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Paper No. 17/2008 for Information on 28 July 2008 Harbour-Front

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Paper No. 17/2008 for Information on 28 July 2008 Harbour-Front Paper No. 17/2008 For information On 28 July 2008 Harbour-front Enhancement Committee Sub-committee on Harbour Plan Review Amendments to the Draft Quarry Bay Outline Zoning Plan No. S/H21/24 Introduction 1. This paper is to brief Members on the amendments to the draft Quarry Bay Outline Zoning Plan No. S/H21/24, in particular the imposition of building height restrictions, especially that at the waterfront area. Background 2. The draft Quarry Bay Outline Zoning Plan (OZP) No. S/H21/25, incorporating building height restrictions for various development zones and other amendments (Annex A), was exhibited under section 7 of the Town Planning Ordinance on 25 July 2008 for a period of three weeks until 15 August 2008. Any person may make written statement in respect of the amendments to the OZP to the Secretary of the Town Planning Board (TPB) within the exhibition period. Incorporation of Building Height Restrictions 3. In the absence of building height restrictions, excessively tall buildings may proliferate at random locations and the scale may be out-of-context with the surrounding area, especially in areas subject to great development/ redevelopment pressure and areas around Victoria Harbour (the Harbour). Since a large stretch of the Quarry Bay Area (the Area) is fronting the Harbour, priority has been given to review the building height of the developments in the Area to prevent out-of-context developments while respecting the existing building height profile of the area. The review also aims to provide better planning control to regulate the development profile of the built-environment and to meet public aspirations for greater certainty and transparency in the statutory planning system, with a view to propose building height restrictions for all development zones in the OZP. 4. Under the current Quarry Bay OZP, there are already building height restrictions for sites falling within the sub-areas 1 and 2 of the “Commercial” - 2 - (“C”) zone, and sub-areas 1 and 2 of the “Other Specified Uses (OU) (Cultural and/or Commercial, Leisure and Tourism Related Uses)” zone. The height restrictions of 100mPD and 130mPD respectively for the “C (1)” and “C (2)” zones at Hoi Chak Street are intended to preserve the existing coherent stepped building height profile and the view to the ridgelines which provide a backdrop to the Area. The building height restrictions of 35mPD and 25mPD respectively imposed on the “OU(1)” and “OU(2)” zones at Hoi Yu Street along the waterfront was to preserve public view to and from the Harbour. The current review focuses on the imposition of building height restrictions on development zones without such control. Overall Building Height Concept (Plan 1) 5. The building height restrictions are imposed to preserve the views to the ridgelines from public vantage point at middle of the ex-Kai Tak airport runway and to adopt and reinforce the stepped building height profile of the Area with lower developments along the waterfront, gradually increasing to the inland, foothill and the uphill areas. The review of the building height restrictions has taken account of the area context, existing topography, air ventilation/wind circulation, local character, existing height profile, planning intention, redevelopment potential, development right and urban design principles. An air ventilation assessment (AVA) by expert evaluation of the Area was also undertaken to assess the likely impacts of the building height restrictions of development sites on the pedestrian wind environment. 6. The Area includes a few large residential developments (e.g. Taikoo Shing, Kornhill and Nam Fung Sun Chuen) which have been comprehensively developed according to respective master development plan under leases. The existing stepped building height profile should be respected and is worth retaining. The proposed building height restrictions aim at reinforcing the existing stepped height profile allowing a reasonable floor-to-floor height to meet modern day standard. The general height bands are set at 15m interval for a major part of the Area. 7. Located at the waterfront and surrounded by low-rise GIC facilities with the Quarry Bay Park to its west and southwest, the Lei King Wan development is comparatively lower in intensity in terms of block layout (53-60mPD & 20-21 storeys) and is more spacious enjoying an open park view and a panoramic harbour view. The existing character should be maintained as an open area providing a visual relief to the area and a relatively low height profile of the area should be retained. Located along the waterfront to the southeast corner of the Area is the high-rise residential development Grand Promenade of 214-219mPD, which is out-of-context and incompatible with the surrounding environment. Taking into consideration its prominent location on the waterfront, it is proposed that the claim of existing building height will not be allowed and to restrict the height of the building at 160mPD upon - 3 - redevelopment in the long run to avoid out-of-context and incompatible development with the surrounding development and the waterfront setting. 8. Developments in Taikoo Place are governed by an approved master layout plan and most of the buildings have been developed to high-rise commercial/office buildings (ranges from 159mPD to 175mPD) and the excessively tall building at One Island East (301mPD). A higher height band is set for Taikoo Place to recognize its role as a secondary commercial/office node but at the same time giving due regard to the need to preserve public view to the ridgeline from the vantage point at the middle of the ex-Kai Tak airport runway. Existing developments intruding into the 20% building-free zone of the ridgeline (Cambridge House of 159mPD) or breaching the ridgeline (One Island East of 301mPD) will be restricted to the stipulated height restrictions of 140mPD and 220mPD respectively upon redevelopment, and the claim of existing building heights will not be allowed. 9. For the other commercial sites around Taikoo Place, the proposed building height restrictions of 130mPD has taken into consideration the height restrictions for commercial sites in the North Point area. However, the building height restrictions for the commercial centres of Kornhill at Kornhill Road will be kept to their existing heights to maintain an open vista and visual relief for surrounding residential developments. Similarly, the height of the existing shopping mall of Cityplaza will be maintained to provide openness in the Taikoo Shing residential area. 10. Taking into account of the considerations mentioned above, sixteen building height bands range from 45mPD to 220mPD for “C”, “Comprehensive Development Area” (“CDA”), “Residential (Group A)” (“R(A)”), “Residential (Group B)” (“R(B)”) and “OU (Residential cum Public Transport Terminus, Commercial and Community Facilities)” zones within the Area are proposed. In general, proposed building height restrictions along waterfront and adjacent to the Quarry Bay Park is relatively lower ranging from 80mPD to 105mPD to be compatible with the waterfront setting and maintain an open view to the Park and the Harbour, and increase towards inland with an average of 15mPD gradation i.e. from 90mPD, 105mPD, 120mPD rising to 165mPD at the upper foothill at south of the Area. 11. The various building height bands are as follows: Major Residential Developments and scattered Commercial Sites in the Area (a) A maximum Building Height of 80mPD for the three “R(A)” sites located at Lei King Wan waterfront area. The proposed building height band has taken the prominent waterfront location into consideration to prevent massive wall effect and maintain an - 4 - open view to the Quarry Bay Park and the Harbour. A maximum Building Height of 100mPD for area zoned “R(A)” in the inner part of the Lei King Wan area to follow the stepped height profile. (b) A maximum Building Height of 90mPD for “R(A)” and “C” sites to the immediate south of the Quarry Bay Park to retain the open view to and from the Quarry Bay Park. (c) A maximum Building Height of 105mPD for “R(A)” sites in between Taikoo Wan Road and Taikoo Shing Road following a stepped height profile. It also applied for the “R(A)” sites to the east of King’s Road and in close proximity to the Quarry Bay Park. (d) A maximum Building Height of 120mPD for areas covering the “R(A)” sites mainly along both sides of the King’s Road. The “R(B)” sites south of King’s Road and Kornhill Road, including the Floridian and No. 1-10 Sai Wan Terrace are also subject to this height restriction which follows a stepped height profile. (e) A maximum Building Height of 135mPD for the “R(A)” site covering the Kornvill and “R(B)” sites on the south-western part of the Area including Mount Parker Lodge, Nam Fung Sun Chuen and Block H of the Kornhill(Upper) development. The “R(B)” site are located on a higher platform at the foothill area and the building height band follows a stepped height profile. (f) A maximum Building Height of 150mPD and 165mPD for residential blocks of the Kornhill (Upper) development located within the “R(B)” zone. The two height bands follow the stepped height profile along the rising topography to the uphill area. (g) A maximum Building Height of 160mPD for a waterfront site occupied by “OU(Residential cum Public Transport Terminus, Commercial and community Facilities)” zone covering the Grand promenade development. Taking into consideration its prominent location on the waterfront and to avoid out-of-context development within the waterfront setting, it is proposed that the claim of existing building height should not be allowed and to restrict the height of the building at 160mPD upon redevelopment. This height band has taken the development intensity into consideration.
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