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Proposed Minor Relaxation of Building Height Restriction for Permitted Residential Use

992-998 King’s Road and 2-16 Road

Visual Impact Assessment

June 2021

Fairmile Consultant Limited 2 Table of Content

P.3 Introduction P.3 The Proposed Development P.3 Assessment Area P.4 Viewpoint 1 - Sir Cecil’s Ride Observation Deck P.6 Viewpoint 2 - King’s Road (West) P.8 Viewpoint 3 - Street Sitting-out area P.10 Viewpoint 4 - King’s Road (East) P.12 Viewpoint 5 - Quarry Bay Reservoir Garden P.14 Viewpoint 6 - Quarry Bay Tree Walk P.16 Viewpoint 7 - Kai Tak Cruise Terminal (Roof Deck) P.18 Viewpoint 8 - Quarry Bay Promenade (Near Hoi Yu Street Wilson Parking) P.20 Appendix I - Section and Roof Plans of OZP Compliance Scheme and Proposed Scheme P.24 Appendix II - Viewpoints for Visual Impact Assessment of 992-998 King’s Road and 2-16 Mount Parker Road 3

Introduction This report will focus on the visual impact of the proposed This report aims to assess the potential visual impacts of the development by comparing the OZP Compliance Scheme of proposed development at 992-998 King’s Road and 2-16 Mount 120mPD (“the OZP Scheme”) and the Proposed Scheme of Parker Road. This visual impact assessment appraised the proposed 156mPD. development on visual change to the public viewers and the surrounding environment through a series of photomontages at The section and roof plans of the two schemes are attached in designated viewpoints between the proposed development height of Appendix I for reference. 156mPD and the allowed height of 120mPD under the OZP zoned “Residential (Group A)”. This report is prepared for the Section 16 Planning Application for Minor Relaxation of Building Height Assessment Area Restriction for Permitted Residential Use. Taking into account the setting and scale of the proposed The Proposed Development development and its surrounding visual context, a total of 9 viewpoints, which are publicly accessible, were identiied within the The Site, with an area of about 4,642m² is located at the junction assessment area with direct sight-lines to the proposed development of Mount Parker Road and King’s Road. The Site was the former 5 (Please see Appendix II for location). storeys Civil Servant Co-operative Building Societies. Full Land Development Limited (“the applicant”) acquired the Site through Considering the proposed development is located within a dense and compulsive sale in year 2020. populated area alongside King’s Road, three viewpoints (VP 2-4) were designated at King’s Road and Quarry Bay Street to illustrate the The proposed development comprises of two residential towers visual impact from adjacent street view at close distances. The back with BH of 156mPD and 145 mPD for Towers 1 and 2 respectively. of the Site towards the west is the deep slope of which is The landscape garden at the podium provides recreation facilities covered by vegetation. Viewpoint 1 is set on the Sir Cecil’s Ride and functions as ventilation breezeway together with the Observation Deck to illustrate the proposed building height in designated building gap between the towers. Extensive greening relation to the popular hiking destination. Viewpoint 5, the Quarry will be applied to the existing slope and the pedestrian pathway Bay Reservoir and Viewpoint 6, Quarry Bay Tree Walk, show the view alongside the proposed development to improve visual impact and from the valley area of the development towards the Site and improve the air quality. from the popular public open space and hiking trail. To illustrate the visual impact over the ridge line of Island, the designated viewpoints of Kai Tak Cruise Terminal (Roof Deck) (VP 7) and Quarry Bay Promenade (VP 8) have been prepared in accordance to the Hong Kong Planning Standards and Guidelines (HKPSG) – Ch. 11 Urban Design and Guidelines. 4

Viewpoint 1 – Sir Cecil’s Ride Observation Deck

Visual Composition - The Sir Cecil’s Ride Observation Deck is located at a distance of approximately 430m to the west of the Site representing mid-range and elevated view of the hikers at Braemar Hill. This viewpoint provides a clear view over the mixed high-rise residential and commercial developments in Quarry Bay, Tai Koo and Kornhill Areas. Victoria Harbor and Channels sets as the backdrop.

The visual sensitivity to the public is Minimal.

Visual Assessment - The proposed development does not affect the existing view of the skyline, the harbour and other natural Viewpoint Map 1. - Sir Cecil’s Ride Observation Deck elements.

The proposed development will integrate with the existing surrounding. It will partially block the existing buildings behind the Site. However, there is no real intrusion to the existing visual composition.

The dense and populated high-rise layout is already ingrained with the hikers at this popular destination. The proposed development has no additional intrusion to the existing urban settlement and the hikers are unlikely to notice any difference given that part of the landscape is already densely occupied by high-rise. The Harbour and ridge line are unaffected by the relaxation.

Based on the above, there will be Very Minimal Visual Impact to public views brought on by the proposed development at the Sir Cecil’s Ride Observation Deck. 5 Les Saisons (160mPD) Les Saisons (160mPD)

One Island East (301mPD) (301mPD) Grand Proposed Development Grand Proposed Development Promenade (120mPD) Promenade (219mPD) (219mPD) Tower Tower Tower Tower Tower 2 1 3 2 1 (146.4mPD) (156mPD)

The Orchards The Orchards (175.65mPD) (175.65mPD)

OZP Compliance Scheme (120mPD) Proposed Scheme (Max. 156mPD)

Photomontage of the Proposed Development - Viewpoint 1 : Viewed from Sir Cecil’s Ride Observation Deck 6

Viewpoint 2 – King’s Road (West)

Visual Composition – This viewpoint is located at a distance of approximately 75m to the north of the Site representing short-range and street-level view of pedestrians from the West along King’s Road. The general view is composed of an existing residential development (Oceanic Mansion), the upper section of Quarry Bay Municipal Services Building, the Site as well as both Eastbound and Westbound road trafic and pedestrian low.

The visual sensitivity to the public is Moderate.

Visual Assessment - When viewed under both the OZP Scheme and the Proposed Scheme, the proposed development extends into part of the skyline towards Mount Parker and the bottom green slope of Braemar Hill. There is minimal difference between what is allowed under the OZP and what is proposed.

The Proposed Scheme appears slimmer than the OZP Scheme. Viewpoint Map 2. - Given there to be a minimal difference between a 120mPD and a King’s Road (West) 156mPD development, the Visual Impact due to the height relaxation is Minimal.

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Quarry Bay Quarry Bay Municipal Service Building Municipal Service Building

Proposed Development Proposed Development (120mPD) Tower Oceanic Oceanic 2 1 Tower Mansion Mansion (146.4mPD) (156mPD) 3 2 1 Clubhouse

Clubhouse

OZP Compliance Scheme (120mPD) Proposed Scheme (Max. 156mPD)

Photomontage of the Proposed Development - Viewpoint 2 : Viewed from King’s Road (West) 8

Viewpoint 3 – Junction of Mount Parker Road and Under the OZP Scheme, the 3-towers design is compressed in layout Quarry Bay Street due to the constraint of the MTR non-building area along King’s Road. The gap between Tower 1 and 2 is only about 1m and the Visual Composition – This viewpoint is located next to the Site at loor to loor height of the podium garden is relatively low. The view approximate 10m away. This viewpoint represents close range view of the skyline and air ventilation will be limited. from the sitting-out area along Mount Parker Road. The general view is composed of a bottom-up view of the proposed Under the Proposed Scheme, the 2-tower design allows the GFA to be development with both Tower 1 (left) and Tower 2 (right) on top of shifted vertically. Therefore a 10m building gap between Tower 1 the podium. Part of the bottom of the footbridge is also visible. and 2 as well as a 10m loor to loor podium garden can be created to open breezeways both vertical and horizontal air ventilation, The visual sensitivity to the public is Moderate. sunlight penetration and opening the sky view.

Visual Assessment - From this viewpoint, the proposed Increasing the BH from 120mPD to 156mPD allows for slimming development will inevitably block a portion of the skyline due to and reducing the number of towers, signiicant visual the close proximity of the Site. improvements to the public, enhanced sightline, improved air ventilation and light penetration. This results in signiicant public gains to the local area. Hence, the Proposed Scheme will Improve the Visual Impact as compared to the OZP Compliance Scheme.

Viewpoint Map 3. - Quarry Bat Street Sitting-out area 9

Proposed Proposed Development Development (120mPD) (146.4mPD)

Tower 2 Tower 2

Proposed Proposed Development Development (120mPD) (156mPD)

Tower 1 Tower 1

Clubhouse

Residential Lobby Residential Lobby

OZP Compliance Scheme (120mPD) Proposed Scheme (Max. 156mPD)

Photomontage of the Proposed Development - Viewpoint 3 : Viewed from Quarry Bay Street Sitting-out area 10 Viewpoint 4 – King’s Road (East)

Visual Composition – This viewpoint is located at a distance of approximately 72m to the northeast of the Site representing short-range and street-level views from pedestrians from the East along King’s Road. The general view is composed of existing residential high-rise developments including Oceanic Mansion, the upper section of Quarry Bay Municipal Services Building, the footbridge connecting King’s Road and Mount Parker Road, as well as both Eastbound and Westbound road trafic.

The visual sensitivity at this viewpoint is Moderate.

Visual Assessment - The proposed development will inevitably obstruct some sky view and hillside under both 120mPD and 156mPD Schemes. However, the visual treatments illustrate that under 156mPD, the Proposed Scheme appears narrower than the OZP Scheme. The Viewpoint Map 4. - development also compliments other neighbouring high rise. King’s Road (East)

The Proposed Scheme has Improved Visual Impact as compared to the OZP 120mPD Scheme because of less intrusive design along King’s Road, more green view of Braemar Hill and slimming of the towers. 11

Proposed Proposed Oceanic Development Oceanic Development Mansion (120mPD) Mansion (146.4mPD)

Tower 3 Tower 2

OZP Compliance Scheme (120mPD) Proposed Scheme (Max. 156mPD)

Photomontage of the Proposed Development - Viewpoint 4 : Viewed from King’s Road (East) 12

Viewpoint 5 – Quarry Bay Reservoir Garden

Visual Composition – This viewpoint is located at a distance of approximately 430m to the southeast of the Site representing mid-range and local view from the public open space in the Kornhill area. The general view composes of trees, vegetation, public installations (such as benches, rain shelter, etc), large openings to the skyline and the existing residential developments of Mount Parker Lodge (Block A).

The visual sensitivity at this viewpoint is Very Low.

Visual Assessment - The proposed development dose not affect the existing view.

The proposed development is virtually invisible as the exiting trees shields the proposed development. Hence, there is no intrusion to the existing visual composition. The open sky view is unaltered.

Based on the above, there will be Negligible Visual Impact brought on by the proposed development at the Quarry Bay Reservoir Garden.

Viewpoint Map 5. - Quarry Bay Reservoir Garden 13

Mount Parker Mount Parker Lodge Lodge (135mPD) (135mPD)

PROPOSED TOWER BLOCKS @ 156MPD

OZP Compliance Scheme (120mPD) Proposed Scheme (Max. 156mPD)

Photomontage of the Proposed Development - Viewpoint 5 : Viewed from Quarry Bay Reservoir Garden 14

Viewpoint 6 – Quarry Bay Tree Walk

Visual Composition – This viewpoint is located at a distance of approximately 700m to the southeast of the Site representing a long-range and elevated-level view from the hiking trails.

This viewpoint mainly composes of trees and green slope at to the west of the Site. It also incorporates the residential developments in Kornhill area (the nearest development is Mount Parker Lodge), Quarry Bay Reservoir Gardens as well as the skyline.

Since this is a popular hiking destination, the visual sensitivity at this viewpoint is Medium.

Visual Assessment - This viewpoint under both the OZP Scheme and the Proposed Scheme will be visible amongst the exiting developments. Due to the long distance of the Site from this viewpoint, the proposed development will only result in minor visual impact at the gap between the green slope of Siu Ma Shan and Mount Parker Lodge. The proposed development will not pose signiicant obstruction to the natural ridge lines and skyline.

Based on the above, there will be No Signiicant Visual Impact brought by the proposed development at the Quarry Bay Tree Walk. Viewpoint Map 6. - Quarry Bat Tree Walk 15

Green slope Proposed Green slope Proposed area of Development area of Development Siu Ma Shan (120mPD) Siu Ma Shan (156mPD)

Tower 1 Tower 1

Mount Parker Mount Parker Lodge Lodge (135mPD) (135mPD)

Block A Block A

OZP Compliance Scheme (120mPD) Proposed Scheme (Max. 156mPD)

Photomontage of the Proposed Development - Viewpoint 6 : Viewed from Quarry Bay Tree Walk 16

Viewpoint 7 – Kai Tak Cruise Terminal (Roof Deck)

Visual Composition – This viewpoint is located at a distance of approximately 2.3 km to the north of the Site representing long-range and district-level view from the public open space of the Kai Tak Cruise Terminal (Roof Deck).

It is composed of Victoria Harbor, developments on the North Shore of and the ridge lines and peaks of Mount Parker and Braemar Hill.

This is one of the designated viewpoint for accessing visual impact of developments on the North Shore of Hong Kong Island under the Hong Kong Planning Standard and Guidelines (“HKPSG”) Chapter 11. Urban Design Guidelines. The visual sensitivity at this viewpoint is High.

Visual Assessment - Under both the OZP Scheme and the Proposed Scheme, the proposed development will integrate with the existing high-rise in its surrounding. The proposed development will be barely visible amongst the exiting developments. The proposed development will not pose any obstruction to the natural ridge lines, Harbour and skyline.

Based on the assessment, there will be Negligible Visual Impact to the public brought on by the proposed development at the Kai Tak Cruise Terminal (Roof Deck). Viewpoint Map 7. - Kai Tak

Cruise Terminal (Roof Deck) 17

One Island East One Island East (301mPD) (301mPD)

PCCW Tower and PCCW Tower and Dorset House (170mPD) Dorset House (170mPD)

Proposed Proposed Development Development (120mPD) (156mPD)

Devon Devon House House (130mPD) (130mPD)

Mount Mount Braemar Braemar Parker Parker Hill Hill

OZP Compliance Scheme (120mPD) Proposed Scheme (Max. 156mPD)

Photomontage of the Proposed Development - Viewpoint 7 : Viewed from Kai Tak Cruise Terminal (Roof Deck) 18

Viewpoint 8 – Quarry Bay Promenade (Near Hoi Yu Street Wilson Parking)

Visual Composition – This viewpoint is located at a distance of approximately 700m to the northeast of the Site representing long-range level view from Quarry Bay Promenade public open space.

This viewpoint is composed of high-rise developments.

This is one of the designated viewpoint for accessing visual impact of development on the North Shore of Hong Kong Island under the HKPSG Chapter 11. Urban Design Guidelines. The visual sensitivity at this viewpoint is High.

Visual Assessment - The proposed development cannot be see from this viewpoint. The Visual Impact is Nil. 19

Proposed Proposed One Development One Development Taikoo (120mPD) Taikoo (156mPD) Place Place

OZP Compliance Scheme (120mPD) Proposed Scheme (Max. 156mPD)

Photomontage of Proposed Development - Viewpoint 8 : Viewed from Quarry Bay Promenade (Near Hoi Yu Street Wilson Parking 20

Appendix I - Section and Roof Plans of OZP Compliance Scheme and Proposed Scheme

Roof Plan of OZP Compliance Scheme (120mPD) 21

Roof Plan of Proposed Scheme (156mPD) 22

Section Plan of OZP Compliance Scheme (120mPD) 23

Section Plan of Proposed Scheme (156mPD) 24

Appendix II - Viewpoints for Visual Impact Assessment of 992-998 King’s Road and

2-16 Mount Parker Road

V

V V The Site

V

1. Sir Cecil’s Ride 2. King’s Road 3. Quarry Bay Street 4. King’s Road (East) Observation Deck Sitting-out area 25

The Site

V

5. Quarry Bay Reservoir Garden 26

The Site

V

6. Quarry Bay Tree Walk

27 V 7. Kai Tak Cruise Terminal (Roof Deck)

8. Quarry Bay Promenade (Near Hoi Yu

Street Wilson Parking) V

The Site