PLANNING BRIEF
PROJECT NAME: Ngan Kwong Wan Road West
Date of Preparation:
NOV 29, 2013
1. Site Particulars
Current Proposal
1.1 District Location
Remarks
Islands
1.2 Site Location
Mui Wo Fringe
1.3 Site Area
1.3.1 Gross Site Area (approx)
(ha)
0.74
Subject to detailed
survey.
1.3.2 Net Site Area (approx) (ha)
0.74
Subject to detailed
survey.
1.4 Existing Land Use
Vacant
1.5 Existing Zoning
1.6 Existing Land Status
R(A)
The site has been
rezoned from "G/IC" to
"R(A)" on the draft Mui
Wo Fringe Outline
Zoning Plan No. S/IMWF/9 gazetted on
18.10.2013.
Government Land
2. Development Parameters
Current Proposal
2.1 Proposed Housing Type
HOS
2.2 No. of Flats Proposed
500
A +/- 10% variation is
allowed for flexibility at
the design stage.
1,540
Based on average
household size of 3.08.
3.6
In accordance with the
OZP.
26,460
Subject to detailed
survey of the site area.
55mPD (maximum)
Based on the design
requirements of the
development as stated
in Item 4.3 below.
2.3 Design Population (approx)
Remarks
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)
2.6 Maximum No. of Storeys or
Building Height in mPD
1
3. Planning Requirements
Provision in
accordance
with HKPSG
HKPSG
Standards
Current
Proposal
Remarks
3.1 Open Space (sqm)
3.1.1 Local Open Space (sqm)
1
sqm
person
per
1,540
not less than
1540 sqm
3.2 Recreation Facilities (no.)
3.2.1 Badminton Court
1 per
persons
8,000
0.19
0
3.2.2 Basketball Court
1 per 10,000
persons
0.15
0
3.2.3 Table Tennis Table
1 per
persons
7,500
0.2
0
3.2.4 Children's Play Area
(sqm)
400 sqm per
5,000 persons
123
not less than 125
sqm
No set standard
-
3.3 Greening
3.3.1 Green coverage (% of
Gross Site Area)
3.4 Parking Facilities (no.)
not less than 20% To promote
estate
greening, it is
targeted to
achieve a
greening
coverage of
30% (20%
minimum),
half of which
will be
provided atgrade and a
minimum of
3 trees per
100sqm to
the total
green
coverage.
Based on the
Departmental
Circular No.
2/2012 on
Interim
Parking
Standards for
the New
Home
Ownership
(HOS)
2
3. Planning Requirements
Provision in
accordance
with HKPSG
HKPSG
Standards
Current
Proposal
Remarks
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
26 to 38
33
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
4 to 6
4
Based on 2
spaces per
residential
block.
3.4.3 Motorcycle Parking
1 space
110 flats
per
5
5
3.4.4 Loading/Unloading
(domestic)
1
bay
residential
block
per
2
2
3.4.5 Bicycle Parking
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
67
67
4. Technical
Considerations/Constraints
Current Proposal
4.1 Environmental
4.1.1 Noise
EAS is not required for the proposed HOS
3
Remarks
4. Technical
Considerations/Constraints
Current Proposal
Remarks
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
Building separation is provided as far as
practicable for better air ventilation. No
insurmountable problem is envisaged.
Based on the microclimate study results,
the wind environmental
performance of the
proposed development
is acceptable.
4.2.1 Drainage and Sewerage
No insurmountable problem regarding
stormwater drainage is anticipated. Timely
implementation of the mitigation measures can
ensure the residue impacts would be acceptable
for discharging sewage into the public sewerage
system.
HD has commissioned
DSD, under Head 711
funding, to carry out
SIA for submission to
EPD for vetting and
endorsement.
4.2.2 Water Supply
No insurmountable problem is envisaged.
4.2.3 Electricity, Telephone, Gas
No insurmountable problem is envisaged.
Town Gas is not
available. A LPG
centralised gas
compound will be built
within the site.
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
(SMBWTW). EPD has reviewed the QRA report
with no further comment. No insurmountable
risk is envisaged.
The QRA Report was
submitted to EPD for
review on 24.7.2013.
EPD raised no objection
to the Report. It is now
under circulation by
CCPHI for endorsement.
4.2.5 Roads/Traffic Improvement
No insurmountable problem is envisaged.
The TIA report was
submitted to TD for
comment on 10.9.2013.
Results indicated that
the existing junctions
have no problem to
cope with the additional
traffic.
4.2.6 Geotechnical Requirement
No insurmountable problem is envisaged.
4.2 Infrastructure
4.3 Urban Design, Visual and
Landscape
Domestic block with stepped height profile and
set-back from the river front. Quality
landscaped areas will be provided with a
greening ratio target of 30% (20% minimum).
4
At least 50% will be
provided at-grade; to
provide a minimum of 3
trees per 100sqm to the
4. Technical
Considerations/Constraints
Current Proposal
Remarks
total green coverage
and a green buffer
around the site
boundary where
feasible.
The Sustainable
Building Design
Guidelines would be
taken into account by
HD at the detailed
design stage.
5. Development Programme
Current Proposal
5.1 Foundation Commencement Date
2014/2015
5.2 Building Completion Date
2017/2018
Remarks
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
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.
5
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
6
*** End of Report ***