed to change the housing type to cater for demand change between Public Rental Housing (PRH) / Green Form Subsidised Home Ownership Scheme (GSH) and Other Subsidised Sale Flats (SSFs) subject to pro-rata adjustments of provision of ancillary facilities in accordance with Hong Kong Planning Standards and Guidelines (HKPSG).

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2. Development Parameters

Previously Approved (Date: 2.10.2015)


2.2. No. of Flats Proposed

1,900 2,069 "±10%" variation is allowed for flexibility in detailed design stage.

2.3. Design Population (approx.)

5,852 6,373 "±10%" variation is allowed for flexibility in detailed design stage.

2.4. Maximum Domestic Gross Floor Area (approx.) (sq .m.)

102,300 104,500 Subject to detailed survey of site area and detailed design.

2.5. Maximum Non-domestic Gross Floor Area (approx.) (sq.m.)

5,580 5,700 Subject to detailed survey of site area and detailed design.

2.6. Maximum Domestic Plot Ratio

5.5 As stipulated on the OZP.

2.7 . Maximum Non-domestic Plot Ratio

0.3 As stipulated on the OZP.

2.8. Maximum Building Height in mPD

140mPD (at main roof)

As stipulated on the OZP.

3. Planning Requirements Previously Approved

(Date: 2.10.2015)


HKPSG Standard

Provision in accordance with HKPSG

Current Proposal

3.1. Educational Facilities

Nil - - Nil Kindergarten, primary and secondary schools to be catered for by existing/planned provision nearby.

3.2. Local Open Space (approx.) (sq.m.)

Not less than 5,852

1 sq .m. per person

6,373 Not less than 6,373

Subject to design population at detailed design stage.

3.3. Recreation Facilities

3.3.1. Children's Play Area (approx.) (sq.m.)

Not less than 469

400 sq.m. per 5,000 persons

510 Not less than 510

Subject to design population at detailed design stage.

Facility to be integrated with open space/play areas for all age groups and persons with disabilities to foster a sense of community.

3.3.2. Badminton Court (No.)

1 1 per 8,000 persons

0.80 1 -

3.3.3. Basketball Court (No.)

1 court or 2 half courts

1 per 10,000 persons

0.64 1 -

3.3.4. Table Tennis Table (No.)

1 1 per7,500 persons

0.85 1 -

3.4. Social Welfare / Community Facilities

Nil NA - Nil -

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0 Hong Kong Housing Authority

3. Planning Requirements Previously Approved

(Date: 2.10.2015)


HKPSG Standard

Provision in accordance with HKPSG

Current Proposal

3.5. Retail & Commercial Facilities

Nil To be determined by

HO

- About 2,200 sq .m.

Office provided in the Commercial & Recreational Block; office GFA subject to adjustment in detailed design stage.

3.6 . Parking Facilities (no.)

3.6 .1. Carparking (Domestic)

87 Within 500m radius of rail

station : 1 per 15-22

flats

95 - 138 95 Including 2 accessible parking spaces.

3.6.2. Carparking (Office)

- For the first 15,000 sq.m. GFA: 1 space per 200 sq .m.

GFA

11 11 -

3.6.3. Visitor Parking 10-12 2 - 3 per residentia l

block

10 - 15 10 -

3.6.4 . Motorcycle Parking

18 1 per 100 flats 19 21 -

3.6.5. Loading/ Unloading (Domestic)

5-6 1 per residential

block

5 5 -

3.6.6. Loading/ Unloading (Office)

- 1 for goods vehicles fo r

every 2 000 to 3 000 sq.m.

1 1 -

3.6.7. Bicycle Parking 127 1 per 12 flats (within 2km of

existing or planned cycle

tracks)

138 173 -

4. Technical Considerations/ Constraints


4.1. Environmental

4.1.1. Noise An Environment Assessment Study (EAS) has been conducted . For road traffic noise from Ma On Shan Road and Sai Sha Road, with the implementation of mitigation measures including acoustic balconies and acoustic windows, 100% compliance rate is achieved. Fixed noise and railway noise also complied with relevant noise criteria. EPD expressed no major comments on the EAS report in September 2018.

The Final EAS will be submitted to EPD for ag reement separately.

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4. Technical Considerations/ Constraints


4.1.2. Air No insurmountable problem to the proposed development with the implementation of the mitigation measures identified in the EAS. EPD expressed no major comments on the EAS report in September 2018.

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4.2. Infrastructure

4.2.1 . Drainage and Sewerage

The Drainage Impact Assessment (DIA) was approved by DSD in September 2018.

SIA was approved by EPD and DSD on 15 February 2016 and 19 April 2016 respectively.

An additional sewerage connection point would be built at the southern side of the proposed development site.

-

4.2.2 . Water Supply No insurmountable problem is envisaged. -

4.2.3 . Electricity, Telephone and Gas

A Quantitative Risk Assessment (QRA) has been conducted and was approved by EMSD in May 2017. The proposed development would not pose unacceptable risk to the overall population around the LPG Filling Station.

-

4.2.4 . Road / Traffic Improvement

The Traffic Impact Assessment (TIA) was approved by TD in June 2018.Widening the existing Ma On Shan Road southbound to provide necessary ingress and egress point, building a footbridge across Ma On Shan Road to connect the Retail and Welfare Block of the proposed public housing development at Hang Tai Road (Yan On Estate Extension) and implement necessary local road/traffic improvements as recommended in TIA.

The TIA indicated that the traffic impact arising from the proposed development is acceptable.

4.2.5. Geotechnical Requirement

A Natural Terrain Hazard Study (NTHS) has been carried out. The findings indicate that no mitigation measures are required .

-

4.3. Urban Design, Visual and Landscape

A Visual Impact Assessment (VIA) has been carried out. The visual changes are negligible and the Proposed Scheme is considered not visually incompatible with the surrounding area.

A Tree Survey has been prepared. There are total 263 nos. of existing trees being affected by the future development and proposed to be removed in accordance with DEVB TC(W) 7/2015 on Tree Preservation.

Reference will be made to the recommended advisory clauses on the landscape design set out in the Appendix Ill of RNTPC Paper No. NMOS/120.

4.3.1 . Pedestrian Wind Environment

An Air Ventilation Assessment - Initial Study (AVA-IS) has been conducted. The air ventilation performance of the proposed development is similar to the baseline design scheme.

Design measures identified in the AVA-IS wou ld be adopted to increase the permeability of the development.

-

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4. Technical Considerations I Constraints


4.4. Greening

4.4.1. Green Coverage (% of Gross Site Area)

A minimum of 20% green coverage with half of which at pedestrian zone.

At-grade greening, roof greening and vertical greening would be provided where feasible.

5. Development Programme


5.1. Foundation Commencement Date

2017/2018 -

5.2 . Building Completion Date

2021/2022 -

6. Attachments

6.1. Location Plan

6.2. Development Concept Plan

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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

developable area). ·

2. NUMBER OF FLATS AND DESIGN POPULATION: To allow flexibi lity 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 requirements of HKPSG should be complied with, 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/GFA calculation .

9. RETAIL AND COMMERCIAL FACILITIES: HD will determine the amount of reta il floorspace required in the development.

10. PEDESTRIAN WIND ENVIRONMENT: HPLB / ETWB Joint Technical Circular 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.

*** End of Report ***

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