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TPB Paper No.10089

for consideration by the

Town Planning Board

on 1.4.2016

Planning and Design Study on the Redevelopment of Government Sites at

Sai Yee Street and Mong Kok East Station – Feasibility Study

Proposed Development Design Schemes

PURPOSE

This paper seeks Members’ view on the three proposed development design

schemes formulated under the “Planning and Design Study on the Redevelopment of

Government Sites at Sai Yee Street and Mong Kok East Station – Feasibility Study”

(“the Study”).

BACKGROUND

2. Planning Department (PlanD) completed the study on “Area Improvement

Plan for the Shopping Areas of Mong Kok” (the AIP Study) in 2009 and one of the

long-term recommendations was to redevelop the government sites at Sai Yee Street

(currently occupied by the facilities of the Food and Environmental Hygiene

Department (FEHD) and Water Supplies Department (WSD) as well as a temporary

carpark) for a comprehensive development with a public transport terminus to

accommodate on-street public light buses (PLB) and cross-boundary (X-B) coaches

in the surroundings of Mong Kok, with other development atop.

3. To implement the recommendation under the AIP Study, PlanD commissioned

Ove Arup & Partners HK Ltd. to undertake the Study in March 2015. The Study

aims to investigate the development potential of the government sites together with

the adjoining Platform Area in front of the Mong Kok East Station (the East Station)

concourse for a comprehensive development which includes residential,

commercial/office/hotel, open space and/or government, institution or community

(GIC) uses, and to make recommendations to enhance the public realm and public

transport facilities in the area. Findings and recommendations of the Study will

serve as a basis for subsequent Outline Zoning Plan (OZP) amendment and land

disposal.

THE SITE AND SURROUNDING AREA

4. The government sites are located at the junction of Sai Yee Street and Argyle

Street, currently occupied by the FEHD offices-cum-vehicle depot, WSD compound

(including a Water Resources Education Centre and a Regional Office) and a

temporary public car park (the Site) (Plans 1 to 3). The Site has an area of about

2

1.18 ha1. The existing facilities of FEHD and WSD will be demolished and the

demolition works is scheduled for completion in end 2020. According to the draft

Mong Kok OZP No. S/K3/30 (the Mong Kok OZP), the Site is zoned “Government,

Institution or Community” (“G/IC”) and “Other Specified Uses (OU) (Multi-storey

Car/Lorry Park)” subject to a building height restriction of 6 storeys, and “OU

(Railway Station Development)” subject to a building height restriction of 71mPD.

A 30m-wide building gap above 23mPD is designated under the OZP running in the

north of the Site to align with Mong Kok Road, creating an east-west air path for

wind penetration in the area (Plan 4).

5. Areas to the east of the Site are Luen Wan Street and the land vested to the

Kowloon-Canton Railway Corporation (KCRC) under the KCRC Ordinance (Cap.

372) for operational purposes of railways. On the vested land, the at-grade level

(about 6mPD) is occupied by the KCRC freight yard2 and decked over by a platform

(at about 22mPD) on top of which are a public transport interchange (PTI), Mong

Kok Government Offices (MKGO) (12-storey), MKGO’s open carpark and a vacant

site (the Platform Area). Luen Wan Street is the only access to the Platform Area

(Plan 5).

6. Area to the north, west and south (Plan 6) consists of high-density mixed

developments of commercial, residential and GIC uses. Near the Site is a cluster of

local attractions which are popular for both locals and tourists. They include

“Goldfish Street” and “Ladies Market” on Tung Choi Street, “Sneakers Street” and

the street market on Fa Yuen Street, and the “Flower Market and Bird Garden” on

Prince Edward Road West/Flower Market Road.

7. The Site is also located at a transport hub well served by a wide variety of

public transport. The East Station and the existing PTI are in its close proximity

while Mong Kok and Prince Edward Mass Transit Railway (MTR) stations are within

walking distance. There are a number of on-street public light bus (PLB) stands in the

surroundings. X-B coach termini and stopping points also scatter near the Site.

OPPORTUNITIES & CONSTRAINTS

Opportunities

Mong Kok Identity

8. Mong Kok is one of the major shopping areas and entertainment destinations

for locals and tourists. There is a traditional characteristics of vibrancy including

array of markets, small shops and food stalls along street-fronts. The area is also a

popular entertainment and social networking place for the youngsters, with cinemas,

karaokes, billiard parlours and restaurants, etc. Redevelopment of the Site would

provide opportunity to enhance the identity of Mong Kok as a tourist, shopping and

entertainment destination.

1 The original site area is about 1.3 ha. After the proposed set-back of the Site for road widening as

mentioned in the later part of this Paper, the area for development is about 1.18 ha. 2 The freight yard which was previously used by freight rail is currently used as a storage area for

railway equipment and other railway related purposes.

3

Prime location for commercial development

9. Currently in shortfall, Grade A Office requires not only prime location well

served by public transport but also relatively large site area. The Site which is

located in the urban core has an area of about one hectare. With Grand Century Place

(office and shopping mall) and Royal Plaza Hotel nearby, the development of Grade

A office, hotel, shop and services and place of entertainment at the Site could enhance

the identity of Mong Kok as a commercial node, as well as a tourist attraction and

shopping centre creating synergy to form an icon at this prime location.

Improvement to Public Realm

10. Mong Kok is a transport hub well served by all kinds of public transport

including the X-B transport. It is patronised by a large number of visitors and daily

commuters. Roads are approaching their capacities and there is limited opportunity

in this old urban area for road widening/improvement. Traffic congestion is usual

and the situation is complicated by the on-street PLB stands and X-B coach termini

cum stopping points. On the pedestrian linkage aspect, the existing Mong Kok

Road footbridge provides connection between the East Station and the Mong Kok

MTR Station. At present, no direct access from the East Station to Mong Kok Road

thru the Site is available as the direct access is physically blocked by the FEHD depot

and WSD compound. Pedestrian can only route through the footbridge at Bute

Street (located to the north of the Site) to join the Mong Kok Road Footbridge which

leads to Mong Kok MTR Station. Apart from longer walking distance, it makes the

Bute Street footbridge which provides connection to the Prince Edward MTR Station

very busy (Plan 7).

11. According to the population profile, there are more elderly people and

low-income families in the area as compared with the territorial average, which gives

rise to a need for more GIC facilities. According to the Hong Kong Planning

Standards and Guidelines (HKPSG), there is a deficit of about 19 ha in total for the

local open space and district open space in the Mong Kok area. The improvement to

the public realm in terms of traffic condition, living environment and provision of

GIC facilities in this well developed urban area requires new land. Redevelopment

of the Site provides such an opportunity.

Landscaping Enhancement on Platform Area

12. While pursuing development involving the KCRC vested land would require

the resolution of legal issues, it is stated in the KCRC Ordinance3 that the

Government reserves the right to “use” exclusively and to permit other persons to use

the Platform Area above the rail. The Platform Area can be explored for

landscaping enhancement, public open space and provision of pedestrian connection

to link up the East Station with other areas in Mong Kok.

3 Paragraph 10(b)(iii) of Part II of Schedule 2 of the KCRC Ordinance (Cap. 372) refers.

4

Constraints

Traffic Noise

13. Being bounded by the heavily trafficked Sai Yee Street and Argyle Street and

with the existing PTI on the Platform Area and the uncovered part of East Rail in the

vicinity, the Site is subject to noise impact arising from road traffic, rail and the PTI,

as well as air quality impact from traffic emission. If the Site is proposed for air

/noise sensitive users, in particular residential use or GIC facilities with open-window

requirement, careful planning and design with adequate mitigation measures (such as

set-back from the roads and single aspect buildings) are required.

Existing Road Capacity

14. According to the broad traffic assessment under the Study, even without any

redevelopment at the Site, the critical junctions at Sai Yee Street/Mong Kok Road and

Sai Yee Street/Argyle Street would reach their full capacity by 2027 due to the natural

growth in the background traffic.

GUIDING PLANNING AND DESIGN PRINCIPLES

15. Guiding planning and design principles have been formulated for the Site

before deriving the proposed development design schemes. They are summarised

below:

(a) Development Need

Optimise development potential according to site context and

constraints

Re-provisioning of the existing public facilities affected by the

redevelopment4

(b) Connectivity

Create a multi-level pedestrian network connecting the East Station,

Mong Kok MTR Station and the nearby local/tourist attractions

Enhance the walkability and connectivity of pedestrians

(c) Meeting Community Demand

Provide the needed GIC and social welfare facilities to serve the local

community

Provide public transport facilities to improve traffic condition in the

surrounding area

(d) Good Urban Design

Promote visual and air permeability through provision of visual and air

ventilation corridors at strategic locations

4 Based on the draft development design schemes to be discussed at the later part of this Paper, the

affected facilities include the temporary car park adjoining WSD compound (70 parking spaces),

the public toilet on Luen Wan Street and the ancillary car park to the MKGO (35 parking spaces).

5

Reduce overshadowing the adjacent development around the Site

especially the school to its immediate north

Foster a strong sense of place through building design and streetscape

improvement

Respect the Sustainable Building Design Guidelines

Respect the “20% Building Free Zone” and views to the ridgeline of

Beacon Hill and Lion Rock unless with sufficient justifications5

(e) Provision of Open Space

Provide quality open space at convenient location with easy access for

public enjoyment

(f) Greening and Landscaping

Provide quality public realm and landscaped linkages with the

surrounding open space and greenery

Preserve the Old &Valuable Trees (OVTs) and mature trees bearing the

character of OVTs for integration with the public open space

Observe the requirement on site coverage of greenery

(g) Mong Kok Identity

Development concept to take into account Mong Kok’s character and

identity

Promote liveliness in terms of activities at street level

Create a landmark and focal point to foster Mong Kok’s identity as the

shopping and entertainment destination for locals and tourists

COMMON COMPONENTS IN THE DEVELOPMENT DESIGN SCHEMES

16. Redevelopment of the Site presents an opportunity to enhance the public

realm, by creating space for the necessary GIC, open space and transport facilities. The following common components are proposed for all the development design

schemes (Plan 8):

(a) Transport and Pedestrian Facilities

- a two-storey PTI for provision of about 60 PLBs and 20 X-B coach

spaces (gross floor area (GFA) of 8,000m2) mainly for relocating

on-street PLB stands currently located on the sections of Fa Yuen Street

and Tung Choi Street between Argyle Street and Mong Kok Road and

the section of Fife Street between Fa Yuen Street and Sai Yee Street,

and the X-B coach termini cum stopping points currently operating in

Prince Edward and Mong Kok (Plan 9)

- widening of carriageway for the respective sections of Sai Yee Street,

Argyle Street and Luen Wan Street abutting the Site. In general, an

additional lane will be provided for each of the afore-said road sections.

5 According to the HKPSG, there are a total of 8 Strategic Viewing Points (SVP). Two of which are

with visual relationship with the Site, one from Central Pier No.7 in Central and the other from Sun

Yat Sen Memorial Park in Sheung Wan. The “20% Building Free Zone” is bounded by 145mPD

and 185mPD from the SVP at Central Pier No.7, and 185mPD and 205mPD from that at the Sun

Yat Sen Memorial Park.

6

Footpaths along the three respective road sections will be widened to

4.5m (Plan 10)

- public carpark of 80 spaces (70 for reprovisioning the existing

temporary carpark currently within the Site and 10 for commercial

vehicles which include heavy goods vehicles and coaches)

- multi-levels pedestrian connection to the existing and planned

footbridge systems

(b) GIC Facilities (total GFA about 5,000m2)

- a day care centre for the elderly

- a neighbourhood elderly centre

- an integrated children and youth services centre

- an integrated community centre for the mental wellness

- a public toilet (reprovisioning of existing one at Luen Wan Street (Plan

1))

(c) OVTs and Open Space

- the OVT in the temporary carpark and the two mature trees in the

WSD compound, all of which are Ficus microcarpa (Chinese banyan),

to be preserved in-situ (Plan 5)

- to provide public open space, in particular at-grade and at podium deck

to integrate with the OVTs and the existing sitting-out area on Luen

Wan Street

- on the Platform Area to provide a large public open space (3,200m2) at

the southern part which is currently occupied by the ancillary carpark

to MKGO and a vacant piece of land. Landscaping works are also

proposed for general enhancement of the Platform Area

(d) Building Gap

- to maintain the building gap of 30m-wide above 23mPD as wind/view

corridor (requirement on the current OZP) for better ventilation and

visual permeability (Plan 5)

PROPOSED DEVELOPEMNT DESIGN SCHEMES

17. As one of the study objectives is to improve the public realm, all the

proposed development design schemes share similar components on the provision of

public facilities as the core part. The Study has examined whether the core part

should mix with residential or commercial development. Residential development

is compatible with the existing mixed-use of Mong Kok and provides a choice for

people who enjoy city life. However, the Site, being surrounded by roads and

railway, is subject to noise impact arising from road traffic, rail and the existing PTI,

as well as air quality impact from traffic emission. Mitigation measures are required

to mitigate the possible adverse impacts on residential development with

open-window requirement.

18. Taking advantage of its location within a transport hub and the vibrant

character of Mong Kok, commercial development including Grade A office, hotel,

shop and services and place of entertainment at the Site could enhance the identity of

7

Mong Kok as a commercial and entertainment node, as well as a tourist attraction and

shopping centre creating synergy to form an icon at this prime location. From the

development intensity point of view, the maximum plot ratio (PR) for high-density

residential development under the OZP is 9 while that for commercial development is

12. In terms of enhancing Mong Kok identity and maximising development

potential of the Site, commercial use is recommended for the Site. Besides, sites

suitable for residential use may be identified in other areas.

Common Elements Among All Schemes

19. The Study has proposed three development design options (Schemes A, B

and C) with PR 12 for commercial development mixed with public facilities. The

proposed GIC and transport facilities are similar under all schemes. Two levels of

new PTIs with a total GFA of 8,000m2 will be provided, with about 60 PLB spaces

on the ground floor (G/F) and 20 X-B coach spaces on the first basement floor (B1/F).

On the podium, the second and third levels will partly be for GIC uses6 and partly for

retail shops. In the basement, the second to fourth basement levels will mainly be

used for car parking purpose (Plan 8). The proposed ingress/egress for the G/F PTI

is on Sai Yee Street while B/F facilities is on Luen Wan Street, a different street, for

traffic diversion.

20. All the schemes share the same planning concept with a Piazza at the

junction of Sai Yee Street and Argyle Street, integrating with the three valuable trees

to be preserved in-situ as a focal point for event activities and a social gathering place

(Plan 11).

21. On the pedestrian linkages, walkways will be provided with a view to

allowing efficient, comfortable and barrier-free connection to link up the East Station

with the Mong Kok MTR Station, and the planned footbridge along Argyle Street7

accessible to other local attractions including “Sneakers Street” and “Ladies Street”

to the further south-west. Two landscaped walkways each with a minimum width of

15m across Luen Wan Street connecting the Platform Area with the Site will be

proposed to enhance connectivity. In addition, the proposed open space on the

Platform Area will be linked up with the proposed Piazza and the planned footbridge

along Argyle Street (Plan 11).

22. The main differences among the schemes mainly lie in the building height,

visual permeability and provision of open space (Plan 12).

Scheme A

23. The Scheme aims to explore the potential of distributing the GFA generated

from a maximum PR 12 while preserving the “20% Building Free Zone” from the

6 Among the required GIC facilities, 3 of them have a location requirement to be provided within

24m from the ground level, namely day care centre of the elderly, neighborhood elderly centre and

the integrated community centre for mental wellness. 7 The planned footbridge system along Argyle Street, which is being studied by Highways

Department, will extend from Sai Yee Street south of the Site to Tong Mi Road in Tai Kok Tsui on

the west.

8

ridgeline backdrop.

24. The proposed building under Scheme A will incorporate three commercial

towers on top of the 3-storey podium and 4-level of basement, with the uniform

height of 145mPD (including roof-top structures and about 30 storeys). About

7,000 m2 will be proposed for open space use, including a publicly accessible Piazza

at the junction of Sai Yee Street and Argyle Street and an open space on the podium

deck at 23mPD which is at similar level to the Platform Area with pedestrian

connection provided. A large open space will be provided at the southern part of the

Platform Area.

25. The proposed building height preserves the “20% Building Free Zone”

from the ridgeline (Plans 13 and14). However, the uniform building height results in

a monotonous building height profile and a relatively bulkier built-form with large

footprints.

26. The building will form an almost continuous “wall” along Sai Yee Street

blocking the Fife Street view (Plan 18) towards the greenery on Kadoorie Hill. The

need for larger tower footprints also minimizes the potential for the podium level to

host a large publicly accessible open space which would be located along the

pedestrian route from the East Station to Mong Kok’s commercial areas. Furthermore,

145mPD tower at the northern part of the Site will overshadow the adjacent CCPAS

School.

27. Overall, Scheme A is beneficial in terms of preserving the ridgeline

backdrop when appreciated from the two strategic viewing points on Hong Kong

Island. However, larger tower footprints are likely to have adverse impacts on the

pedestrian level with both air ventilation performance and visual permeability

affected.

Scheme B

28. Scheme B aims to explore development with a PR 12 that balances between

the macro, city-scale consequences of the proposed commercial development on

Kowloon’s urban form and the local impacts on the pedestrian environment of the

district.

29. Under this Scheme, the building blocks are arranged to increase visual

permeability and limit adverse impacts on pedestrian-level air ventilation. As such,

two high-rise towers reaching 165mPD (35 storeys) and 230mPD (50 storeys)

respectively are proposed. Instead of having a 3-storey podium extending all along

Sai Yee Street as in Scheme A, the part of podium facing Fife Street will be

single-storey. The taller 230mPD tower will only have a limited podium extent that is

set back to minimize its impact on ground floor public open space. Above the podium,

to the north edge of the Site and adjacent to the CCPAS School a lower block

reaching about 35mPD (5 storeys) will house GIC facilities.

30. When viewed from the two strategic viewpoints on Hong Kong Island, the

proposed 230mPD tower will extend beyond the “20% Building Free Zone” from the

9

ridgeline to reach a height similar to Langham Place. The second 165mPD tower will

partially intrude into the “20% Building Free Zone” but will not breach the ridgeline

(Plans 13 and 14). The smaller GIC block to the north will reach a height almost

equal to the CCPAS School and will therefore avoid overshadowing the school

building.

31. The podium along Sai Yee Street, decreasing from 3-storey to single-storey,

can reduce the adverse impacts on the streetscape and the pedestrian experience. The

lower podium height will also preserve views along Fife Street to the vegetated

slopes of Kadoorie Hill and will also allow the creation of a large, publicly accessible

open space of about 1,600m2

on the podium level overlooking the Piazza at the

junction of Sai Yee Street and Argyle Street. Together, the Piazza and podium-level

open space will create a spatially unified public area and bring the total public open

space under Scheme B to 8,800m2.

32. In attempting to minimize adverse impacts on the pedestrian environment

and local streetscape and to release lower floor areas for public open space, the

proposed buildings under Scheme B intrudes into the “20% Building Free Zone”. It

decreases the building volume along the relatively narrow Sai Yee Street to allow

existing view corridors to be preserved and minimise adverse impacts of the new

building on air ventilation.

Scheme C

33. Mong Kok is characterized by a large deficit in both district and local open

space and a congested urban form with limited visual permeability. Scheme C

therefore aims to explore development with a PR 12 that maximizes open space and

the benefits on the local streetscape while creating a new commercial heart for the

district that participates in the emerging iconic Kowloon skyline.

34. In Scheme C, most of the commercial GFA is concentrated in a single tower

and a podium configuration that follows a similar massing as that under Scheme B.

The single commercial tower reaches a height of about 350mPD (including roof-top

structures, 75 storeys). The adopted building height will breach the ridgeline when

viewed from Hong Kong Island’s strategic viewing points and is expected to create a

new, highly visible centre to mark a new heart for the district’s commercial areas.

35. Both the northern and southern parts of the Site will host low-rise buildings

of 4 to 6 storeys. The northern low-rise block will be located on the podium and will

house GIC facilities while the southern block will provide the landing point for the

proposed landscaped walkway across Luen Wan Street from the Platform Area and

can be designed as an iconic building feature, compatible with the Piazza at the

corner of Argyle Street and Sai Yee Street.

36. To improve visual permeability and air ventilation, the Scheme adopts a

similar stepped podium as Scheme B that reduces in height towards the south and

allows the Fife Street view towards Kadoorie Hill to be preserved. Through the

concentration of the majority of GFA within the single 350mPD tower, the ground

coverage will be further reduced as compared with Scheme B to release more open

10

area for public enjoyment. The proposed Piazza is extended further east, enveloping

an area from Sai Yee Street to Luen Wan Road of approximately 3,200m2

Furthermore, on the podium level and adjacent to the Piazza, a publicly accessible

open space reaching 2,000m2 will further enhance the sense of ground level openness,

and limit the adverse impacts of the building bulk on pedestrians.

37. The proposed tower under Scheme C will intrude substantially above the

ridgeline. This Scheme seeks to explore the enhancement of visual permeability and

maximization of open space provision at ground level in one of the Hong Kong’s

most heavily populated and congested districts with a view to bringing an overall

benefits to the local community. In addition to the local benefits, this Scheme will

also generate a new visual marker to delineate the district’s east edge while creating

the opportunity for a new iconic skyline for Kowloon.

Major Development Parameters

38. Major development parameters for Schemes A, B and C are summarised in

Table 1 below:

Table 1 – Major Planning Parameters

Scheme A

Scheme B

Scheme C

Site Area 1.18 ha

PR 12

GFA (m2)

Commercial 125,000

GIC 5,000

PTI & Public Carpark 11,000

Total 141,000

Open Space (m2)*

7,000 (2,500 for Piazza)

8,800 (2,700 for Piazza)

9,700 (3,200 for Piazza)

Building Height (mPD)

(Roof-top)

three blocks in

the same height

of 145mPD

three blocks in the

respective heights

of 35mPD,

165mPD and

230mPD

three blocks in the

respective heights

of 30mPD,

40mPD and

350mPD

No. of Storeys all 30 5, 35 and 50 4, 6 and 75 *The proposed open space includes those in the Site and that on the southern part of the Platform Area.

WAY FORWARD

39. In addition to the Town Planning Board, it is scheduled to consult Yau Tsim

Mong District Council on 31.3.2016. Consultation will also be conducted with the

related stakeholders such as KCRC and MTRC as well as the residents and users in

the surroundings (for examples the schools and commercial buildings) in Q2 2016.

11

Taking into consideration the views from Members and the public, the proposed

development design schemes will be refined as appropriate with a view to

recommending a revised scheme for further technical assessments and to recommend

the implementation strategy to guide future rezoning and land disposal. The Study

findings will be reported back to the Board in due course.

ADVICE SOUGHT

40. Members are invited to offer views on the three proposed development

design schemes.

ATTACHMENTS

Plan 1 The Site

Plan 2 Aerial Photo

Plan 3 Site Photo

Plan 4 Zonings on the Mong Kok Outline Zoning Plan

Plan 5 The Site Conditions

Plan 6 The Site and Surrounding Areas

Plan 7 Existing and Planned Pedestrian Footbridge

Plan 8 Common Elements among All Schemes

Plan 9 Proposed Public Transport Interchange

Plan 10 Proposed Set-back for Road Widening

Plan 11 Proposed Pedestrian Connection

Plan 12 Proposed Development Design Schemes: Block Layout and 3-D

Images

Plan 13 Visual Impact on Ridgeline- Photomontage Viewed from the Strategic

Viewing Point at Pier 7 in Central

Plan 14 Visual Impact on Ridgeline- Photomontage Viewed from the Strategic

Viewing Point at Sun Yat Sen Memorial Park in Sheung Wan

Plan 15 Visual Impact on Pedestrian - Photomontage Viewed from the junction

of Sai Yee Street and Argyle Street

Plan 16 Visual Impact on Pedestrian - Photomontage Viewed from Existing

Argyle Street Footbridge

Plan 17 Visual Impact on Pedestrian - Photomontage Viewed from Mong Kok

East Station PTI

Plan 18 Visual Impact on Pedestrian - Photomontage Viewed from Fife Street

Planning Department

April 2016

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REFERENCE No.

METRES METRES0 80

SCALE 1 : 2 000

40 40

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PO

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NG

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RE

ET

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Grand Century Place

Plan 1

HA

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TR

EE

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School

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WA

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TR

EE

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Supplies

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Compound

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uen W

an S

treet S

itting-o

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TR

EE

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Food and Environmental

Hygiene Department Depot

CW

EW

EW

EW

Open-air

Car Park of the

Government

Offices

EW

EW

PLANNING

DEPARTMENT

Mong Kok

East Station

with railway

underneath

Diocesan Boys’ School (DBS)

Primary Division

Hong Kong & Kowloon

Chiu Chow Public

Association

Secondary School

M/HOLS/16/27

EXTRACT PLAN PREPARED ON 21.3.2016

BASED ON SURVEY SHEETS No.

11-NW-14D AND 19B

Existing

Public Toilet

Glen Haven

The Site

THE SITE

Grand Century Place

Public

Transport

Terminus

Mong Kok

Government

Offices

MONG KOK ROAD

SA

I YE

E S

TR

EE

T

FA

YU

EN

ST

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ET

TU

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CH

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NG

ST

RE

ET

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AC

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VE

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REFERENCE No.

METRES METRES0 80

SCALE 1 : 2 000

40 40Plan 2

FIFE STREET

Queen Elizabeth

School

BUTE STREET

FA

YU

EN

ST

RE

ET

SA

I YE

E S

TR

EE

T

Water

Supplies

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Compound

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an S

treet S

itting-o

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rea

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K P

O S

TR

EE

T

Food and

Environmental

Hygiene

Department Depot

Vacant

DBS Sports Ground

PLANNING

DEPARTMENT

Open-air

Car Park of the

Government

Offices

Mong Kok

East Station

with railway

underneath

AERIAL PHOTO

Hong Kong & Kowloon

Chiu Chow Public

Association

Secondary School


Primary Division

M/HOLS/16/27


BASED ON AERIAL PHOTO No. CS58525

TAKEN ON 14.4.2015 BY LANDS DEPARTMENT

LU

EN

WA

N S

TR

EE

T

Glen Haven

The Site

LUEN

WA

N STREET

SA

I YE

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TR

EE

T

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oad

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the Government Offices

Luen W

an Street Sitting-out Area

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Government

Offices

Grand Century Place

Temporary

Car Park



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Transport Terminus

Queen Elizabeth

School

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to Argyle Street

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ok R

oad F

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ridge S

yste

m

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ee S

treet)

Luen Wan Street Footbridge

Mong Kok

East Station

with railway

underneath

Hong Kong & Kowloon

Chiu Chow Public Association

Secondary SchoolDiocesan

Boys’ School

(DBS)

SITE PHOTOREFERENCE No.

M/HOLS/16/27

PLANNING DEPARTMENT

Plan 3EXTRACT PLAN PREPARED ON 21.3.2016

BASED ON SITE PHOTOS TAKEN ON 3.8.2015

The Site

90

C

REFERENCE No.

Plan 4

PLANNING

DEPARTMENT

METRES METRES0100 100 200 SCALE 1 : 5 000

S/K3/30

S/K7/24


BASED ON OUTLINE ZONING PLANS No.

S/K3/30 EXHIBITED ON 31.5.2013 AND

S/K7/24 APPROVED ON 8.9.2015M/HOLS/16/27

ZONINGS ON THE

MONG KOK OUTLINE ZONING PLAN

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6

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(28 mPD)

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(86 mPD)

(51 mPD)

(76 mPD)

(42 mPD)

(58 mPD) mPD

mPD

22 mPD

mPD

mPD

REFERENCE No.

METRES METRES0 80

SCALE 1 : 2 000

40 40

ARGYLE STREET

SA

I YE

E S

TR

EE

T

FA

YU

EN

ST

RE

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EN

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TR

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Plan 5

Queen Elizabeth

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BUTE STREET

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vate

d R

oad

SA

I YE

E S

TR

EE

T

VacantFIFE STREET

DBS Sports Ground

Open-air

Car Park of the

Government

Offices

PLANNING

DEPARTMENT

Potential OVTs

Platform Area with East Rail underneath

Mong Kok

Government

Offices

Building Gap above 23 mPDto facilitate air ventilationunder OZP

Existing OVTs

113

(71 mPD)

A

A B

Viewing Point of Site Photo

7.4Hong Kong & Kowloon

Chiu Chow Public

Association

Secondary School

Diocesan Boys’ School (DBS)Primary Division

(23 mPD)

(49 mPD)

Luen Wan Street

Sitting-out Area



11-NW-14D AND 19BM/HOLS/16/27

22 mPD

Water Supplies

Department Compound



SITE PHOTOS TAKEN ON 27.10.2014

AND 8.3.2016

B

The Site

Grand Century Place

(92 mPD)

Public

Transport

Terminus

Mong Kok

East Station

with railway

underneath

A

THE SITE CONDITIONS

S/K3/30

90

C

Plan 6

REFERENCE No.

PLANNING DEPARTMENT

METRES METRES0 300 400200100 100

SCALE 1 : 6 000

500

Street

MarketGoldfish

Street

Ladies

Market

Street

Performance

S/K7/24

Local Attractions

MTR Entrance / Exit

On-street Public Light Bus Terminus

GOLDFISH STREET

FLOWER MARKET

STREET MARKET

ON STREET PUBLIC LIGHT BUS TERMINUS

LADIES MARKET

2

3

1

7

4

5

1 Viewing Point of Site Photo

1

2

3 4

5

6

7

Flower Market and

Bird Garden

EXTRACT PLAN PREPARED ON 21.3.2016 BASED ON

OUTLINE ZONING PLAN No.S/K3/30 EXHIBITED ON 31.5.2013

AND No.S/K7/24 APPROVED ON 8.9.2015

SITE PHOTOS 1, 2, 5-7 TAKEN ON 3.11.2015 AND

SITE PHOTOS 3, 4 TAKEN ON 3.8.2015

SNEAKERS STREET

Sneakers

Street

Existing Pedestrian Footbridges

On-street Cross-boundaryCoach Terminus / Stopping Points

6

M/HOLS/16/27

The Site

THE SITE AND SURROUNDING AREAS

ARGYLE STREET

ON STREET CROSS BOUNDARY

COACH TERMINUS / STOPPING POINTS

Planned Pedestrian Footbridges(Alignment Indicative)

Ý‹

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169

184

181

190

182

179

167

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180 165

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116

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11.6

22.3

6.3

7.8

15.9

25.9

21.4

8.6

5.3

6.1

19.2

10.0

6.1

29.0

6.2

14.1

21.5

5.6

21.4

6.3

21.4

7.0

23.3

19.6

9.7

10.6

36.3

28.5

7.4

24.8

34.0

21.7

15.7

6.0

37.0

14.2

6.0

6.2

5.9

5.7

17.9

29.1

5.4

5.6

5.8

6.3

14.0

12.4

7.6

17.3

5.9

6.5

5.3

5.9

21.7

6.9

16.9

7.1

21.6

22.4

21.3

19.2

21.4

24.3

20.7

6.6

6.5

6.2

36.1

6.1

19.2

12.7

21.6

5.9

17.0

6.2

13.6

32.2

14.7

15.9

36.2

21.3

36.3

14.8

12.4

5.1

6.9

6.4

7.3

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REFERENCE No.

METRES METRES0 80

SCALE 1 : 2 000

40 40

YIM

PO

FO

NG

ST

RE

ET

ARGYLE STREET

SA

I YE

E S

TR

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YU

EN

ST

RE

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YU

EN

ST

RE

ET

TU

NG

CH

OI S

TR

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T

Mong Kok

Government

Offices

PE

AC

E A

VE

NU

E

Temporary

Car Park

MONG KOK ROAD

Public

Transport

Terminus

Grand Century Place

HA

K P

O S

TR

EE

T

Queen Elizabeth

School

LU

EN

WA

N S

TR

EE

T

Water

Supplies

Department

Compound

BUTE STREET

Ele

vate

d R

oad L

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an S

treet S

itting-o

ut A

rea

SA

I YE

E S

TR

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T

Vacant

FIFE STREET

DBS Sports Ground



CW

EW

EW

EW

Open-air

Car Park of the

Government

Offices

Ingress / Egress

for Grand Century Place

EW

EW

PLANNING

DEPARTMENT

At-grade Crossing

Mong Kok

East Station

with railway

underneath


Primary Division

Hong Kong & Kowloon

Chiu Chow Public

Association

Secondary School



11-NW-14D AND 19B

EXISTING AND PLANNED

PEDESTRIAN FOOTBRIDGE

Plan 7M/HOLS/16/27

The Site

Existing Pedestrian Footbridge

Planned Pedestrian Footbridge(Alignment Indicative)

SAI YEE STREET

REFERENCE No.

PLANNING

DEPARTMENT

M/HOLS/16/27

PTI (Cross-boundary Coach)

Carpark

G/IC & Retail Shops

G/IC & Retail Shops


CROSS SECTION

COMMON ELEMENTS

AMONG ALL SCHEMES

(Public Carpark & Ancillary Carpark

Basement

(4 Levels)

Podium

(3 Levels) <

<

including reprovisioning for MKGO)

PTI (PLB) + Street Shops

Tower

Plan 8

Piazza

Plan 9REFERENCE No.

PLANNING DEPARTMENT

M/HOLS/16/27

GROUND FLOOR FOR PUBLIC LIGHT BUS BASEMENT FOR CROSS-BOUNDARY COACH

BUTE STREET Existing PTI

Ele

vate

d R

oad

LU

EN

WA

N S

TR

EE

T

Public

Light Bus

ARGYLE STREET

SA

I YE

E S

TR

EE

T

FIFE STREET

MONG KOK ROAD

CCPAS School

MONG KOK ROAD

FIFE STREET

SA

I YE

E S

TR

EE

T

LU

EN

WA

N S

TR

EE

T

Ele

vate

d R

oad

ARGYLE STREET

Existing PTI

BUTE STREET

PROPOSED PUBLIC TRANSPORT INTERCHANGE

Cross-boundary

Coach


Ingress / Egress for Basement

Piazza Carpark and / or Shops

Trees for in-situ preservation

Grand Century Place

DBS Sports Ground


Primary Division

Mong Kok

Government

Offices

Mong Kok

East Station

Mong Kok

Government

Offices

Mong Kok

East Station

DBS Sports Ground


Primary Division

Grand Century Place

To G/FPTI

To ButeStreet

To ArgyleStreet

Platform Area

BusLayby

To a

nd F

rom

PT

I on P

latfo

rm A

rea

To UndergroundPTI andCar Park

YIM

PO

FO

NG

ST

REFERENCE No.

PLANNING

DEPARTMENT

M/HOLS/16/27

PROPOSED SET-BACK

FOR ROAD WIDENING


PROPOSED SET-BACK

ORIGINAL SITE BOUNDARY

PROPOSED SITE BOUNDARY

AFTER SET-BACK

REFERENCE No.

PLANNING

DEPARTMENT

M/HOLS/16/27

Potential OVTs

Existing OVTs

Legend


The Site

PROPOSED

PEDESTRIAN CONNECTION

REFERENCE No.

PLANNING DEPARTMENT

SCHEME BSCHEME A SCHEME C

AR

GY

LE S

TR

EE

T

AR

GY

LE S

TR

EE

T

AR

GY

LE S

TR

EE

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40

35023

(Podium)

(GIC)

13

(Podium)

30(Retail)

(Commercial)

with Shop Frontage

PTI on G/F

with Shop Frontage

PTI on G/F

School

CCPAS

School

CCPAS

MKGO

SAI YEE STREET

ARG

YLE S

TREET

School

CCPAS

EXTRACT PLAN PREPARED ON 23.3.2016 M/HOLS/16/27

with Shop Frontage

PTI on G/F

Grand Century Place Grand Century Place

Grand Century Place

Station

East

Station

East

School

Queen Elizabeth

School

Queen Elizabeth

SAI YEE STREET

School

Queen Elizabeth

SAI YEE STREET

30 Storeys

30 Storeys

30 Storeys

35 Storeys

50 Storeys

75 Storeys

5 Storeys

6 Storeys

4 Storeys

to Study SiteIndicative Linkage

145

23(Podium)

145 (Podium)

23

145

(6 mPD)

(Commercial)

(Commercial)

(Commercial)

Tree to be preserved in-situ

Pedestrian Connection


3523

(Podium)

13(Podium)

(GIC)

165

230

(6 mPD)

(Commercial)

(Commercial)






LegendLegendLegend

Plan 12

ARG

YLE S

TREET

ARG

YLE S

TREET

BLOCK LAYOUT AND 3-D IMAGES

PROPOSED DEVELOPMENT DESIGN SCHEMES

Piazza Piazza

Piazza

(6 mPD)

(Alignment Indicative)

Footbridge under study

Planned Argyle Street







M/HOLS/16/27

PLANNING

DEPARTMENT

REFERENCE No.


SCHEME A

SCHEME B

Victoria TowersLangham PlaceThe ArchThe Harbourside

International

Commerce

Centre


International

Commerce

Centre


International

Commerce

Centre

SCHEME C

Plan 13

VISUAL IMPACT ON RIDGELINE -

PHOTOMONTAGE VIEWED FROM

THE STRATEGIC VIEWING POINT

AT PIER 7 IN CENTRAL

M/HOLS/16/27

PLANNING

DEPARTMENT

REFERENCE No.


SCHEME B

SCHEME A

The

Harbourside

Langham Place

Park Avenue

International

Commerce

Centre

Victoria Towers

The

Harbourside

Langham Place

Park Avenue

International

Commerce

Centre

Victoria Towers

The

Harbourside

Langham Place

Park Avenue

International

Commerce

Centre

Victoria Towers

The Cullinan

The Cullinan

The Cullinan

SCHEME C

Plan 14

VISUAL IMPACT ON RIDGELINE -


THE STRATEGIC VIEWING POINT

AT SUN YAT SEN MEMORIAL PARK

IN SHEUNG WAN

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19.2

10.0

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21.5

5.6

21.4

6.3

21.4

7.0

23.3

9.7

10.6

7.4

34.0

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6.0

37.0

6.0

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5.9

5.7

17.3

5.9

6.5

5.3

6.9

21.6

22.4

21.3

19.2

21.4

24.3

20.7

6.6

6.5

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6.1

5.9

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14.7

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Mong Kok

Government Offices

SAI YEE STREET

EXISTING

Mong KokGovernment

Offices

SA

I YE

E S

TR

EE

T

ARGYLE STREET

View Point

SCHEME C

Mong Kok

Government Offices

SCHEME B

SCHEME A

M/HOLS/16/27

REFERENCE No.

PLANNING

DEPARTMENT

Plan 15

VISUAL IMPACT ON PEDESTRIAN -


JUNCTION OF SAI YEE STREET

AND ARGYLE STREET

Bus Terminus

P

s

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t

!

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103

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92-90

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97

112

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114

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104

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14.1

21.5

5.6

21.4

6.3

21.4

7.0

23.3

9.7

10.6

7.4

34.0

21.7

6.0

37.0

6.0

6.2

5.9

5.7

17.3

5.9

6.5

5.3

6.9

21.6

22.4

21.3

19.2

21.4

24.3

20.7

6.6

6.5

6.2

36.1

6.1

5.9

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14.7

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EXISTING

LUEN WAN STREET

ARGYLE STREET

SCHEME A

SCHEME B

SCHEME C

M/HOLS/16/27

REFERENCE No.

PLANNING

DEPARTMENT

Mong KokEast Station

Mong KokGovernment

Offices

SA

I YE

E S

TR

EE

T

LU

EN

WA

NS

TR

EE

T

ViewPoint

ARGYLE STREET

Plan 16



EXISTING ARGYLE STREET FOOTBRIDGE

Bus Terminus

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s

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t

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103

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91

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160-158

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112

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114

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104

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150

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11.6

22.3

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15.9

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5.3

6.1

19.2

10.0

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14.1

21.5

5.6

21.4

6.3

21.4

7.0

23.3

9.7

10.6

7.4

34.0

21.7

6.0

37.0

6.0

6.2

5.9

5.7

17.3

5.9

6.5

5.3

6.9

21.6

22.4

21.3

19.2

21.4

24.3

20.7

6.6

6.5

6.2

36.1

6.1

5.9

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14.7

21.3

14.8

12.4

6.9

Ú⁄h⁄

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SCHEME B

SCHEME A

SCHEME C

M/HOLS/16/27

REFERENCE No.

PLANNING

DEPARTMENT

ARGYLE STREET

SA

I YE

E S

TR

EE

T

PTI

View Point

Mong KokEast Station

Mong Kok

East Station Platform

EXISTING

Plan 17



MONG KOK EAST STATION PTI

Bus Terminus

P

s

!

t

!

136B

103

56-62

91

76

126-120

58

160-158

107-111

91-89

116

92-90

151

106

97

112

141

114

71

104

86-80

161A

150

46

40-46

93

150

149A

-147

87-81

135-129

135B

-135A

92

148-142

152

14A

-12

102-100B

128

90

19

28-30

83

143

115-111

97

121-117

148

16

102-96

86-84

110

108

80-84

88

94

107

50-56

145

48

159

17A

-17

72-78

73

109

104

95

154

78

99C

-99

105

153

89

136A

-132

52-54

156

88-96

39-41

80-86

111A

127-123

93-99

139-137

99-101

100

87

95

37-37A

143A

123-107

157

93

15

75-77

73A

91

18

102A

-C

48

140

113

138

64-70

33-35

118

105-101

123A 1

30B

-128A

50

80

161

72-62

163A

-163

155

CUL

EW

FP

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CW

CW

EW

CW

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CW

CW

EW

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11.6

22.3

6.3

7.8

15.9

25.9

21.4

5.3

6.1

19.2

10.0

6.2

14.1

21.5

5.6

21.4

6.3

21.4

7.0

23.3

9.7

10.6

7.4

34.0

21.7

6.0

37.0

6.0

6.2

5.9

5.7

17.3

5.9

6.5

5.3

6.9

21.6

22.4

21.3

19.2

21.4

24.3

20.7

6.6

6.5

6.2

36.1

6.1

5.9

6.2

32.2

14.7

21.3

14.8

12.4

6.9

Ú⁄h⁄

Bus Terminus

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c

c

c

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H

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HH

H

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HH

H

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H

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H

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H

H

H

H

H

H

H

H

HH

H

H

H

H H

H

H

H

H

H

HH

H

H

HH

H

H

H

H

H

H

H

H

H

H

H

H

H

L

L

L

L

L

L

H

L

H

L

L

L

L

L

L

H

L

L

L

H

L

L

L

L

L

L

H

L

L

H

L

L

L

L

L

L

L

L

H

H

H

H

L

L

L

L

L

L

L

L

L

L

L

L

H

L

L

H

L

L

H

L

L

L

H

L

L

L

L

L

L

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WT


REFERENCE No.

PLANNING

DEPARTMENT

Plan 18M/HOLS/16/27

SCHEME A

SCHEME B

SCHEME C

EXISTING

ViewPoint

FIFE STREET

ARGYLE STREET

SA

I YE

E S

TR

EE

T

MONG KOK RD

FIFE STREET

Food and

Environmental Hygiene

Department Depot



FIFE STREET

TPB Paper No › tpb › en › papers › TPB › 1108_tpb_10089.pdf · Planning and Design Study...

Documents

Transcript of TPB Paper No › tpb › en › papers › TPB › 1108_tpb_10089.pdf · Planning and Design Study...