MASTER LAYOUT PLAN PART I MASTER LAYOUT PLAN

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1 PART I MASTER LAYOUT PLAN A. Introduction A.1 Background (1) With a view to reserving more sites for public housing development to meet the objective of the Long Term Housing Strategy, a number of potential sites in the territory have been examined for the purpose. At its meeting on , the then Development Progress Committee (DPC), now Committee on Planning and Land Development (CPLD), agreed to reserve, among others, the existing Tsing Yan Temporary Housing Area (THA) in Tsing Yi Area 10 for public housing development subject to specific requirements of government such as Mass Transit Railway Corporation (MTRC) Protection Zone, Environmental Protection Department (EPD) on boat yard noise and Town Planning Board (TPB) on Plot Ratio of Site which has to be taken into account at detailed design of works. (2) The site is reserved for public housing development accordingly. The Planning Brief (PB) comprising the broad planning, environmental and engineering parameters/requirements has provided the scope of design and construction for the proposed public rental and HOS development. It also aims at ensuring satisfactory provision of ancillary open space, government, institution and community (G/IC) and other facilities within the housing development in accordance with the standards and guidelines laid down in the Hong Kong Planning Standards and Guidelines (HKPSG), and the requirements of other government departments where applicable. (3) The Client Brief and Control Plan is based on the Approved Planning Brief with development to meet the PHDP requirements. The scheme design for Phase 3 is developed from that approved by PDRC on 25 February A.2 Objective (1) To submit the scheme design for Phase 3 to meet the clients latest requirements e.g. deletion of HSC and commercial centre, noting the necessary revision to the Planning Brief required. (2) To take in account aspects associated with the change in type of housing, flat production and flat mix for Phases 1 and 2 in the provision of carpark/pti provision in Phase 3. Tsing Yi Area 10 Master Layout Plan Issue 1 October

2 B. Site Analysis and Evaluations B.1 Site Characteristics (1) The Site The subject site is located in Tsing Yi Area 10 and has a gross site area of about 4.7 ha. It is currently occupied by the Tsing Yan THA. The tenure of the THA has expired in April 1999 and a STT is arranged with Lands Department (LD) for the development. The site of development now extends to include redevelopment of the non-domestic carpark, commercial centre and bus terminus of Cheung Hang Estate, namely Phases 4 and 5. The proposal of development was endorsed by SPC in November 1998 for consultation of the Provisional District Board of Kwai Ching. The site area for Phase 3 is 1.06ha. (2) Surrounding Land Use The site is situated in a residential neighbourhood in Tsing Yi Area 10. To its east across Liu To Road is the Cheung Hang Estate; and to its south and west are two service reservoirs. Further south of the site at Liu To Valley in Area 25 is a comprehensive Development Area where a private sector residential development is under construction. At present, the site is vacant with a portion still in use by existing bus lanes which are subject to relocation to the existing Cheung Hang bus terminus with modification works to be carried out. To the south and west of the site are two service reservoirs. Tsing Yi Area 10 Master Layout Plan Issue 1 October

3 The site was originally earmarked for a district hospital which however had no programme of development. In order to release the site for housing development, an alternative site at the adjacent hill top was identified to meet the long term hospital development requirement. (3) Site Topography The site gently slopes from west (+90.3mPD) to east (+84.7m PD). The proposed platform level for the Phase 3 works ranges from mpd to mpd. (4) Site Access The vehicular access to the site should be from Liu To Road. The design and location of the ingress/egress point should be to the satisfaction of the Director of Highways and the Commissioner for Transport respectively. The normal and emergency vehicular access to Phase 3 are via Phase 1 and Liu To Road, along the north-east site boundary. Tsing Yi Area 10 Master Layout Plan Issue 1 October

4 B.2 Services (1) Water Supply The existing fresh water and salt water supply system will not be adequate to meet the service demands generated by the proposed development. Extension of the existing fresh water and salt water supply systems will be required. Water supply is to be extended with WSD to cater for the Phases 4 & 5 development requirements. The existing system of fresh water and salt water supply along Liu To Road is adequate for Phase 3. 2) Drainage The existing foul and storm water drainage system have sufficient capacity to receive the volume of effluent generated from the proposed development. No major reconstruction work is required on the existing storm water / foul water drains. Drainage for the proposed Phase 3 works will be connected to existing drains at Liu To Road. Tsing Yi Area 10 Master Layout Plan Issue 1 October

5 B.3 Environmental Consideration (1) Environmental Aspects The site is located at close proximity to the proposed Tsing Yi North Coastal Road and the boatyards in Tsing Yi North. The future residential development on the site may be affected by both the industrial noise of the boatyards in Tsing Yi North which may be actionable under the Noise Control Ordinance (NCO), and the potential traffic noise of the Tsing Yi North Coastal Road. An Environmental Assessment Study (EAS) should be conducted to identify a suitable building layout and appropriate mitigation measures to ensure that the NCO statutory requirements are complied with, and the noise standards as set out in the HKPSG are met as far as practicable. The design requirements based on Environmental Assessment Study (EAS) carried out by the Acoustic Consultant on boatyards noise and road traffic noise impact are: a) The building height of the domestic blocks affected by boatyard noise in Phase 1 & 2 have to vary between storey. b) 26 flats in Phase 1 and 194 flats in Phase 5 are exposed to external traffic noise exceeding 70 db(a) and will require the provision of air-conditioning or noise barriers. The Phase 3 blocks are low rise with building height well within the permissible limit. Tsing Yi Area 10 Master Layout Plan Issue 1 October

6 (2) Traffic Aspects Liu To Road is the only vehicular access to the subject site. A Traffic Impact Assessment (TIA) is required to assess impact of the access road for any constraint to the proposed housing development, as well as the impact of traffic generated by the development to the local road network with proposal of mitigation measures, as necessary. Road improvement works where required, are to be based on the Traffic Impact Assessment (TIA) and comment of Transport Department. The improvement works to public roads suggested are being reviewed with Transport Department. Highway Department is the responsible Works Department. B.4 Land Matters B.5 Site Constraints The subject site is zoned "Residential (group A) ('R(A) ) on the draft Tsing Yi Outline Zoning Plan (OZP) No. S/TY/12. According to the Notes of the Plan, residential use is permitted as of right in the zone. (1) MTR Tunnel The site is on formed land and the major construction constraint to this development is the MTR tunnels (Lantau and Airport Railway) at the north west corner of the site. The relevant rules and regulations as detailed in the Buildings Ordinance Schedule Area No.3 are to be complied. The relevant rules and regulations as detailed in the Building Ordinance on Schedule Area No.3 are to be complied. The proposed carpark building and school in the Phase 3 site are in compliance with the zoned land use. MTRC approval will be sought for the proposed works in the Phase 3 site falling within the MTRC Protection Zone. Tsing Yi Area 10 Master Layout Plan Issue 1 October

7 (2) Geotechnical Constraint A submission to the geotechnical Engineering office of the Civil Engineering Services Department in accordance with the Lands and Works Branch Technical Circular No. 3/88 should be made. As the site is surrounded by slopes, the submission should cover the investigation of existing slopes or retaining walls within or in the vicinity of the site, even where no geotechnical works are envisaged, if such slopes or retaining walls could influence or be influenced by the development or redevelopment of the site, or if their failure could affect lives and property within and outside the site. No major stabilisation measures are considered necessary except at southern boundary of the THA site where safety factor of less than 1.4 in natural slope below is found. No major slope work is required for Phase 3 but some formation work is required to match up with the design level of the carport. (3) Boatyard Noise Impact An environmental assessment study is required with a suitable building layout and appropriate mitigation measures, to address noise impact of the boatyards and to suggest any specific mitigation measures to meet the HKPSG and Noise Control Ordinance (NCO) requirements. See B.3 (1) See B.3 (1) Tsing Yi Area 10 Master Layout Plan Issue 1 October

8 C. Accommodation and Facilities C.1 Site Area (1) The site has an area of about 4.7 ha. C.2 Flat Number and Population (1) The total population and flats to be accommodated in the estate shall be in the region of 12,620 persons and 3720 flats, detail breakdown as follows:- Design Population Flat Nos. (a) Rental 7,210 2,060 (b) HOS 5,410 1,660 Total 12,620 3,720 The site area is adjusted to ha for the THA site and about 2.56 ha for Cheung Hang Estate Phase 4 & 5, making a total of ha. The total population is 13,259 and the total flat production is 4,113 Nos. The flat number and flat mix derived from the Design Brief are as follows :- Phase 1 (Rental) (with an intention to transfer to BRO) Design Flat Type Flat Nos. Population 1P/2P B 640 1,920 2B 640 2,880 3B 0 0 Total 1,597 5,149 The most of Phase 3 works are within the THA site and the ex- THA PTI Extra area will be required for the ingress and egress points. Tsing Yi Area 10 - Master Layout Plan Issue 1 October

9 (2) To allow for flexibility in adoption of different combination of large and small flats, it would be reasonable to allow for variation in total flat production of +10%. (3) The proposed development scheme is catered for Rental and HOS split at the discretion of HD subject to the satisfaction of the District Planning Authority in respect of the provision of open space, G/IC and car parking facilities and other planning and infrastructural requirements. (4) Flat Mix The rental/hos housing mix is 55:45. (5) Household Size The project average household size is estimated to be 3.5 for rental flats and 3.26 for HOS flats. Phase 2 (HOS) Design Flat Type Flat Nos. Population 1P/2P B 1,008 3,024 2B 1,008 4,536 Total 2,516 8,110 Phase 3 One carport with a public transport interchange at ground floor and one primary school. Phase 4 One commercial centre/carpark building with a public transport interchange at ground floor. Phase 5 (HOS) Design Flat Types Flat Nos. Population 1B - - 2B 640 2,157 3B 960 3,235 Total 1,600 5,392 One carport with a public transport interchange at ground floor and one primary school is proposed for Phase 3. Tsing Yi Area 10 Master Layout Plan Issue 1 October

10 C.3 Development Ratio A Development Ratio (DR) of 7.0 is recommended for this development according to HKPSG. C.4 Open Space and Recreational Facilities HKPSG Theoretical To be Facilities Standard Provision Provided Local Open 10ha/ 1.26ha 1.26 Space 100,000 persons Badminton 1/8, Court persons Basketball 1/10, Court persons Volleyball 1/10, Court persons Table Tennis 4/15, Table persons The Development Ratio (DR) and Plot Ratio (PR) for the Tsing Yan THA site is as follows:- (DR) 5.88 (PR) 5.10 As per Planning Brief As per Planning Brief As per Planning Brief According to the updated HKPSG volleyball court is no longer a normal facility required. As per Planning Brief The DR and PR are not applicable to the Phase 3 works solely. The Phase 3 is incorporated into Tsing Yi Area 10 for overall PR determination in one lease of the whole area of Tsing Yi Area 10. One basketball court and one badminton court are provided at the carport roof. Tennis 1/15, Court persons According to the updated HKPSG tennis court is no longer a normal facility required. Tsing Yi Area 10 Master Layout Plan Issue 1 October

11 HKPSG Theoretical To be Facilities Standard Provision Provided 5-a-side 1/30, Soccer persons pitch Jogging 500m-1,000m m m Track /30,000 persons Children s 400m²/5,000 1,010m² 1,010m² Playground persons As per Planning Brief As per Planning Brief C.5 Commercial Facilities (1) Based on HD s retail viability study, the maximum commercial GFA is 4570m 2. This provision could deviate + 10% to allow flexibility at detail design stage. The retail spaces for the combined redevelopment of Tsing Yan THA site and Cheung Hang Estate is to be provided in a separate building at Ph.4, with an IFA of 8,500 sq.m. Not applicable. Tsing Yi Area 10 Master Layout Plan Issue 1 October

12 C.6 Education Facilities HKPSG Theoretical To be Facilities Standard Provision Provided Kinder- 1 bi- 6-class-rooms 7-classgarten sessional rooms classroom per 67 persons aged 3-5 Primary 1 whole 28-class-rooms 1 school School day classroom per 32.5 persons aged 6-11 One 9 classrooms kindergarten is to be provided in Ph.1. One Primary School is to be provided in Ph.3 Not applicable. One 30 classrooms Primary School is provided to Arch SD 2000 Design standard. Secondary 1 whole 24 class-rooms 0 School day classroom per 45 persons aged Tsing Yi Area 10 - Master Layout Plan Issue 1 October

13 C.7 Social Welfare and Community Facilities HKPSG Theoretical To be Facilities Standard Provision Provided Neighbourhood 1/15, Community 40,000 Centre persons Nursery 100 places/ ,000 Places persons Children/ 1/20, Youth Centre 30,000 with study/ persons reading room Study No set - 0 Room standard (Deleted at request of SWD) Social Centre 1/2, for the Elderly elder person aged 65 & above Tsing Yi Area 10 - Master Layout Plan Issue 1 October

14 HKPSG Theoretical To be Facilities Standard Provision Provided Medical No set - 2 Clinic standard Dental No set - 1 Clinic standard ) 3 Nos. of clinics are to be provided in Ph.4 ) ) ) ) )Not applicable. ) ) ) ) Post 1/not less - 1 Office than 30,000 persons Housing No set - 1 for Senior Standard Citizens Halfway No set - 1 House Standard (40 places) 1 No. of Post Office is to be provided in Ph.4 (Deleted in consideration on regional basis for the District of Kwai Tsing) (Deleted in consultation with SWD) One post office provided in lieu of provision in Phase 4... Tsing Yi Area 10 - Master Layout Plan Issue 1 October

15 C.8 Management Accommodation No specific requirement C.9 Other Facilities (1) Refuse Collection Point One EMO in Ph.1 and one PMA Office in Ph. 2. One TMU Office in Ph3 for BRO at Ph1 and HOS at Ph2. (a) Refuse collection Chambers should be provided within each domestic block and the commercial complex. Open area not less than 16m x 8.5m must be provided outside each chamber to accommodate refuse collection vehicle to the satisfaction of RSD. The refuse collection point and access to it should have a minimum headroom of 4.9m and adequate space around for manoeuvring of the refuse collection vehicle. a) A reserved site is required for the provision of a central refuse collection station of ARCS with adequate access and working areas for special refuse collection trucks. Reserve for routing of refuse conveying pipes is also required. Not Applicable. (b) If a centralised refuse collection system is installed, the provision of supporting refuse collection facilities should be to the satisfaction of RSD. b) Refuse Collection Points when ARCS is directed not to be provided. Phase No. Refuse Collection Points (RCP) Ph.1 (Rental) One RCP Ph.2 (HOS) One RCP Ph 3 (CP Block) One RCP Ph 4 (CC) One RCP Ph 5 (HOS) One RCP Tsing Yi Area 10 - Master Layout Plan Issue 1 October

16 (2) Junk Point No set Standard (3) Design for the Disabled All buildings, open space, pedestrian circulation and public transport facilities should be designed to cater for the needs of the disabled wherever possible. One each at Ph. 1-2, Ph. 4 and Ph. 5 is to be provided. Access for disabled is to be provided. Not Applicable The Client Brief requirements are provided in compliance with the Barrier Free Access 1997 Ordinance. Tsing Yi Area 10 - Master Layout Plan Issue 1 October

17 D. Circulation/Transport D.1 Transportation (1) Liu To Road is the only public road providing vehicular access to the subject site. As such, a TIA should be carried out to assess its impact to the development, and vice versa, the impact of the traffic generated by the development to the local road network, with proposal of mitigation measures, as necessary. (2) The following public transport facilities should be provided within the THA site for the residents in the estates of Tsing Yan & Cheung Hang. (a) Bus Terminal i) 2 single and 1 double-lane bus, each 40m long. ii) A bus regulator office with a toilet cubicle. (b) GMB Stand 1GMB stand of 30m in length (c) Taxi Stand 1 taxi stand of 25m in length See B.3 (2) The Planning brief requirement is to be provided in Phases 3 and 4. The Planning brief requirement is to be provided in Phases 3 and 4. The Planning brief requirement is to be provided in Phases 3 and 4. See B.3 (2) PT1 provision for Phase 3 is as follows : (a) Bus Terminal i) 2 single and 1 double-lane bus, each 40m long. ii) A bus regulator office with a toilet cubicle. (b) GMB Stand 2GMB stand of 25m in length (c) Taxi Stand 1 taxi stand of 25m in length Tsing Yi Area 10 - Master Layout Plan Issue 1 October

18 D.2 Car Parking Provision HKPSG Theoretical Accomo- Facilities Standard Provision dation Private Cars for residents Rental/ 1/13-16 flats HOS 1/5-8 flats Private cars for visitors/ shoppers Light goods vehicle/lorry Rental 1/80 flats HOS 1/200 flats 8 8 Loading/ unloading 1/1000m² 5 5 bays for GFA commercial Centre The Planning Brief requirement is to be provided in Phases 3, 4 and 5. The Planning Brief requirement is to be provided in Phase 4. The Planning Brief requirement is to be provided in Phases 3, 4 and 5. The Planning Brief requirement is to be provided in Phase nos. private car parking spaces are provided in the Phase 3 carport including 200 nos. for Phase 1 and 315 nos. for Phase 2. Not applicable. Not applicable. Not applicable. Motorcycle 5-10% of the car parking provision (retail parking The Planning Brief requirement is to be provided in Phases 3, 4 and nos. motorcycle parking spaces provided in the Phase 3 carport. Tsing Yi Area 10 - Master Layout Plan Issue 1 October

19 spaces excluded) Tsing Yi Area 10 - Master Layout Plan Issue 1 October

20 HKPSG Theoretical Accomo- Facilities Standard Provision dation Private car 1space/ for school 4-6 classrooms Lay-bys 1 lay-by to be for school for taxi lay-bys determined and private for taxi cars/ 2-3 and private classrooms cars 3 lay-bys for school bus D.3 Pedestrian Circulation A Pedestrian network should be provided to enhance linkages within the development taking into account connection with the existing public rental estate of Cheung Hang and the proposed bus terminus and commercial centre. The Planning Brief requirement is to be provided in school site. The Planning Brief requirement is to be provided in school site. Covered walkways and footbridge across Liu To Road are to be provided to facilitate access between the domestic blocks, commercial centre / carpark and other facilities. 7nos. private car parking spaces are provided in the school site. 3nos. lay-bys for school bus are provided in the school site. The Client Brief requirements are provided with linkage to the commercial centre through other Phases of works. Tsing Yi Area 10 - Master Layout Plan Issue 1 October

21 PART II MASTER LAYOUT PLAN B. EXPLANATORY NOTES TO MASTER LAYOUT PLAN B.1 Orientation and Disposition The orientation and disposition of buildings are very much determined by the site constraints of MTRC protection zone and boatyard noise shaping the design layout of the Phases 1-3 works. B.2 Block Type To comply the ED requirements and HKSPG requirements, the low rise blocks are proposed to meet the site constraints so as to enable the development potential in other parts of the THA at Area 10 to be maximised. B.3 Pedestrian and Vehicular Access (1) A pedestrian network is provided to enhance linkage of the carport with domestic blocks in the THA site. It also continues to link up the adjoining Cheung Hang Estate where the Commercial Centre is located. (2) The vehicular access to site will be via Liu To Road. The design of the ingress/egress point is provided to satisfaction of the Director of Highways and the Commissioner for Transport. B.4 Open Space The carport roof provides 2400m² of the active/passive open space required in the Planning Brief. Tsing Yi Area 10 - Master Layout Plan Issue 1 October 1999

22 PART II MASTER LAYOUT PLAN A. DRAWING LIST MASTER SITE PLAN CARPORT G/F PLAN CARPORT 1/F PLAN CARPORT 2-6/F PLAN CARPORT 7/F PLAN CARPORT ROOF PLAN CARPORT SECTION A-A CARPORT ELEVATION 1 TW26/3/SITE/A/SLO-02/P-04 TW26/3/CP/A/SLO-01/P-08 TW26/3/CP/A/SLO-02/P-08 TW26/3/CP/A/SLO-03/P-08 TW26/3/CP/A/SLO-04/P-08 TW26/3/CP/A/SLO-05/P-09 TW26/3/CP/A/SLO-06/P-08 TW26/3/CP/A/SLO-07/P-08 Tsing Yi Area 10 - Master Layout Plan Issue 1 October 1999

23 - 2 - PART IV DEVELOPMENT PROGRAMME B. Explanatory notes to Development Programme The tenure of the Phase 3 site has been expired in April 1999 and demolition work included in Phase 1 building contract has commenced on 15 July The removal of the existing bus lanes still occupying the Phase 3 site could only proceed upon their relocation to Cheung Hang Estate. The completion of Phase 3 is scheduled for The construction works for Phase 1 is scheduled for completion in The construction works for Phase 2 will commence in October 1999 and complete in The redevelopment of the non-domestic carpark, commercial centre and bus terminus of Cheung Hang Estate (Phase 4) will follow and the last phase (Phase 5) will complete in On completion of Phase 3, 698 nos. carparking spaces will be provided. This includes 200 carparks for Phase 1, 315 carparks for Phase 2 and 183 carparks for replacement of the existing carport at Cheung Hang to be demolished for the redevelopment of Phase 4. In this regard, a shortfall of 9 carparks will result and this will be temporarily provided as on grade parking using the external areas of Phases 1 and 2, which will be ultimately converted back to open space to meet the Planning Brief requirement at completion of the Phase 4 works. Tsing Yi Area 10 - Master Layout Plan Issue 1 October 1999