Appendix I of Annex E AppendixAnnex E I

PLANNING BRIEF

PROJECT NAME: NWKR Site 1 (East) Date of Preparation: Jan 3, 2020 10:40:40 AM 1. Site Particulars Current Proposal Remarks 1.1 District Location Sham Shui Po 1.2 Site Location Bounded by , and Tung Chau Street. 1.3 Site Area 1.3.1 Gross Site Area (approx) 1.52 Subject to detailed survey (ha) of the site area. 1.3.2 Net Site Area (approx) (ha) 1.52 Subject to detailed survey of the site area. 1.4 Existing Land Use Construction Site for Public Housing Development 1.5 Existing Zoning "Residential (Group A)" ("R(A)") As shown on the approved OZP No. S/K5/37 (OZP). 1.6 Existing Land Status Government Land Held by the Housing Authority (HA) under the Short Term Tenancy No. KX3063. 2. Development Parameters Current Proposal Remarks 2.1 Proposed Housing Type Public Housing Flexibility should be allowed to change the housing type to cater for demand change between Public Rental Housing (PRH) / Green Form Subsidised Home Ownership Scheme (GSH) and Other Subsidised Sale Flats (SSFs) subject to pro- rata adjustments of provision of ancillary facilities in accordance with the Hong Kong Planning Standards and Guidelines (HKPSG). 2.2 Number of Blocks 3 (Domestic) No. of blocks and building 1 (Housing Department’s Office) block disposition subject to detailed design. The office block will be subject to further study and the HA’s approval. 2.3 Proposed No. of Flats 2,591 ±10% variation should be allowed for design flexibility subject to pro- rata adjustment of

1 2. Development Parameters Current Proposal Remarks ancillary facilities. Design population changes due to flat type adjustment. 2.4 Design Population (approx.) About 7,065 persons Based on actual flat mix. 2.5 Maximum Domestic Gross Floor Not exceeding 114,000 Based on the net site area Area (GFA) (sqm) of about 1.52 ha. and maximum plot ratio (PR) of 7.5 for domestic building and maximum PR of 9.0 for a building that is partly domestic and partly non-domestic as stipulated in the OZP. 2.6 Maximum Total GFA (sqm) Not exceeding 136,800 Based on the net site area of about 1.52 ha. and maximum plot ratio (PR) of 7.5 for domestic building and maximum PR of 9.0 for a building that is partly domestic and partly non-domestic as stipulated in the OZP. 2.7 Maximum Plot Ratio 7.5 for domestic and 9.0 for partly domestic and partly non-domestic 2.8 Maximum No. of Storeys or About 126 mPD The planning application Building Height in mPD (No. A/K5/789) for minor relaxation of building height restriction from 100mPD to 126mPD was approved by the Town Planning Board on 27 October 2017. Provision in Current 3. Planning Requirements HKPSG Standards accordance Remarks Proposal with HKPSG 3.1 Education Facilities 3.1.1 Kindergarten [no. of 500 half-day and 500 (78 half-day and 6 As agreed with the classrooms] full-day places for 78 full-day places) Education Bureau (EDB). every 1,000 children in 5 classrooms The use of premises is the age group of 3 to subject to change to cope under 6 with the prevailing demand as stipulated by the bureaux/departments concerned. 3.1.2 Primary School [no.] 1 whole-day classroom 13 classrooms - Demand to be met by per 25.5 persons aged existing and planned 6-11 provision in vicinity as agreed with EDB. 3.1.3 Secondary School [no.] 1 whole-day classroom 9 classrooms - To be provided on 2 Provision in Current 3. Planning Requirements HKPSG Standards accordance Remarks Proposal with HKPSG per 40 persons aged district/ territorial basis as 12-17 agreed with EDB. 3.2 Local Open Space [sqm] 1 sqm per person 7,065 Not less Subject to design than 7,065 population. 3.3 Recreation Facilities [no.] 3.3.1 Badminton Court 1 per 8,000 persons 0.9 1 no. 3.3.2 Basketball Court 1 per 10,000 persons 0.7 1 no. 3.3.3 Table Tennis Table 1 per 7,500 persons 0.9 1 no. 3.3.4 Children's Play Area [sqm] 400 sqm per 5,000 566 Not less Facility to be integrated persons than 566 with open space/play areas for all age groups and persons with disabilities to foster sense of community in public housing developments.

Subject to design population. 3.4 Greening 3.4.1 Green Coverage (% of Gross - Min. 20% of Gross Min. 20% The calculation of Site Area) Site Area, with of Gross greenery coverage should half of which Site Area, be referenced to Practice should be with half Note for Authorized at-grade of which Persons, Registered should be Structural Engineers and at-grade Registered Geotechnical Engineer APP-152.

A minimum of 3 trees per 100 sqm of the total green coverage should be provided. 3.5 Social Welfare / Community The use of premises is Facilities [no.] subject to change to cope with the prevailing demand as stipulated by the bureaux/departments concerned. 3.5.1 100-place Residential Care 21.3 subsidised beds - 1 All social welfare facilities Home for the Elderly per 1 000 elderly will be regarded as non- persons aged 65 or domestic use and above accountable for the calculation of non- domestic GFA.

New welfare facility with 1,354 sqm net operational 3 Provision in Current 3. Planning Requirements HKPSG Standards accordance Remarks Proposal with HKPSG floor area (NOFA) (about 2,279 sqm internal floor area (IFA)) to be incorporated in the development; capital costs to be arranged by the Social Welfare Department (SWD).

The proposed facility will be handed over to SWD and designated as Government Accommodation (GA) and to be assigned to the Financial Secretary Incorporated (FSI). 3.5.2 Neighbourhood Elderly One in a cluster of new - 1 no. New welfare facility with Centre and redeveloped 303 sqm NOFA (about 394 housing areas with a sqm IFA) to be population of 15 000 incorporated in the to 20 000 persons, development; capital including both public costs to be arranged by and private housing. SWD.

The proposed facility will be handed over to SWD and designated as GA and to be assigned to the FSI. 3.6 Retail and Commercial (R&C) To be determined by N.A. About Provision will be subject Facilities [sqm] HD 4,204 sqm to HD’s retail viability GFA study.

The GFA is subject to review and detailed design. 3.7 HD's Office [sqm] To be determined by - About HD’s office incorporating HD 9,454 sqm a data centre will be GFA subject to further study and HA’s approval.

The GFA is subject to review and detailed design. 3.8 Parking Requirements [no.] 3.8.1 Car Parking (Domestic) Within 500m radius of 52-77 77 Provision based on 1 per rail station: 31 flats, excluding 232 1 per 31-46 flats excl. Type A (1P/2P) flats. 1P/2P flats 4 Provision in Current 3. Planning Requirements HKPSG Standards accordance Remarks Proposal with HKPSG Provision of parking spaces for disabled persons in accordance with HKPSG. 3.8.2 Car Parking (R&C) 1 per 200-300 sqm 15-22 66 Provision based on 1 per retail GFA 200 sqm GFA. Current proposal of parking spaces on top of HKPSG requirement was advised by TD in view of the shortage of parking spaces nearby.

Provision of parking spaces for disabled persons in accordance with HKPSG. 3.8.3 Car Parking (HD's Office) 1 per 150-200 sqm 39-51 51 Provision based on 1 per GFA 150 sqm GFA, excluding about 1,852 sqm of HD’s data centre.

Provision of parking spaces for disabled persons in accordance with HKPSG. 3.8.4 Car Parking (Welfare) Subject to agreement - 1 parking Requested by SWD for the between HD and SWD space for a Residential Care Home for 16-seater the Elderly. or 24- seater van The welfare parking with tail- facility will be handed lift over to SWD and designated as GA and to be assigned to the FSI, capital cost to be arranged by SWD. 3.8.5 Motor-cycle Parking 1 per 110-250 flats 10-22 22 Provision based on HKPSG excl. 1P/2P flats upper limit: 1 per 110 flats, excluding 232 Type A (1P/2P) flats. 3.8.6 Light Goods Vehicle Parking 1 per 200-600 flats 4-12 8 Provision based on 1 per excl. 1P/2P flats 300 flats, excluding 232 Type A (1P/2P) flats. 3.8.7 Loading/Unloading 1 per residential block 3 3 (Domestic) 3.8.8 Loading/Unloading (R&C) 1 per 800-1,200 sqm 4-6 4 Provision based on 1 per GFA (1 1,200 sqm GFA as agreed

5 Provision in Current 3. Planning Requirements HKPSG Standards accordance Remarks Proposal with HKPSG loading/ with TD. unloading bay for shared use with welfare as requested by the SWD) 3.8.9 Loading/Unloading (HD's 1 per 2,000-3,000 sqm 3-4 4 Provision based on 1 per Office) GFA 2,500 sqm GFA, excluding about 1,852 sqm of data centre. One loading/unloading bay is for shared use with HD’s data centre as agreed with TD. 3.8.10 Loading/Unloading (HD's 1 per 3,400-3,800 sqm 1 - Shared use with a Data Centre) GFA loading/unloading bay for (Based on TD’s HD’s office use as agreed Departmental Circular with TD. No. 6/2012) 3.9 Public Transport Facilities (no.) 3.9.1 Footbridge - - 1 no. A footbridge would be provided to connect NWKR Site 1 (East) with Lai Tsui Court. 4. Technical Current Proposal Remarks Considerations/Constraints 4.1 Environmental 4.1.1 Noise An Environmental Assessment Study (EAS) to address the No insurmountable potential noise issues associated with the development problem is envisaged. such as noise from nearby roads and fixed noise sources has been submitted to EPD for agreement under separate cover. 4.1.2 Air An EAS to address the potential air quality issues No insurmountable associated with the development such as vehicular problem is envisaged. emission, industrial emission and odour impact from nearby odour source, if any, has been submitted to EPD for agreement under separate cover. 4.1.3 Land Contamination The Contamination Assessment Report and Remediation Action Plan have been submitted by CEDD and agreed by EPD. Ground decontamination works for remediation of contaminated soil have been carried out by CEDD. 4.2 Infrastructure 4.2.1 Drainage and Sewerage Proposed stormwater/foulwater discharge connection No insurmountable

6 4. Technical Current Proposal Remarks Considerations/Constraints has been submitted for comment/agreement by DSD problem in drainage and under separate cover. EPD and DSD had no comment on sewerage infrastructure the revised Sewerage Impact Assessment (SIA). provisions is envisaged. 4.2.2 Water Supply To be connected to existing infrastructure. No insurmountable problem in the supply of water is envisaged. 4.2.3 Electricity, Telephone, Gas To be connected to existing infrastructure. No insurmountable problem in the utility provision is envisaged. 4.2.4 Roads/Traffic Improvement A Traffic Impact Assessment (TIA) has been revised to No insurmountable incorporate TD’s comments and the latest development problem is envisaged. parameters and has been submitted to TD for agreement under separate cover. 4.2.5 Geotechnical Requirement The site falls within the MTR Corporation Limited No insurmountable (MTRCL)’s Schedule Area No.3 – Railway Protection Area. problem in the The development proposal for the Site, including any geotechnical aspect is design and construction work, shall comply with envisaged. Development Bureau Technical Circular (Work) No. 1/2019. 4.3 Urban Design, Visual and A Visual Impact Assessment (VIA) has been carried out to The tree survey, covering Landscape assess and address the visual impact of the proposed the proximity of site has development in s.16 planning application for minor been completed and tree relaxation of building height restriction. removal application has been approved by the The following urban design considerations should be Tree Preservation taken into account, where appropriate, in formulation of Committee of HD on the proposed scheme: 27.4.2018. (a) Adoption of a stepped building height profile. (b) Design integration with the footpaths of the three abutting streets, in particular along Tonkin Street in order to improve the northeast-southwest connectivity and the overall public realm environment and pedestrian environment. At grade amenity treatment (e.g. high quality streetscape with roadside trees and street furniture etc.) to improve pedestrian environment, to provide a friendly pedestrian setting and create a strong sense of place should be considered. (c) Air paths should be incorporated within the site (as per the Expert Evaluation on Air Ventilation Assessment 2010 for Cheung Sha Wan Outline Zoning Plan). (d) Podia Structure should be minimized to enhance visual and air permeability. Setback from the site boundary should also be considered. (e) Since at least half of the overall green coverage should be provided at-grade, boundary treatment with adequate planning provision along the corner of Lai Chi Kok Road and Tonkin Street should be considered. 4.4 Air Ventilation (Pedestrian Wind A Quantitative Air Ventilation Assessment (AVA) has Environment) been submitted under the s.16 application to ensure that

7 4. Technical Current Proposal Remarks Considerations/Constraints the proposed development will not induce adverse impact on the pedestrian wind environment.

To implement design improvement and ventilation mitigation measures as identified in the AVA wherever appropriate. 5. Development Programme Current Proposal Remarks 5.1 Foundation Commencement Date 2018/19 5.2 Building Completion Date 2023/24

6. Attachments

6.1 Location Plan (Plan 1) 6.2 Development Concept Plan (Plan 2)

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.

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 requirements of HKPSG should be complied with, 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/GFA calculation.

RETAIL AND COMMERCIAL FACILITIES: HD will determine the amount of retail floorspace required in the 9. development.

10. PEDESTRIAN WIND ENVIRONMENT: HPLB / ETWB Joint Technical Circular on Air Ventilation Assessments to be 8

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.

9 *** End of Report *** INK ~ 19)

· • - - """'· 邳.,ob~ , = 一 ·'-' ~ -~ - -··- ,-...... -~ METRES 120 0 120 240 360 METRES --- I O 霑盡盂「零茘霑 NWKR SITE 1 (EAST) - LOCATION PLAN DATE: PLAN 1 28.9.2018 BASE EXTRACTED FROM OZP No. S/KS/37 18_0888KLN SITE BOUNDARY 一·-< RESIDENTIAL BLOCK < HD's OFFICE BLOCK 二 A PROPOSED BUILDING HEIGHT (mPD) (ABOUT) .... VEHICULAR INGRESS/ EGRESS FOR GENERAL USE (Subject to change at design stage) METRES 50 0 50 100 150 METRES --- I NWKR SITE 1 (EAST) - O 霑盡益習當雲 DEVELOPMENT CONCEPT PLAN DATE: PLAN 2 25.3.2019

BASE EXTRACTED FROM SHT. Nos. 11-NW-SC, 8D, 13A & 13B \9_0257KLN