PLANNING BRIEF - pland.gov.hk BRIEF Project Name Pak Tin Estate Redevelopment Phases 7, 8, 10, 11...

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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

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2. Development

Parameters


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).

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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.

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accordance with

HKPSG

Current

Proposal

Remarks

3.3.2 Centre for

Children and

Youth

Development

and

Participation

Programme


be re-provided in

Phases 7 and 8.

3.3.3 Welfare Clinic

(Dental)


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


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.

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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


7, 8 and 13.

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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



TD.

30 spaces met by


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



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.

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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


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.

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4. Technical

Considerations/

Constraints


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.

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4.4 Greening Ratio At least 20% and aimed to provide 30% as far as feasible.

5. Development

Programme


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

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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.

PLANNING BRIEF - pland.gov.hk BRIEF Project Name Pak Tin Estate Redevelopment Phases 7, 8, 10, 11...

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