PLANNING BRIEF PROJECT NAME: Ngan Kwong Wan Road East Date of Preparation: AUG 20, 2013 1. Site Particulars Current Proposal 1.1 District Location Remarks Islands 1.2 Site Location Ngan Kwong Wan Road, Mui Wo 1.3 Site Area 1.3.1 Gross Site Area (approx) (ha) 0.26 Subject to detailed survey. 1.3.2 Net Site Area (approx) (ha) 0.26 Subject to detailed survey. 1.4 Existing Land Use Vacant 1.5 Existing Zoning R3 1.6 Existing Land Status Mui Wo Central Layout Plan No. L/I-MWC/IE Government Land - Held by DLO 2. Development Parameters Current Proposal Remarks 2.1 Proposed Housing Type HOS 2.2 No. of Flats Proposed 180 A +/- 10% variation is allowed for flexibility at the design stage. 2.3 Design Population (approx) 560 Based on average household size of 3.08. 3.6 As per agreement at the PlanD-HD Liaison Meeting on 21.1.2013. 2.4 Maximum Plot Ratio 2.4.1 Domestic and Nondomestic Plot Ratio 2.5 Maximum Gross Floor Area (GFA) 2.5.1 Domestic and Nondomestic GFA (sqm) 9,360 2.6 Maximum No. of Storeys or Building Height in mPD 3. Planning Requirements Subject to detailed survey. 49mPD (maximum) Provision in accordance with HKPSG HKPSG Standards Current Proposal 3.1 Open Space (sqm) 3.1.1 Local Open Space (sqm) 1 sqm person per 560 3.2 Recreation Facilities (no.) 1 not less than 560 sqm Remarks 3. Planning Requirements HKPSG Standards Provision in accordance with HKPSG Current Proposal 3.2.1 Badminton Court 1 per 8,000 persons 0.07 - 3.2.2 Basketball Court 1 per 10,000 persons 0.06 - 3.2.3 Table Tennis Table 1 per 7,500 persons 0.07 - 3.2.4 Children's Play Area (sqm) 400 sqm per 5,000 persons 45 not less than 45 sqm Remarks 3.3 Greening 3.3.1 Green coverage (% of Gross Site Area) No standard set - not less than 20% Target at least 50% to be provided atgrade. 3.4 Parking Facilities (no.) Based on the Departmental Circular No. 2/2012 on Interim Parking Standards for the New Home Ownership (HOS) Projects issued by the Transport Department on 14 February 2012. 3.4.1 Car Parking (Domestic) 1 private car parking space per 13 to 19 flats for New HOS outside 500m radius of rail station 9 to 14 12 Based on 1 space per 15 flats; including one car parking space for the disabled. 3.4.2 Car Parking (Visitor) 2 to 3 visitor parking spaces per residential block 2 to 3 2 Based on 2 spaces per residential block. 3.4.3 Motocycle Parking 1 space per 110 flats 2 2 3.4.4 Loading/Unloading 1 bay per 1 1 2 3. Planning Requirements (Domestic) 3.4.5 Bicycle Parking 4. Technical Considerations/Constraints HKPSG Standards Provision in accordance with HKPSG Current Proposal 24 24 Remarks residential block 1 per 7.5 flats for projects within 2km of existing or planned cycle tracks, subject to adjustment to take account of local circumstances, in particular safety consideration in the area Current Proposal Remarks 4.1 Environmental 4.1.1 Noise EAS is not required for the proposed HOS development as agreed with EPD. 4.1.2 Air EAS is not required for the proposed HOS development as agreed with EPD. 4.1.3 Pedestrian Wind Environment The results of preliminary studies indicated that the wind performance is relatively good under annual and winter wind conditions. 4.2 Infrastructure 4.2.1 Drainage and Sewerage No insurmountable problem is envisaged. 4.2.2 Water Supply No insurmountable problem is envisaged. 4.2.3 Electricity, Telephone, Gas No insurmountable problem is envisaged. 4.2.4 Quantitative Risk Assessment Quantitative Risk Assessment (QRA) is required to assess the development proposal against the risk of chlorine leakage in relation to the transport, storage and handling of chlorine at the Silver Mine Bay Water Treatment Works 3 HD has commissioned DSD to carry out SIA. Town Gas is not available. A LPG centralised gas compound will be built within the site. 4. Technical Considerations/Constraints Current Proposal Remarks (SMBWTW). EPD has reviewed the QRA report with no further comment. No insurmountable risk is envisaged. 4.2.5 Roads/Traffic Improvement No insurmountable problem is envisaged. HD has commissioned traffic consultant to conduct TIA for both HOS developments at Ngan Kwong Wan Road East and West. 4.2.6 Geotechnical Requirement Proposed 4 to 5m tall debris-resisting barrier will be constructed along the southern side of the site boundary. As agreed with GEO of CEDD. 4.3 Urban Design, Visual and Landscape Domestic block with stepped height profile. Quality landscaped areas will be provided with a greening ratio target of 30%, 20% minimum. At least 50% will be provided at-grade; to provide a minimum of 3 trees per 100 sqm to the total green coverage and slope greening where feasible. 5. Development Programme Current Proposal Remarks 5.1 Foundation Commencement Date 2014/2015 5.2 Building Completion Date 2017/2018 6. Attachments 6.1 6.2 Location Plan Development Concept Plan 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 regraded 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 4 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. Prepared by Planning Section, Housing Department 5 *** End of Report ***