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
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*** End of Report ***