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Proposed Rezoning of Murray Road Multi-Storey Carpark Building for Commercial Development

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Proposed Rezoning of Murray Road Multi-Storey Carpark Building for Commercial Development C&WDC Paper No. 73/2015 (for discussion on 9 July 2015) Central and Western District Council Proposed Rezoning of Murray Road Multi-storey Carpark Building for Commercial Development 1. Purpose 1.1 This paper aims to brief and consult Members on the proposed amendments to the Central District Outline Zoning Plan (OZP) No. S/H4/14 to rezone Murray Road Multi-storey Carpark Building (MRMCPB) (the Site) for commercial development and the associated traffic impact and arrangements. 2. Background 2.1 Central and Admiralty have a strong appeal to Grade A office users because of their central and prime location. In recent years, the rental of commercial buildings in Hong Kong has remained high. While this is an indication of thriving economic activities in Hong Kong, it drives up the cost of doing business, hence undermining Hong Kong’s competitiveness and making it less attractive to investors. The Government must seek to increase the supply of commercial sites to maintain Hong Kong’s competitiveness, reinforce its position as an international financial centre and promote the economic development of Hong Kong. 2.2 It is the Government’s policy to relocate government offices with no specific location requirements out of high-value areas, including core business districts. The 2014 Policy Address stated that the Government will increase land supply for commercial and business uses in the existing core business district in Central, and will convert suitable “Government, Institution or Community” (GIC) sites (including MRMCPB in Central) into commercial uses where practicable. 2.3 MRMCPB is located in the core business district near Murray Road and Queensway (Plan 1 and Plan 2) with a site area of about 2 780 m2. At present, erected on site is a 10-storey multi-purpose government - 2 - building with a multi-storey government office, a 5-storey public carpark and a public toilet. There are a number of commercial buildings in the vicinity of the Site, including the Bank of China Tower, Fairmont House, the Bank of America Tower, Hutchison House and AIA Central. Lambeth Walk Rest Garden and Chater Garden are located to the north and west of the Site respectively. 3. Proposed Zoning Amendments 3.1 The Planning Department proposes to rezone the Site from GIC site to “Commercial (3)” site with a maximum building height of 190 mPD1 (similar to the height of Lippo Centre nearby) and a maximum site coverage of 65%. These development restrictions are to preserve the landscape of the ridgeline and enhance the air ventilation of the Site. Pursuant to the existing Buildings Ordinance, the maximum plot ratio of the Site is 15. The Site has a capacity to provide a maximum gross floor area of 41 700 m2. 4. Traffic Matters Arrangements for Public Parking Spaces 4.1 At present, MRMCPB provides 388 and 55 public parking spaces for private car and motorcycle respectively. There are currently four carparks providing public parking spaces for private car, namely Star Ferry Carpark, City Hall Carpark, Cheung Kong Centre Carpark and Citibank Plaza Carpark (Plan 3) within 300 metres of MRMCPB (around 10 minutes walking distance). 4.2 According to the utilisation information of MRMCPB in April and May 2014 provided by the operator (Plan 4), the average utilisation of MRMCPB on weekdays between 1100 and 1700 hours is relatively high. Therefore, the highest 3-hour average within these six hours is adopted as the peak hour utilisation for assessment in this study. 4.3 According to the on-site investigation conducted by the traffic consultant (the Consultant) in May 2014 and the information in respect of April and May 2014 provided by the operators of the Government’s carparks, the highest 3-hour average peak hour utilisation of the five carparks within the study area is as follows: 1 Including rooftop structures. - 3 - Number of public Average Average Location parking spaces peak hour peak hour for private car utilisation utilisation rate MRMCPB 388 309 80% City Hall Carpark 175 87 50% Star Ferry Carpark 370 350 95% Cheung Kong Centre 1 300 952 73% Carpark Citibank Plaza Carpark Total 2 233 1 698 76% 4.4 When estimating the demand for public carpark upon completion of the redevelopment of MRMCPB, the Consultant reviewed the demand for public carpark within the study area, including the known redevelopment projects and new development projects in the vicinity at the study time (the redevelopment and new development projects will provide sufficient ancillary parking spaces to meet their own demand and hence reduce the demand for nearby public parking spaces). Having regard to the expected redevelopment and new development projects, and factors including changes in employment situation and traffic increase within the study area, the Consultant projected that the demand for public parking spaces during peak hours within the study area in 2024 (i.e. three years after the estimated completion of the MRMCPB redevelopment project)2, would increase by 12.4% to 1 9093 from 1 698 in 2014. 4.5 According to the study, the projected supply of public parking spaces for private car within the study area will decrease to 1 8074 in 2024. Therefore, a minimum of 102 public parking spaces for private car 2 Three years after completion of the proposed development was adopted as the design year in the traffic impact assessment. 3 From 2014 to 2016, it is estimated that the demand for parking spaces within the study area would increase by 2.7% every year. From 2016 to 2024, it is estimated that the demand for parking spaces within the study area would increase by 0.8% every year. 4 According to the Urban Design Study for the New Central Harbourfront completed in 2011, the Star Ferry Carpark will be decommissioned after 150 parking spaces for private car are reprovisioned at Site 3 of the New Central Harbourfront which would take place after redevelopment of MRMCPB as currently estimated. At the same time, the proposed re-development of a nearby commercial building would provide about 182 parking spaces for private car to meet its own demand for parking spaces which will in turn reduce the demand for public parking spaces in MRMCPB. These parking spaces are deemed to be a substitute of public parking spaces. - 4 - should be provided at the Site after redevelopment. At the same time, according to the requirement of the Hong Kong Planning Standards and Guidelines, about 150 parking spaces for private car and sufficient loading/unloading facilities5 should be provided based on the use and site area of the redevelopment. In other words, the Site is capable of providing a minimum of 250 parking spaces for private car after redevelopment. 4.6 By adopting the same methodology for analysis, the projected supply of and demand for public parking spaces for motorcycle within the study area in 2014 are 127 and 94 respectively. With the closure of MRMCPB and demolition of the Star Ferry Carpark, the supply of parking spaces for motorcycle in 2024 would decrease to 37. At the same time, it is estimated that the demand for parking spaces for motorcycle during peak hours would increase by 12.4% from 94 in 2014 to 106 in 2024. Therefore, a minimum of 69 public parking spaces for motorcycle should be provided at the Site after redevelopment. 4.7 During the redevelopment of MRMCPB, i.e. the period between the closure of MRMCPB and the commissioning of the reprovisioned parking spaces, it is estimated that there would be a slight shortfall of 64 and 34 parking spaces for private car and motorcycle respectively during peak hours within the study area. With existing site constraints and a lack of land, there is no suitable site for provision of temporary parking spaces in the vicinity. Motorists may use nearby carparks, such as Star Ferry Carpark, City Hall Carpark, Cheung Kong Centre Carpark, Citibank Plaza Carpark and Harcourt Garden Capark 6 . Meanwhile, the Transport Department will continue to look for suitable locations within the district to provide new on-street parking spaces for motorcycle. Traffic Impact 4.8 MRMCPB locates near Lambeth Walk and Murray Road and the vehicular access to the existing carpark building is at Lambeth Walk. After the proposed redevelopment, the vehicular access will remain unchanged. Traffic approaching and leaving the Site will mainly route through Chater Road, Murray Road, Lambeth Walk, Jackson Road, Queensway, Cotton Tree Drive and Tim Wa Avenue. According to 5 The actual number of parking spaces is subject to the developer’s design. 6 According to the investigation conducted by traffic consultant in May 2014, Harcourt Garden Carpark provides 600 parking spaces for private car with a peak hour utilisation of 445 (i.e. 74% utilisation rate). - 5 - the Transport Department’s traffic assessment, the proposed development (including public parking spaces) will generate 204 pcu/hour and 159 pcu/hour during AM and PM peak periods respectively (existing traffic generated are 125 pcu/hour and 152 pcu/hour during AM and PM peak periods). The proposed development will not have adverse impact on the nearby road junctions. The reserve capacity of nearby road junctions is summarized below: Reserve Capacity of Road Junction at Peak Hours 2024 Road Junction 2024 2014 (upon (status quo) redevelopment) AM PM AM PM AM PM Queensway/Cotton 39% 21% 54% 40% 52% 40% Tree Drive Murray Road/Lambeth 32% 22% 31% 15% 29% 16% Walk/Chater Road Chater Road/Jackson 39% 31% 40% 23% 38% 24% Road Arrangements for Pedestrian Walkway/Carriageway 4.9 The existing pedestrian walkways to the south (alongside Queensway) and to the west (alongside Murray Road) of MRMCPB are structurally integrated with the existing building and connected to the nearby footbridge system (Plan 5).
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