WTSDC Paper No. 47/2016 (5.7.2016)

Draft Planning Brief for the “Comprehensive Development Area (1)” Zone in Kai Tak Development

Purpose

The purpose of this paper is to invite views from Members of the Wong Tai Sin District Council (WTSDC) on the draft Planning Brief (PB) for the “Comprehensive Development Area(1)” (“CDA(1)”) zone in Kai Tak Development (KTD) (Appendix I).

Background

2. On 10 June 2016, the Metro Planning Committee (MPC) of the Town Planning Board (the Board) agreed that the draft PB was suitable for consultation with the City and Wong Tai Sin District Councils.

The Site and Its Surrounding Areas

3. The Site, with an area of about 1.77ha, is located in the North Apron area of KTD and zoned “CDA(1)” under the approved Kai Tak Outline Zoning Plan (OZP) No. S/K22/4 (Plan 1 of Appendix I). The Site falls within the central part of the Kai Tak City Centre and commands a convenient location with the Kai Tak Station of the Shatin to Central Link (SCL) located to its south-east. The Site is bounded by Concorde Road (Road D1) and Road L11 to the immediate north and east respectively (Plans 3 & 4 of Appendix I).

4. The surrounding areas comprise a mixture of land uses. A belt of “Government, Institution or Community” (“G/IC”) sites is situated to the north of the Site. A site zoned “Other Specified Uses” annotated “Mixed Use(2)” (“OU(Mixed Use)(2)”) is situated to the east. To the west of the Site is the Kai Tak River and the “CDA(2)” site for commercial development. Situated to the north-west is a proposed curvilinear landscaped elevated walkway which links San Po Kong, the 1/F landscaped deck of the Trade and Industry (TI) Tower and the “CDA(2)” site (Plans 3 & 4). The large open space to the south-east of the Site is the proposed Station Square (Plans 1 to 3).

5(5)_DC[P30](47-2016)-e 1 Planning Intention and Development Restrictions

5. The “CDA(1)” zone is intended for a comprehensive office/hotel/retail development, with lower structures of a cascading building height (BH) profile descending towards to the Kai Tak River/the curvilinear walkway. The zoning is to facilitate appropriate planning control over the development mix, scale, design and layout of the development, taking into account various environmental, traffic, infrastructure and other constraints.

6. According to the Notes of the “CDA” zone, developments within the “CDA(1)” zone is subject to a maximum a maximum plot ratio (PR) of 10, with maximum building height (BH) of 200 metres above Principal Datum (mPD) and 40mPD for the eastern and western sub-zones respectively. The eastern subzone is intended for the development of a landmark commercial development while the western sub-zone is intended for lower structures with a cascading BH profile descending towards to the Kai Tak River or the curvilinear walkway (Plan 3). While the proposed landmark development will supplement with the curvilinear walkway and the Kai Tak River to signify the prominent gateway image in the locality, the low cascading developments at both the Site and the adjoining “CDA(2)” site to the west would engender a sense of symmetry along the Kai Tak River vista framing a principle point of access to KTD (Plan 3).

Draft Planning Brief

7. Pursuant to section 4A(2) of the Town Planning Ordinance (the Ordinance) and according to the Notes of the OZP, an applicant applying for permission to develop on land designated “CDA” shall prepare a Master Layout Plan (MLP) for the approval of the Board.

8. The applicant should prepare the MLP in accordance with the planning intention for the “CDA(1)” zone, the development restrictions stipulated under the OZP, the urban design concept and development requirements. The general planning principles and development requirements of the “CDA(1)” zone that have been incorporated within the draft PB. The major development requirements are summarized below:

5(5)_DC[P30](47-2016)-e 2 Development Requirements

9. The maximum gross floor area (GFA) of the development is 177,000m2, subject to a maximum plot ratio (PR) of 10. To achieve an appropriate land use mix, a maximum GFA of 15,000m2 for the development of a hotel is stipulated and the remaining commercial GFA shall be for office/retail uses. A Public Transport Terminus (PTT) with a GFA of not less than 3,800m2 should also be provided. The maximum site coverage of the developments as stipulated on the OZP is 65%.

Urban Design Requirements

10. The urban design considerations include creating a focal point via a distinctive design for tower, adopting a cascading BH profile towards the Kai Tak River/curvilinear walkway and implementing a podium-free design with provisions of visual and ventilation corridors, and a high greening ratio as required in Kai Tak Development.

11. A landscape master plan and an urban design proposal should be submitted as part of the MLP submission.

Retail Belt and Colonnade Design

12. On the land designated as ‘Shops and Services’ and ‘Eating Place’ uses along the south-eastern boundary of the Site, buildings not exceeding 2 storeys to accommodate the designated uses shall be provided.

13. The retail belt abutting the Station Square is intended to enhance the vibrancy and walking experience of the pedestrians in the area. To help create a more intimate ambience for the retail belt, a colonnade design concept has been proposed (Plan 5). As a unique building design feature, the colonnade design can also help moderate wind and protect pedestrians from sun, rain and adverse weather, and bring back the old Kowloon atmosphere that Kai Tak once embraced. The detailed design requirements for the colonnade design are at Plan 5.

Underground Shopping Street

14. To improve connectivity with the surrounding districts and enhance the pedestrian environment, a comprehensive Underground Shopping Street (USS) system connecting Kowloon City and San Po Kong with KTD and the Kai Tak Station of SCL is planned and its alignment is indicated on the OZP (Plan 1). The concerned USS is about 20m wide with a clear width of not less than 8m for public circulation.

5(5)_DC[P30](47-2016)-e 3 15. The USS section should connect with the SCL Kai Tak Station via the station entrance at basement level (Plan 4). The applicant shall construct, manage and maintain the USS section falling within the Site together with the section connecting with the Kai Tak Station falling within the area zoned “Open Space” (Plan 4). An underground public walkway under Road L11 should also be provided to connect the USS at the Site with the USS at the adjoining “OU(Mixed Use)(2)” site.

Public Transport Facilities

16. A PTT should be provided at the ground level of the Site. The PTT facilities are subject to the satisfaction of the Commission for Transport (C for T), Director of Highways and other relevant departments. The GFA of the PTT should not be less than 3,800m2.

Pedestrian Facilities/Connectivity

17. The applicant shall construct, manage and maintain the landscaped elevated walkway across Concorde Road (Road D1) which is planned to connect the 1/F landscaped deck of the TI Tower (Plan 4).

18. Covered pedestrian connections between the landmark tower, the cascading low-rise structures, the landscaped elevated walkway, the riverside walk of the Kai Tak River, the SCL Kai Tak station, the Station Square, the PTT on ground level and the adjoining developments shall be provided. The applicant should address and indicate clearly in the MLP submission.

Other Requirements

19. Upon the submission of the MLP, technical assessments including environmental assessment and various impact assessments on traffic, drainage, sewerage, visual and air ventilation aspects should be carried out by the applicant to examine any possible problems that may be caused to or by the proposed development during and after construction and the proposed mitigation measures to tackle them.

Advice Sought

20. Members of the WTSDC are invited to express views on the draft PB. Views collected together with the revised PB incorporating the relevant comments, where appropriate, will be submitted to the MPC for further consideration.

5(5)_DC[P30](47-2016)-e 4 Attachments

Appendix I Draft PB for the “Comprehensive Development Area (1)” zone in Kai Tak Development − Plan 1 Location Plan − Plan 2 Aerial Photo − Plan 3 Site Plan − Plan 4 Development Concept Plan − Plan 5 Colonnade Concept Drawing for Retail Belt

PLANNING DEPARTMENT Ref: HAD WTSDC 13-5/5/53 Pt.44 JUNE 2016

5(5)_DC[P30](47-2016)-e 5 WTSDC Paper No. 47/2016 (5.7.2016 ) A P P E N D I X I

PLANNING BRIEF FOR THE “COMPREHENSIVE DEVELOPMENT AREA (1)” ZONE IN KAI TAK DEVELOPMENT 啟德發展「綜合發展區（1）」地帶規劃大綱

規劃署 PLANNING DEPARTMENT

二零一六年七月 JULY 2016

PLANNING BRIEF FOR THE “COMPREHENSIVE DEVELOPMENT AREA(1)” ZONE IN KAI TAK DEVELOPMENT

1. PURPOSE OF THE PLANNING BRIEF

1.1 The purpose of the Planning Brief (PB) is to set out the broad planning parameters and development requirements to facilitate the preparation of Master Layout Plans (MLPs) for the comprehensive developments of the “Comprehensive Development Area (1)” (“CDA(1)”) zone (the Site) on the approved Kai Tak Outline Zoning Plan (OZP) No. S/K22/4 (Plans 1 and 2).

1.2 Pursuant to section 4A(2) of the Town Planning Ordinance (the Ordinance) and according to the Notes of the OZP, an applicant for permission for development on land designated “CDA” shall prepare a MLP for the approval of the Town Planning Board (the Board).

2. PLANNING CONTEXT

2.1 The Site, which is located in the central part of the Kai Tak City Centre of the Kai Tak Development (KTD), is zoned “CDA(1)” under the approved Kai Tak OZP No. S/K22/4. The “CDA(1)” zone is intended for a comprehensive office/hotel/retail development. The zoning is to facilitate appropriate planning control over the development mix, scale, design and layout of development, taking into account various environmental, traffic, infrastructure and other constraints.

2.2 According to the Notes of the “CDA” zone, developments within the “CDA(1)” zone is subject to a maximum plot ratio (PR) of 10 and maximum building height (BH) of 40 metres above Principal Datum (mPD) and 200mPD for the western and eastern sub-zones respectively (Plan 3). The 200mPD sub-zone is intended for the development of an iconic commercial development while the 40mPD sub-zone is intended for lower structures with a cascading BH profile with descending BH to 15mPD towards the Kai Tak River or the curvilinear walkway to the southwest and northwest respectively. While the proposed landmark development will supplement with the curvilinear walkway and the Kai Tak River to signify the prominent gateway image in the locality, the low cascading developments at both the Site and the adjoining “CDA(2)” site to the west would engender a sense of symmetry along the Kai Tak River vista that frames a principal point of access to KTD.

2.3 In formulating the iconic landmark development concept, the broad urban design framework of KTD have been followed in that the BH profile reaches its maximum at the landmark tower next to the Kai Tak River and then graduates towards the Multi-purpose Sports Complex (MPSC) in the southwest (Plan 1).

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2.4 Developments on the land designated ‘Shops and Services’ and ‘Eating Place’ uses along the south-eastern boundary of the Site (the retail frontage) are subject to a maximum BH of two storeys. It is envisioned that the retail frontage abutting the Station Square will enhance the vibrancy and the walking experience of the pedestrians in the area (Plan 1).

2.5 The two 5m wide NBAs along the Kai Tak River within the Site and the adjoining “CDA(2)” site will provide a wider vista along the River (Plans 3 & 4). A riverside walk on both sides of the river channel is planned. With the shops, cafes and eating places provided in “CDA(1)” site, a vibrant and festive public gathering place on riverside would be created.

Retail Belt and the Colonnade Design

2.6 The retail belt in the Kai Tak City Centre is to provide retail frontage so as to enhance the vibrancy and walking experience of the pedestrians in the area. To help create a more intimate ambience for the retail belt, a colonnade design concept, which comprises spacing columns at regular intervals, has been proposed (concept drawing showing the colonnade design is at Plan 5). As a unique building design feature, the colonnade design can help moderate wind and protect pedestrians from sun, rain and adverse weather, and bring back the old Kowloon atmosphere that Kai Tak once embraced.

2.7 To facilitate public circulation and to provide emergency and maintenance access to the northern part of the Station Square, the applicant shall form and designate a strip of land of 20m wide abutting the Station Square and Road L11 as NBA and be opened to the public on a 24-hour basis (Plan 4)1.

Dedicated Pedestrian Zones

2.8 Dedicated Pedestrian Zones (DPZs) of 4.5m wide within “Open Space” (“O”) zone on areas abutting the retail belt in the Kai Tak City Centre have been designated (Plan 4). DPZs can serve the purposes of facilitating natural lighting, ventilation and means of escape as required under the Building (Planning) Regulations for development sites adjoining the Station Square. The DPZs would be reserved for pedestrian circulation, within which development including most building structures, continuous fencing or the like would generally not be permitted. Underground structures, landscaping and street furniture, such as hard paved walkways, lawn, trees, scrubs and seating as well as amenity features (such as covered walkways and rain shelters which do not impinge on the purpose and function of the DPZ) will generally be permitted within the DPZs.

1 For information, a corresponding 30m-wide strip of land next to the subject 20m-wide NBA within the adjoining “Other Specified Uses” and “Mixed Use(2)” (“OU(Mixed Use)(2)”) site will also be designated as NBA. The two NBAs together would serve the purpose to facilitate public circulation and to provide emergency and maintenance access to the northern part of the Station Square. – 3 –

Underground Shopping Street

2.9 To improve the connectivity with the surrounding districts and the pedestrian environment, the OZP indicates a comprehensive Underground Shopping Street (USS) system at the North Apron area connecting Kowloon City and San Po Kong with KTD and the Kai Tak Station of SCL (Plan 1). The proposed USS is about 1,500m long, comprising two sections, namely the Kowloon City (about 20m wide and 1,100m long) and San Po Kong (about 15m wide and 400m long) Sections. It is planned to be developed partly under public roads (including Concorde Road (Road D1), Prince Edward Road East and Roads L7 and L16 to the further west of the area) and public open spaces (including the Station Square, the Preservation Corridor for Lung Tsun Stone Bridge Remnants and the Kai Tak River) (Plan 1). Some sections of the USS will be located within development sites zoned “CDA” and “Government, Institution or Community” (G/IC) on the OZP. The section of the USS within the Site which links up the Kai Tak Station of SCL as indicated on the OZP is shown on Plan 3. However, to match with the access points reserved at the concourse of the Kai Tak Station at basement level, there is minor adjustment of the USS alignment at the south-eastern portion as compared with that shown on the OZP (Plan 4). The adjusted alignment should be broadly followed for development and implementation. Minor adjustment to the alignment can be considered at the s.16 planning application stage. Pedestrian access from the USS shall be provided at ground level in order to connect to the proposed riverside walk along the Kai Tak River.

Public Transport Terminus

2.10 A public transport terminus (PTT) with a GFA of not less than 3,800m2 shall be provided at the ground level of the Site.

3. THE SITE AND ITS SURROUNDING AREAS

The Site

3.1 The Site is bounded by Concorde Road (Road D1) and Road L11 to the immediate north and east respectively, and served by the Kai Tak Station of SCL situating to its south-east. Three “OU” annotated “Amenity” sites which are intended primarily for the provision of landscaping and planting to enhance the environment are situated along the north-western boundary of the Site.

The Surrounding Areas

3.2 The surrounding areas comprise a mixture of land uses. A belt of “G/IC” sites, which are mainly for Government office developments including the newly completed Trade and Industry Tower, is situated to the north of the Site. A site zoned “OU(Mixed Use)(2)” is situated to the east. The Kai Tak River and “CDA(2)” zone for commercial development are located to its west. The large open space to the south-east of the Site, i.e. the Station Square, will circumscribe the future Kai Tak Station and associated – 4 –

commercial facilities within the area zoned “OU” annotated “Railway Station with Commercial Facilities” (Plans 1 to 3). Further south-east across the Station is the main residential clusters of the Kai Tak City Centre, i.e. the Grid Neighbourhood.

Landscaped Elevated Walkway

3.3 A curvilinear landscaped elevated walkway is proposed at the north-west of the Site connecting San Po Kong, 1/F landscaped deck of the Trade and Industry Tower and eventually the large platform of the “OU(Arts and Performance Related Uses)” zone (Plan 4). Another landscaped elevated walkway is planned to connect the proposed landmark tower of the Site with the said curvilinear walkway across Concorde Road (Road D1) and shall be constructed, managed and maintained by the applicant (Plan 4). The landmark tower, together with the curvilinear walkway and the Kai Tak River will shape a strong image at the locality.

4. PLANNING/DEVELOPMENT REQUIREMENTS

Item Particulars Remarks

1. Site Area About 1.77 ha  Site area subject to detailed survey.

2. OZP Zoning  “CDA(1)” - intended for and Planning comprehensive office/hotel/retail Intention development with lower structures cascading down towards the Kai Tak River/curvilinear walkway. This zoning is to facilitate appropriate planning control over the development mix, scale, design and layout of development, taking account of various environmental, traffic, infrastructure and other constraints.

 A MLP should be prepared in accordance with the Town Planning Board Guidelines on Submission of Master Layout Plan (TPB-PG No. 18A).

3. Proposed Uses (i) Public Transport Terminus (PTT)

(ii) Commercial uses including office, retail, eating place and hotel

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Item Particulars Remarks

4. Maximum 10  Detailed comments Plot Ratio under the Buildings (PR) Ordinance on permissible PR, SC, emergency vehicular access, private streets 5. Maximum Not exceeding 177,000m2, comprising: and or access roads, GFA (i) PTT: not less than 3,800m2 open space, barrier free (ii) Commercial Uses (not more than access and facilities, 173,200m2): compliance with the - Hotel (maximum GFA of sustainable building 15,000m2) design guidelines, etc. - Office and Retail (a will be formulated at the minimum PR of 0.1 (i.e. a building plan submission minimum GFA of 1,770m2 stage.. for retail frontage (refer to item 8 below))

6. Maximum Site 65% (excluding basement(s)) Coverage (SC) under OZP

7. Maximum (i) BH sub-zone to the west: 40mPD  The cascading low-rise Building structures in the 40mPD Height (BH) (ii) BH sub-zone to the east: 200mPD sub-zone should descend from 40mPD to 15mPD (iii) On land designated ‘Shop and towards the Kai Tak Services’ and ‘Eating Place’ uses: River or the curvilinear not exceeding two storeys and walkway. 15mPD

Planning Requirements 8. Retail  Buildings not exceeding two storeys Frontage shall be provided at the south-eastern boundary of the Site to accommodate ‘Shops and Services’ and ‘Eating Place’ uses.

 A retail frontage with a minimum PR of 0.1 (i.e. a minimum GFA of 1,770m2) and minimum length of 100m as shown on Plan 5 shall be provided to guarantee retail provision.

 For the implementation of colonnade design, there is a building setback requirement of 3.6m from the site boundary with a clear headroom of – 6 –

Item Particulars Remarks

4.2m for the G/F frontage of the retail block to the Station Square. Details of the key requirements of the colonnade design are shown at the concept drawing at Plan 5 and are summarized as follows:

(i) a colonnade shall be a covered, unobstructed space at the ground level within the lot boundary with support for building or structures at equal spacing along the full length of the colonnade abutting the lot boundary fronting the Station Square;

(ii) support for building or structures of the colonnade with a height of one or two storeys shall be provided at equal spacing with centre-to-centre distance between 6m and 9m along the full length of the building façade abutting the lot boundary fronting the Station Square;

(iii) the width and depth of individual support for building or structures of the colonnade (including finishes) shall have a dimension of a minimum 600mm and a maximum 600mm respectively against the lot boundary; and

(iv) a covered and unobstructed area at the ground level shall be provided with a clear width of 3m along the full length of the building façade with a clear headroom of 4.2m

9. Underground  Provision of public passageway at  To match with the access Shopping the basement level in the points reserved at the Street development as part of the USS concourse of the Kai Tak system across the Site (about 20m Station at basement wide and a clear width of not less level, there is minor – 7 –

Item Particulars Remarks

than 8m wide for public circulation) adjustment of the USS as mentioned in paragraph 2.9 alignment at the above. south-eastern portion as compared with that  The USS should connect with the shown on the OZP (Plan SCL Kai Tak Station via the station 4). The adjusted entrance at basement level and the alignment should be passageway of USS should be broadly followed for opened to the public on a 24-hour development and basis (Plan 4). implementation. Minor adjustment to the  Pedestrian access from the USS shall alignment can be be provided at ground level in order considered at the s.16 to connect to the designated location planning application crossing Kai Tak River. stage

 Retail GFA should be provided  The 6m-wide underground adjoining the USS at the same public walkway is finished floor level of USS so that intended to connect the the total retail GFA at such level USS of the Site and the shall not be less than 4,000m2. USS under the adjoining “OU(Mixed Use)(2)”  The applicant shall construct, site for pedestrian manage and maintain the USS circulation across the section falling within the Site two sites. together with the section connecting with the Kai Tak Station falling within the “Open Space” (“O”) zone (i.e. the whole USS section coloured blue on Plan 4). The applicant shall also construct, manage and maintain an underground public walkway with a width of not less than 6m underneath the southern tip of Road L11 for connecting with the adjoining “OU(Mixed Use)(2)” site.

10. Urban Design  An urban design proposal should be  Due regard should be Considerations prepared and submitted as part of the given to the Board’s MLP submission. Harbour Vision Statement and the  The MLP should take into account Harbour the following urban design Planning Principles and considerations, where appropriate: Harbour Planning Guidelines promulgated (i) ensure the development be by the Harbourfront compatible and congruous Commission, and the with the surrounding Planning developments and settings, Standards and – 8 –

Item Particulars Remarks

with emphasis on achieving a Guidelines (HKPSG) harmony design with the Chapter 11 Urban curvilinear landscaped Design Guidelines. elevated walkway and the Kai Tak River which are vital components in shaping a strong image;

(ii) create a focal point via a distinctive design of a landmark tower which would highlight its significance as a gateway into Kai Tak City Centre. The design, disposition and massing of the landmark tower should avoid imposing significant adverse impacts on visual quality and air ventilation of the area;

(iii) adopt a cascading BH profile with descending BH towards the Kai Tak River/curvilinear walkway;

(iv) provide visual and ventilation corridors to enhance visual and air permeability, and preserve the existing air paths;

(v) adopt podium-free design as podium-free development is advocated in Kai Tak area;

(vi) maximize at-grade public spaces;

(vii) improve streetscape and amenity with high quality paving, street furniture, lighting, tree planting and greening at street level; and

(viii) the BH restriction is mainly intended to impose control on development at main roof level. However, to avoid excessive utility and architectural features on roof top of the landmark tower, – 9 –

Item Particulars Remarks

roof-top structure design and height should be included in the MLP submission for the consideration and approval by the Board.

11. NBA  As stipulated on the OZP, a 5m wide NBA along the Kai Tak River shall be preserved to provide a wide vista along the River. Landscaping, street furniture and underground structures will be permitted within the NBA.

 The applicant shall form a NBA with 20m wide at the eastern part of the Site (Plan 4) to facilitate public circulation and to provide emergency and maintenance access to the northern part of the Station Square as mentioned in paragraph 2.7. This NBA shall be opened to the public on a 24-hour basis. Landscaping, street furniture and other structures that would not impinge on the use of the subject area as maintenance/emergency access and for public circulation would be allowed within this NBA.

12. Landscape and  A Landscape Master Plan (LMP)  Reference should be Tree should be prepared and submitted as made to the requirements Preservation part of the MLP submission, and and procedures as with the incorporation of the stipulated in following landscaping requirements: Development Bureau Technical Circular (i) create a comprehensive (Works) No. 10/2013: landscaping proposal to Tree Preservation. integrate the developments with the surrounding environment, especially the Station Square, the SCL Kai Tak Station, the Kai Tak River and the curvilinear landscaped elevated walkway, to soften the building mass;

(ii) every possible effort should be made to preserve the existing trees, if any, on the site and – 10 –

Item Particulars Remarks

minimize the adverse impact to them during the work period;

(iii) a greening ratio of 30% of the total site area, including a minimum of 20% at-grade greening of the total site area and 20% roof level greening of the total roof area. The landscaped elevated walkway as mentioned in paragraph 3.3 shall be subject to a minimum greening ratio of 15% which shall not be counted towards the overall greening ratio of 30% as mentioned above; and

(iv) provide at-grade amenity treatment (e.g. high quality streetscape with roadside trees and street furniture) to create friendly environment and create a strong sense of place.

 The LMP should illustrate:

(i) conceptual and detailed landscape proposals including hard and soft landscape;

(ii) other amenities, street furniture and facilities to be provided;

(iii) the relationship of the development with the surroundings, especially the Station Square and SCL Kai Tak Station, Kai Tak River and the curvilinear landscaped elevated walkway; and

(iv) layout, location and landscape design of open spaces including pedestrian circulation in relation to adjoining developments and areas.

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Item Particulars Remarks

13. Public  A PTT should be provided at the Transport ground level to the satisfaction of the Facilities Commissioner for Transport (C for T), Director of Highways and other concerned Government Departments. The GFA of the PTT, which is not less than 3,800m2, is accountable for GFA calculation. The requirements of the PTT are as follows:

(a) 2 bus lanes of double-width, and (b) 1 GMB and/or Taxi lane of double-width

 The design and provision of the PTT facilities are subject to the agreement of the C for T, Director of Highways and relevant departments. The PTT should be incorporated as part of the MLP submission.

 At least two opposite sides of the PTT shall be fully opened to outdoors without major obstructions to enable natural lighting and ventilation. Otherwise, prior written approval by the Director of Highways should be sought.

14. Car Parking  Basement car park is advocated for and Loading/ developments in Kai Tak area. Unloading Provision and  Ancillary parking spaces and Vehicular loading/unloading facilities (to be Access provided at basement level) and vehicular access should be provided in accordance with the HKPSG and subject to the traffic impact assessment (TIA) to be carried out by the applicant to the satisfaction of C for T.

15. Pedestrian  The applicant shall construct,  The applicant should Facilities/ manage and maintain the landscaped liaise and agree with Connectivity elevated walkway as mentioned in relevant Government paragraph 3.3 (Plan 4). A 24-hour departments on the barrier-free public access should be design and construction provided at the proposed landscaped of the proposed – 12 –

Item Particulars Remarks

elevated walkway for connection to landscaped elevated the ground level of the Site. walkway.

 A Dedicated Pedestrian Zone (DPZ)  Leisure and Cultural of 4.5m wide within “O” zone on Services Department areas abutting the retail frontage has (LCSD) will take up the been designated (Plan 4). DPZ can design, implementation serve the purposes of facilitating (including construction) natural lighting, ventilation and and management means of escape as required under responsibilities of the the Building (Planning) Regulations Station Square including (details see paragraph 2.8 above) the DPZ. However, in view of the development  Covered pedestrian connections programme of the between the landmark tower, the Station Square fronting cascading low-rise structures, the the Site, the applicant curvilinear landscaped elevated may be requested to walkway, the riverside walk of the form and pave the DPZ Kai Tak River, the SCL Kai Tak to the Government’s station, the Station Square, the PTT satisfaction and hand on ground level and the adjoining over the DPZ to the developments shall be provided, and Government upon should be addressed and indicated demand. clearly in the MLP. The Site should be connected with its surrounding  All the proposed developments via the landscaped pedestrian connection elevated walkway, the facilities should be USS/underground public walkway included in the (Item 9 above) and at-grade pedestrian connectivity pedestrian crossing/connections as study of the TIA. appropriate, and such pedestrian facilities shall be opened to the public on a 24-hour basis and barrier-free access should be provided.

Development Requirements

16. Traffic and  A TIA should be carried out to Transport examine any possible traffic Aspects problems that may be caused by the proposed development and the proposed mitigation measures to tackle them. It is advisable that the requirements and methodology of the TIA are agreed with C for T before its commencement.

 The TIA should be completed to the – 13 –

Item Particulars Remarks

satisfaction of C for T, and submitted as part of the MLP submission.

 Any road/junction improvement measures/works proposed in the TIA should be funded, designed and implemented by the applicant to the satisfaction of C for T and Director of Highways.

17. Environment  An environmental assessment (EA) Aspect should be carried out by the applicant to examine any possible environmental problems that may be caused to or by the proposed development during and after construction and the proposed mitigation measures to tackle them. The EA should be completed to the satisfaction of the Director of Environmental Protection (DEP), and submitted as part of the MLP submission.

18. Drainage and  A drainage impact assessment (DIA) Sewerage and sewerage impact assessment Aspects (SIA) should be carried out by the applicant to examine any possible drainage and sewerage problems that may be caused by the proposed development and the proposed mitigation measures to tackle them. The DIA and SIA should be completed to the satisfaction of the Director of Drainage Services and the DEP respectively, and submitted as part of the MLP submission.

19. Vi sual Aspect  A visual impact assessment (VIA)  The VIA should be should be carried out to examine any conducted in accordance visual problems/issues/concerns that with the Town Planning may be caused to or by the proposed Board Guidelines on development and the proposed Submission of VIA for mitigation measures to tackle them. Planning Application to The VIA should be submitted as part the Board (TPB PG-No. of the MLP submission. 41).

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Item Particulars Remarks

20. Air Ventilation  A quantitative AVA should be carried  The quantitative AVA Aspect out to examine any air ventilation should be conducted in problems that may be caused to or accordance with Joint by the proposed development and Housing, Planning and the proposed mitigation measures to Lands Bureau and tackle them. The AVA should be Environmental, submitted as part of the MLP Transport and Works submission. Bureau Technical Circular No. 1/06 on Air  Good design features and possible Ventilation Assessment air ventilation problem areas should or its latest version. be identified and effective mitigation measures should be proposed to minimize the possible adverse air ventilation impacts within the Site and to the nearby areas.

5. MASTER LAYOUT PLAN SUBMISSION

5.1 The MLP should be prepared in accordance with the Town Planning Board Guidelines for Submission of MLP under Section 4A(2) of the Town Planning Ordinance (TPB-PG No. 18A) and submitted to the Board for approval under the Ordinance.

5.2 The MLP should contain all the information as required under the Notes for the “CDA(1)” zone of the Kai Tak OZP and demonstrate clearly that the requirements stated in Explanatory Statement (ES) of the OZP and this PB have been complied with. It should include the following information:

(i) the area of the proposed land uses, the nature, position, dimensions, and heights of all buildings to be erected in the area;

(ii) the proposed total site area and gross floor area for various uses, total number of hotel rooms and room size, where applicable;

(iii) the details and extent of public transport and parking facilities, and open space to be provided within the area;

(iv) the alignment, widths and levels of any roads proposed to be constructed within the area;

(v) the LMP and urban design proposals within the area;

(vi) programmes of development in detail;

(vii) an EA report to examine any possible environmental problems that may be caused to or by the proposed development during and after – 15 –

construction and the proposed mitigation measures to tackle them;

(viii) a VIA and quantitative AVA to examine any visual and air ventilation problems/issues/concerns that may be caused to or by the proposed development and the proposed mitigation measures to tackle them;

(ix) a DIA and a SIA to examine any possible drainage and sewerage problems that may be caused by the proposed development and the proposed mitigation measures to tackle them;

(x) a TIA report to examine any possible traffic problems that may be caused by the proposed development and the proposed mitigation measures to tackle them; and

(xi) such other information as may be required by the Board.

5.3 The MLP should be supported by an Explanatory Statement which contains an adequate explanation of the development proposal, including such information as land tenure, relevant lease conditions, existing conditions of the site, the character of the site in relation to the surrounding areas, principles of layout design, major development parameters, design population, types of PTT facilities, and open space facilities.

5.4 A copy of MLP, if approved by the Board, shall be deposited in the Land Registry and shall be made available for free public inspection in accordance with section 4A(3) of the Ordinance.

6. ATTACHMENTS

Plan 1 Location Plan Plan 2 Aerial Photo Plan 3 Site Plan Plan 4 Development Concept Plan Plan 5 Colonnade Concept Drawing for Retail Belt

PLANNING DEPARTMENT JULY 2016 ¦a¤UÁ (¦³«Ý¸Ô² UNDERGROUND SHOPPING STREET (SUBJECT TO DETAILED DESIGN)

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