THE HONG KONG HOUSING AUTHORITY. Memorandum for the Building Committee

Transcription

1 PAPER NO. BC 134/2000 THE HONG KONG HOUSING AUTHORITY Memorandum for the Building Committee Proposed Master Layout Plan and Development Cost Budget for HOS Development at Valley Road Estate, Phase 2 (KL51RH) PURPOSE To seek Member s approval to the proposed Master Layout Plan and Development Cost Budget for HOS Redevelopment of Valley Road Estate (VRE) Phase 2 the first Non-standard HOS Block to be developed to suit the specific site. BACKGROUND 2. The architectural consultant for this project is Messrs. Ling Chan & Partners Ltd. The appointment of their consultancy services for the overall VRE Redevelopment, Phases 1, 2 and 3 was approved by Members vide Paper No. BC 12/99 in 15 January 1999, to take up the project from feasibility studies stage. 3. Non-standard domestic block policy to enhance identity in public housing estates was approved by the Building Committee (BC) on July 1999 (Paper No. BC 126/99). 4. VRE Phase 2 is part of the overall VRE comprehensive Redevelopment which when fully developed comprises of VRE phases 1, 2 and 3. As the proposed East Kowloon Railway Line (EKRL) may run into Phases 1 and 3, the Strategic Planning Committee (SPC) at its meeting on 30 March, 2000 approved VRE Phase 2 to be developed first given its rather independent location which is separated from the other parts of VRE by Chung Hau Street.

2 5. Demolition work is in progress. Phase 1 demolition has been completed. Phases 2 & 3 demolition tender is scheduled to BCT in September Clearance work is in progress and the latest schedule is set for completion by late September Past events relevant to the project are summarised as follows Approval Date (a) 26 October, 1999 (b) 30 March 2000 (c) 11 April, 2000 (d) 31 May, 2000 Event The Development Parameters, Conceptual Layout, Development Programme and Project Estimate were endorsed by the Project Design Review Committee. (PDRC Paper No. 46/99). Approval of the Development Parameters. Conceptual Layout, and Development Cost Ceiling by the Strategic Planning Committee. (Paper No. SPC 30/2000). The Development Parameters were formally approved by the Kowloon District Planning Conference. (KDPC) The Master Layout Plan, Scheme Design and Site Development and Construction Cost Budget were endorsed by the Project Design Review Committee. (PDRC Paper No. 19/00) MASTER LAYOUT PLAN 7. The site area of VRE Phase 2 is 1.63 hectares. It is located at the north-west corner of Fat Kwong Street and Chung Hau Street. Site location plan and the proposed Master Layout Plans attached at Annex 1 is evolved from the Development Parameters and Conceptual Layout approved by the SPC.

3 Key Development Parameters are as follows Name: Redevelopment of Valley Road Phase 2 Location: Fat Kwong Street, Homantin Existing Use: Public Rental Housing Existing Zoning: Residential (Group A) Proposed Housing Type: HOS Site Area (Gross): 1.63 ha.* * Refer item 10 Flat No: 1,768 (2-bedroom flat: 884, 3-bedroom flat: 884) Total Floor Area (GFA): 122,280m² Overall Plot Ratio: 7.5 Population: 5,658 Parking Provision: 442 private carparking spaces Retail Provision: To rely initially on the provision in Homantin South Phase 4 and Oi Man Estate and subsequently the later phases of the redevelopment Community/Welfare Facilities: - ditto - 8. The Master Layout Plans for the HOS Development comprise of (a) (b) (c) 5 nos. domestic tower blocks arranged in two groups (three 48-storeys towers and two 41-storeys towers). a 4-storeys podium carpark. associated external works. 9. The main features of the Design are (a) Non-standard block design with eight flats per floor is proposed to maximize the panoramic view of this prominent site and its development potential. The tower blocks are positioned along the longitudinal axis of the site to minimise disturbance to the existing slope and site formation work, while achieving a certain degree of noise mitigation.

4 (b) (c) Mechanical construction, large panel system formwork and prefabrication of external facade will be employed. The structural wall thickness will be reduced in steps where appropriate to increase the internal net floor area for the end-users benefits. Wind tunnel test is proposed to fine tune the structural design at detail design stage, and provisional sum for laboratory fee has been allowed for in the Development Budget. The new blocks make reference to the NCB for cost yardstick with allowance made for the non-standard architectural design items. All master bedrooms are 2100mm wide, secondary bedrooms are either 2100mm or 2075mm wide, living and dining rooms are all 2700mm wide minimum which are equal or better than Concord Block. (d) Linked entrance lobbies are provided for Blocks 1 and 2, 4 and 5. Single lobby provided for Block 3. Transformer rooms and main switch rooms are placed away from the tower blocks to create a more pleasant environment for garden and entrance lobbies. Children play area will provide for a safe, convenient pleasant outdoor area. (e) (f) Segregated refuse disposal route is planned at level 4 beneath garden podium deck which is then connected to level 1 RCP by the refuse service lift at Block 4. Hybrid natural and mechanical ventilation is planned for the refuse disposal corridor and the podium carpark. Air-conditioning is provided for the podium entrance lobbies. Air-conditioning units are also provided to all flats for further noise mitigation purpose. Landscape area in front of towers to act as a green belt between the public and private zone. Three groups of existing trees are preserved. A noise barrier wall of minimum 3.0m height from podium 5 level is required along the boundary interface as a mitigative measure to reduce traffic noise impact. Subject to detail design refinement it will be integrated with the landscape design to scale down its presence and be environmental-friendly.

5 (g) (h) (i) Emergency vehicular access, taxi drop-off point, main vehicular access to carpark and refuse collection point are provided. Four nos. pedestrian entry points are allowed for at intervals to facilitate easy access and the enjoyment of the landscape garden. Such entry points are also accessible to the disabled. Once entered the estate at the major entrance along Fat Kwong Street and Chung Hau Street, weather protection is provided by covered walkways that lead to all blocks lobbies. Two nos. segregated escalator sets and separate stairway are planned for public use to facilitate linkage from Chung Yee Street to future Phases 1 and 3 and possible future mass transit railway station. The passage will be maintained and managed by the development while the cost will be borne by HA as it will have fringe benefits to the nearby public housing estates as well. 10. The site boundary basically develops from the current Vesting Order boundary line with some minor adjustment. Final site co-ordinates are subject to further confirmation with the DLO in the later formal land grant process. A small strip of footpath behind site will also be reformed to satisfy the Building regulations and will be taken up by the Highways Department for maintenance as a public street. PROJECT DEVELOPMENT BUDGET 11. The proposed Project Development Budget of VRE Phase 2 is estimated to be $1, M. The breakdown of the proposed Project Development Budget is given in Annex 2 and the key elements are as follows

6 Cost Heads Work Elements Budget Cost (a) Site Development Cost Site Formation - Demolition Sub-total: (b) Construction Cost Foundation Building 1, Soft Landscape and Others Sub-total: 1, (c) Other Project Costs Civil engineering and [2% on (a) & (b)] geotechnical studies, site investigation, material testing and the like (d) Total Site Development & Construction Costs [(a) + (b) = (c)]: 1, (e) Project Management Cost Professional Services [12%on (d)] and Overheads, Consultant Fees and Consultant Site Staff (f) Project Development Budget [(d) + (e)]: $1, M Note: Development contingencies of $59.650M for non-standard blocks/buildings and elements are included in the Site Development and Construction Costs. These contingencies are allowed in accordance with Paper No. SPC 45/2000 to cover for unforeseen development risks and change in client s requirements. 12. The Project Development Costs of VRE Phase 2 (calculated using the proposed Project Development Budget and taking into account of the adjustment of the commonly shared items within the Project and other projects in the same development) comparing with the Project Development Cost Ceilings as approved in Paper No. SPC 30/2000 and adjusted as per Paper No. SPC 45/2000 are shown as follows

7 Buildings/ Portions (a) (b) (c) (d) Project Development Cost ($/m² CFA) Project Development Cost Ceiling ($/m² CFA) Unit Construction Cost ($/m² CFA) June 2000* Construction Cost Yardstick ($/m² CFA) Domestic(HOS) 9,512 9,516 # 6,678 5,336 Carpark 8,198 8,209 # 5,899 5,007 * NCB Construction Cost Yardstick is used for comparison. # In Paper No. SPC 30/2000, Project Development Cost Ceiling ($/M²CFA) for Domestic (HOS) and Carpark are 11,230 and 9,172 respectively. Note: For comparing with the Construction Cost Yardstick, external works, soft landscaping and other sundry costs such as drainage, utility connections, transfer structure, etc have been excluded from the Unit Construction Cost. 13. The Project Development Costs are below the Project Development Cost Ceilings approved by the Strategic Planning Committee vide Paper No. SPC 30/ The difference between the Unit Construction Cost (excluding external works) and the June 2000 Construction Cost Yardstick is mainly attributable to the following (a) Domestic Development - Non-standard block factors such as reduction of flats per floor, add ensuite bathroom to 3B flat, custom made mechanized system, taller structure, larger windows - Green tinted glass to windows - Refuge floor and drencher system - High-speed lifts - Familiarization - Extra foundation cost due to stringent quality measure

8 - Extra site formation cost - Air-conditioning units to all domestic flats - Split-type A/C for lift lobby at Level 5 of all domestic blocks - Water scrubber for refuse room - Wind tunnel test (b) Carpark - Underground screen wall and waterproofing - Extra cost for mechanical ventilation and silencer - Extra site formation works - Extra superstructure cost due to transfer plate above - Congested site 15. The Project Development Cost for the Domestic HOS buildings can be further broken down into Cost per Flat as follows Flat Type (a) (b) (c) Project Development Cost per Flat ($) Construction Cost per Flat ($) June 2000* Construction Cost Yardstick ($) 2-B 631, , ,524 3-B 827, , ,125 * NCB Construction Cost Yardstick is used for comparison. Note: For comparing with the Construction Cost Yardstick, external works, soft landscaping and other sundry costs such as drainage, utility connections transfer structure, etc have been excluded from the Construction Cost per Flat. 16. Breakdown of Proposed Site Development and Construction Cost Budget calculations are given in the attached Annex 2.

9 AVAILABILITY OF FUNDS 17. Based on Proposed Project Development Budget, the estimated yearly expenditure for the Development is as follows Estimate Expenditure 2000/ /02 Post 2001/02 Total , , Capital allowed in FC 2/ / /02 Post 2001/02 Total , , DEVELOPMENT PROGRAMME 18. The current programme shows that the HOS development will be completed by October Details of the development programme are attached at Annex 3. RECOMMENDATION 19. The proposed Master Layout and Project Development Budget of Valley Road Estate Phase 2 as described at paragraph. 11 above and in Annexes 1 and 2 to this paper be approved to proceed to the next stage.

10 DISCUSSION 20. At the next coming meeting of the Building Committee to be held on 21 September 2000, Members will be invited to approve the recommendation in paragraph 19 above ATTACHMENTS Annex 1 Annex 2 Annex 3 Annex 4 Site Location Plan, Master Layout Plans, Typical Floor Plans Development Cost Budget Development Programme Comparison of Standard Block/Non-standard Block Development Programme File Ref. : HD(PM3) KL51-2/DSN Date : 18 September 2000