Final Report (FR) June 2018 Planning Department Planning and Design Study on the Redevelopment of Government Sites at Sai Yee Street and Mong Kok East Station – Feasibility Study Final Report (FR) Agreement No. CE 58/2014 (TP) Revised | June 2018 This report takes into account the particular instructions and requirements of our client. It is not intended for and should not be relied upon by any third party and no responsibility is undertaken to any third party. Job number 242541 Ove Arup & Partners Hong Kong Ltd Level 5 Festival Walk 80 Tat Chee Avenue Kowloon Tong Kowloon Hong Kong www.arup.com Planning Department Planning and Design Study on the Redevelopment of Government Sites at Sai Yee Street and Mong Kok East Station – Feasibility Study Final Report (FR) Contents Page 1 Introduction 1 1.1 Study Background 1 1.2 Purpose of this Report 1 1.3 The Study Site and Study Area 1 2 Findings of the Inception Phase 3 2.1 Introduction 3 2.2 Physical Setting and Land Status 3 2.3 Summary of Key Opportunities and Constraints 6 3 Findings of the Options Formulation Phase 8 3.1 Introduction 8 3.2 Development Concept 8 3.3 Suitable Uses of the Study Site 15 3.4 Common Design Elements 17 3.5 Initial Development Option A: Residential Focus 24 3.6 Initial Development Option B: Mixed-use Commercial Focus 29 3.7 Initial Development Option C: Mixed-use Commercial Focus 33 3.8 Evaluation Methodology 37 3.9 Evaluation Criteria 37 3.10 Summary of Assessment 38 3.11 Formulation of Recommended Development Scheme 40 4 Findings of the Recommended Development Scheme Finalisation Phase 44 4.1 Introduction 44 4.2 Major Changes to the Initial Development Options and Recommended 44 Development Scheme 4.3 Summary on the Revised Initial Options 46 4.4 The Recommended Development Scheme 48 4.5 Key Design Components 53 4.6 Proposed Traffic Facilities 58 5 Technical Assessment on Recommended Development Scheme 60 5.1 Geotechnical and Structural Engineering Assessments 60 5.2 Traffic Impact Assessment (TIA) 65 5.3 Environmental Assesssment 89 5.4 Sustainability Assessment 127 5.5 Landscape Impact Assessment 131 5.6 Visual Impact Assessment 136 5.7 Air Ventilation Assessment (AVA) 146 5.8 Water Supply Impact Assessment 162 5.9 Drainage and Sewerage Impact Assessments 166 6 Recommended Development Scheme 171 6.1 Introduction 171 6.2 Development Concept 176 6.3 Revised Recommended Development Scheme 184 6.4 Re-provision of Existing Public Facilities 212 6.5 Proposed Traffic Facilities 213 i Agreement No. CE 58/2014 (TP) | Revised | June 2018 Planning Department Planning and Design Study on the Redevelopment of Government Sites at Sai Yee Street and Mong Kok East Station – Feasibility Study Final Report (FR) 6.6 Plannign and Design Brief 217 7 Implementation Arrangement 219 7.1 Implementation Arrangement 219 Figures Figure 1.3.1 Study Site Figure 1.3.2 Study Area Figure 2.2.1 Existing Development at the Study Site Figure 2.2.2 Existing Development at the Study Area Figure 2.2.2a The Site and Surrounding Areas Figure 2.2.3 Land Entitlement at the Study Site Figure 2.2.4 Status of Land at the Study Site Figure 2.2.5 MKES Concourse, Platform, Railway Track and Freight Yard at the KCRC Vested Land Figure 2.2.6 Study Site, Mong Kok OZP and Ho Man Tin OZP Figure 2.2.7 Study Area, Mong Kok OZP and Ho Man Tin OZP Figure 2.3.1 Key Development Opportunities Figure 2.3.2 Development Key Constraints Figure 3.4.1 Main Pedestrian Routing Figure 3.4.2 PTI Layout and Road Improvement Works at Ground Level Figure 3.4.3 Coach Bus Parking at Basement 1 (B1) Figure 3.4.4a Proposed Vehicular Circulation to the Additional PTI at Ground Level Figure 3.4.4b Proposed Vehicular Circulation to the Basement level Figure 3.4.5 Existing and Planned Pedestrian Network Figure 3.4.6 Proposed Improvement Roads – Road Widening Figure 3.4.7 Pedestrian Footpath Improvement Figure 3.5.1 Option A - Layout Plan Figure 3.5.2 Option A - Landscape Plan Figure 3.5.3 Option A/B/C/RDS - Landscape Plan Figure 3.5.4 Option A - 3D Landuse Mix Figure 3.5.5 Option A - Programmatic Section Figure 3.5.6 Option A - Elevations Figure 3.6.1 Option B - Layout Plan Figure 3.6.2 Option B - 3D Landuse Mix Figure 3.6.3 Option B - Programmatic Section Figure 3.6.4 Option B - Elevations Figure 3.6.5 Option B - Landscape Plan Figure 3.7.1 Option C – Layout Plan Figure 3.7.2 Option C - 3D Landuse Mix Figure 3.7.3 Option C - Programmatic Section Figure 3.7.4 Option C - Elevations Figure 3.7.5 Option C - Landscape Plan Figure 4.2.1 Key Changes to Initial Options A/B/C/RDS Figure 4.2.2 Revised Development Site Boundary Figure 4.2.3 RDS – Level 1 Transport Plan for Public Light Buses PTI (Ground Floor) Figure 4.2.4 RDS – B1 Transport Plan for Cross Boundary Coaches Facilities Figure 4.3.1 Option A (Top: 3D- Massing, Bottom: Pedestrian Routing) Figure 4.3.2 Option A (Top: Master Urban Design Plan, Bottom: Landscape Plan) Figure 4.3.3 Option A (Top: Programmatic Section, Bottom: View from East) Figure 4.3.4 Option A (Top: Broad Visual Impact from Fife Street, Bottom: Broad Visual Impact from Mong Kok East Station PTI) ii Agreement No. CE 58/2014 (TP) | Revised | June 2018 Planning Department Planning and Design Study on the Redevelopment of Government Sites at Sai Yee Street and Mong Kok East Station – Feasibility Study Final Report (FR) Figure 4.3.5 Option A (Top: Broad Visual Impact from Sai Yee Street, Bottom: Broad Visual Impact from Hak Po Street) Figure 4.3.6 Option B (Top: 3D- Massing, Bottom: Pedestrian Routing) Figure 4.3.7 Option B (Top: Master Urban Design Plan, Bottom: Landscape Plan) Figure 4.3.8 Option B (Top: Programmatic Section, Bottom: View from East) Figure 4.3.9 Option B (Top: Broad Visual Impact from Fife Street, Bottom: Broad Visual Impact from Mong Kok East Station PTI) Figure 4.3.10 Option B (Top: Broad Visual Impact from Sai Yee Street, Bottom: Broad Visual Impact from Hak Po Street) Figure 4.3.11 Option C (Top: 3D - Massing, Bottom: Pedestrian Routing) Figure 4.3.12 Option C (Top: Master Urban Design Plan, Bottom: Landscape Plan) Figure 4.3.13 Option C (Top: Programmatic Section, Bottom: View from East) Figure 4.3.14 Option C (Top: Broad Visual Impact from Fife Street, Bottom: Broad Visual Impact from Mong Kok East Station PTI) Figure 4.3.15 Option C (Top: Broad Visual Impact from Sai Yee Street, Bottom: Broad Visual Impact from Hak Po Street) Figure 4.4.1 Recommended Development Schemes (RDS) Figure 4.4.2 RDS - Master Urban Design Plan Figure 4.4.3 RDS - Programmatic Section Figure 4.4.4 RDS - Elevation Figure 4.5.1 RDS - Building Disposition Figure 4.5.2 RDS - Level 1(Ground Floor) Floor Plan Figure 4.5.3 RDS - Level 2 Floor Plan Figure 4.5.4 RDS - Level 3 Floor Plan Figure 4.5.5 RDS - Level 4 Floor Plan Figure 4.5.6 RDS - Level 5 Floor Plan Figure 4.5.6a RDS - Level 6 Floor Plan Figure 4.5.7 RDS - B1 Floor Plan Figure 4.5.8 RDS - B2 Floor Plan Figure 4.5.9 RDS - B3 Floor Plan Figure 4.5.10 RDS - B4 Floor Plan Figure 4.5.11 Photograph for SVP 1: View from Sun Yat Sen Memorial Park, Sai Ying Pun Figure 4.5.12 Photograph for SVP 2: View from Central Pier No.7, Central Figure 4.5.13 RDS - Landscape Plan Figure 4.5.14 RDS - Landscape Plan Figure 4.5.15 RDS - Section Plan Figure 4.6.1 RDS - B1 Level - Indicative 24 Hour Pedestrian Access Figure 4.6.2 RDS - Level 1- Indicative 24 Hour Pedestrian Access Figure 4.6.3 RDS - Level 2 - Indicative 24 Hour Pedestrian Access Figure 4.6.4 RDS - Level 3 - Indicative 24 Hour Pedestrian Access Figure 4.6.5 RDS - Level 4 - Indicative 24 Hour Pedestrian Access Figure 5.1.1 Geotechnical Profile Figure 5.2.1 RDS Level 1 - Indicative Pedestrian Routing (Ground Level) Figure 5.2.2 RDS Level 2 - Indicative Pedestrian Routing Figure 5.2.3 RDS Level 3 - Indicative Pedestrian Routing Figure 5.2.4 RDS Level 4 - Indicative Pedestrian Routing Figure 5.2.5 RDS Level 5 - Indicative Pedestrian Routing Figure 5.2.6 RDS B1 Level - Indicative Pedestrian Routing Figure 5.2.7 RDS B2 Level - Indicative Pedestrian Routing Figure 5.2.8 RDS B3 Level - Indicative Pedestrian Routing Figure 5.2.9 RDS B4 Level - Indicative Pedestrian Routing Figure 5.2.10 RDS – Level 1 Transport Plan - Public Light Buses Public Transport Interchange (Ground Level) Figure 5.2.11 RDS – B1 Transport Plan – Loading / Unloading Facilities for Cross-boundary Coaches Figure 5.2.12 RDS – B2 Transport Plan iii Agreement No. CE 58/2014 (TP) | Revised | June 2018 Planning Department Planning and Design Study on the Redevelopment of Government Sites at Sai Yee Street and Mong Kok East Station – Feasibility Study Final Report (FR) Figure 5.2.13 RDS – B3 Transport Plan Figure 5.2.14 RDS – B4 Transport Plan Figure 5.2.15 Proposed Improvement Scheme on Sai Yee Street and Argyle Street Figure 5.2.16a Existing Flow 2015 (AM Peak) Figure 5.2.16b Existing Flow 2015 (PM Peak) Figure 5.2.17a Reference Flow 2027 (AM Peak) Figure 5.2.17b Existing Flow 2027 (PM Peak) Figure 5.2.18a Design Flow 2027 (AM Peak) Figure 5.2.18b Design Flow 2027(PM Peak) Figure 5.3.1 Locations of Representative Air Sensitive Receivers Figure 5.3.2 HKPSG Buffer Distance Requirements Between ASR and Roads Figure 5.3.3 Locations of Existing Noise Sources within 300m from the Study Site Figure 5.3.4 Monitoring Locations of Prevailing Noise Level Figure 5.3.5 Locations of Representative Noise Sensitive Receivers Figure 5.3.6 Location of Planned Fixed Noise Sources Figure 5.3.7 Land Contamination Assessment Area Figure 5.3.8 Photo Records and Potential Land Contamination Area for Land Contamination Assessment Area L-01 Figure 5.3.9 Photo Records and Potential Land