PLANNING BRIEF PROJECT NAME : Long Bin …...PLANNING BRIEF PROJECT NAME : Long Bin Phases 1 and 2, Yuen Long Date of Preparation : December 2018 Current Proposal for Phase 1 Current

PLANNING BRIEF

PROJECT NAME : Long Bin Phases 1 and 2, Yuen Long

Date of Preparation : December 2018

Current Proposalfor Phase 1

Current Proposalfor Phase 2 Remarks

1. Site Particulars

1.1 District Location Yuen Long

1.2 Site Location Ping Shan

1.3 Site Area (ha)1.3.1 Gross Site Area(approx.)

10.0ha Subject to detailed survey.

1.3.2 Net Site Area(approx.)

8.5ha(Excluding road, school and sewage pumping station etc.)

Phases 1 and 2 are 2.3ha and 6.2ha respectively subject todetailed survey.

1.4 Existing Land Use Vacant Mainly open storage, warehouse,workshop, temporary structures

and agricultural land1.5 Existing Zoning “Residential(Group A)1”

(“R(A)1”)As stipulated in the Approved Tong Yan San Tsuen OZPNo. S/YL-TYST/12.

1.6 Existing Land Status Government Land Government &Private Land

Land resumption is required for Phase 2 only.

2. Development Parameters2.1 Proposed Housing Type Public Housing Flexibility should be allowed to change the housing flat type

to cater for demand change between Public Rental Housing(PRH)/ Green Form Subsidised Home Ownership PilotScheme (GSH) and other Subsidised Sale Flats (SSFs)subject to pro-rata adjustments of ancillary facilities inaccordance with the HKPSG.

2.2 No. of Flats Proposed 2,800(About)

8,900(About)

Subject to change at detailed design stage. A ±10%deviation is allowed subject to detailed design. Includingabout 2,029 Type A flats for 1P/2P.

2.3 Design Population 7,900(About)

25,000(About)

Based on an average household size (AHS) of 2.8. A±10% deviation is allowed subject to detailed design.



2.4 Maximum Plot Ratio 6.5(Total)

As stipulated in the Approved Tong Yan San Tsuen OZPNo. S/YL-TYST/12.

2.5 Maximum Building Height inmPD

155mPD(main roof level)

As stipulated in the Approved Tong Yan San Tsuen OZPNo. S/YL-TYST/12.

2.6 Maximum Gross Floor Area 552,500m2

(Max. Total GFA)Based on statutory maximum plot ratio of 6.5. Subject todetailed survey of site area.

HKPSGStandards

Provision in accordancewith HKPSG



3. Planning Requirements

3.1 Education Facilities3.1.1 Nursery Class &Kindergarten

500 half-day and 500whole-day places for

every 1,000 children in theage group of 3 to under 6(assume 34 classroomsare required for every

1,000 children aged 3 tounder 6)

Phase 1:6 classrooms


6 classrooms 18 classrooms Flexibility shall be given for theuse of premises to be subject tochange to cope with the prevailingdemand.

3.1.2 Primary School 1 whole-day classroomper 25.5 persons aged 6-

11



Nil 30 classrooms(To be provided outside

public housing site)

Demand to be met by a 30classrooms primary school andthe provision in the vicinity.

3.1.2 Secondary School 1 whole-day classroomper 40 persons aged 12-

17



Nil Nil To be catered for in surroundingarea.

3.2 Local Open Space 1m2 per person Phase 1: 7,900m2

Phase 2: 25,000m2Not less than

7,900m2Not less than

25,000m2Subject to design population anddetailed design.

HKPSGStandards




3.3 Recreation Facilities3.3.1 Badminton Court 1 per 8,000 persons Phase 1: 0.98

Phase 2: 3.131 no. 3 nos. Subject to design population and

detailed design.3.3.2 Basketball Court 1 per 10,000 persons Phase 1: 0.79

Phase 2: 2.501 no. 3 nos. Ditto.

3.3.3 Table Tennis Table 1 per 7,500 persons Phase 1: 1.05Phase 2: 3.33

1 no. 3 nos. Ditto.

3.3.4 Children’s Play Area 400m2 per 5,000 persons Phase 1: 632m2

Phase 2: 2,000m2Not less than

632m2Not less than

2,000m2Ditto. Facility to be integrated withopen space/play areas for all agegroups and persons withdisabilities to foster a sense ofcommunity in public housingdevelopment.

3.4 Social Welfare/ CommunityFacilities

3.4.1 NeighbourhoodElderly Centre (NEC)

To be determined by SWDwith factors such as theelderly population, the

demographiccharacteristics,

geographical factor andservice demand etc.

N/A 1 no. - As requested by SWD and subjectto confirmation on governmentfunding availability by SWD anddetailed design.

Flexibility shall be given for theuse of premises to be subject tochange to cope with the prevailingdemand.

The GFA for the hostel-typewelfare facilities requested bySWD shall be counted towardsnon-domestic GFA from planningperspective under PlanD.

3.4.2 Integrated Childrenand Youth Services Centre(ICYSC)

1/12,000 persons in the 6-24 age group and to be

determined by SWD withlocal factors.

N/A 1 no. - Ditto.

HKPSGStandards




3.4.3 Residential CareHome for the Elderly(RCHE) cum Day Care Unit(DCU)

To be determined by SWDwith factors such as

demand, resources, andavailability of premises etc.

N/A - 1 no. Ditto.

3.4.4 Aided StandaloneChild Care Centre (CCC)

The provision will be basedon the estimated demand,socio-economic factors,

district characteristics andthe provision of other childcare support services for

the area

N/A - 1 no. Ditto.

3.4.5 Hostel for ModeratelyMentally HandicappedPersons (HMMH)

To be determined by SWD N/A - 1 no. Ditto.

3.4.6 Hostel for SeverelyPhysically HandicappedPersons (HSPH)

Ditto N/A - 1 no. Ditto.

3.4.7 Integrated VocationalRehabilitation ServicesCentre (IVRSC)


3.4.8 Special Child CareCentre (SCCC)


3.4.9 On-site Pre-schoolRehabilitation Services(OPRS) Office Base


3.4.10 Supported Hostel forMentally HandicappedPersons (SHOS(MH))


3.5 Retail & Commercial (R&C)Facilities

3.5.1 Retail Gross FloorArea (m2)

To be determined by HD Nil 850m2

(IFA)5,200m2

(IFA)The corresponding GFA forPhases 1 and 2 are about1,340m2 and 8,870m2 respectivelysubject to change and detaileddesign.

HKPSGStandards




3.6 Parking Facilities (no.)for Phase 1 (SSF)

Pursuant to TD DepartmentalCircular No. 2/2012 and theAgreement at TD-HD LiaisonMeeting on 27.5.2014.

3.6.1 Car Parking(Domestic)

Outside 500m radius of railstation: 1 per 13-19 flats

147-215 215 - To adopt the upper end provisionat 1 per 13 flats as per TD’sadvice.

3.6.2 Visitor Parking 2-3 per each housing block 6-9(for 3 blocks)

15(for 3 blocks)

- The new measure to provide 5visitor parking spaces per housingblock as per TD’s advice isadopted. Subject to site anddesign constraints.

3.6.3 Loading/Unloading(domestic)

1 per each housing block 3(for 3 blocks)

3(for 3 blocks)

-

3.6.4 Motor-cycle Parking 1 per 110 flats 26 26 -

3.6.5 Bicycle Parking 1 per 15 flats within a 0.5-2km of radius of rail stationand flat size smaller than

70m2

187 373 - The ratio of 1 bicycle parking per7.5 flats is adopted as per TD’srequest.

3.6.6 Car Parking (R&C) 1 per 200m2

Commercial GFA7 15 - 8 out of the 10 additional car

parking (R&C) spaces as per TD’srequest are to be provided atPhase 1.

3.6.7 Loading/Unloading(R&C)

1 per 800-1,200m2

Commercial GFA1-2 2 - To adopt the upper end provision

at 1 per 800m2 Commercial GFA.

HKPSGStandards




3.7 Parking Facilities (no.)for Phase 2 (PRH)

3.7.1 Car Parking(Domestic)

Outside 500m radius of railstation: 1 per 26-40 flats

excluding 1P/2P flats

171-264 - 264 To adopt the upper end provisionat 1 per 26 flats excluding Type Aflats for 1P/2P as per TD’s advice.

3.7.2 Light Goods Vehicle(LGV) Parking

1 per 200-600 flatsexcluding 1P/2P flats

11-34 - 36 To adopt the upper end provisionat 1 per 200 flats excluding 1P/2Pflats.

2 additional LGV spaces asrequested by TD to be provided atPhase 2.

3.7.3 Motor-cycle Parking Outside 500m radius ofrail station: 1 per 110-250flats excluding 1P/2P flats

27-62 - 62 To adopt the upper end provisionat 1 per 110 flats excluding TypeA flats for 1P/2P as per TD’sadvice.

3.7.4 Loading/ Unloading(domestic)

1 per each housing block 7(for 7 blocks)

- 7(for 7 blocks)

3.7.5 Bicycle Parking 1 per 15 flats within 0.5-2km radius of rail stationand flat size smaller than

70m2

593 - 593

3.7.6 Car Parking (R&C) 1 per 200-300m2

Commercial GFA30-44 - 46 To adopt the upper end provision


2 out of the 10 additional carparking (R&C) spaces asrequested by TD to be provided atPhase 2.

3.7.7 Loading/ Unloading(R&C)

1 per 800-1,200m2

Commercial GFA7-11 - 11 To adopt the upper end provision


3.7.8 Visitor Parking - - - 35(for 7 blocks)

The new measure to provide 5visitor parking spaces per housingblock as per TD’s request isadopted. Subject to site anddesign constraints.

HKPSGStandards




3.7.9 Parking Facilities forSCCC

N/A N/A - 1 parking space(3.5m (W) x 12m (L) x

min. 3.8m (H))for 48-seater van and 1loading/ unloading lay-

by

As requested by SWD.

3.7.10 Parking Facilities forRCHE cum DCU

N/A N/A - 2 parking spaces(3m (W) x 8m (L) x min.

3.3m (H))for two private lightbuses with tail-lifts

and 1 loading/ unloadinglay-by

As requested by SWD.

The loading/unloading lay-by tobe shared use by the ambulanceand the private light buses of theRCHE cum DCU, HSPH andIVRSC, and in the close proximityof the entrance of the socialwelfare facilities.

As advised by SWD, the actualno. of loading/ unloading lay-by(e.g. 1 or 2 nos.) will bedetermined at detailed designstage.

3.7.11 Parking Facilities forHSPH

N/A N/A - 1 parking space(3m (W) x 8m (L) x min.

3.3m (H))for private light bus

and 1 loading/ unloadinglay-by

Ditto.

3.7.12 Parking Facilities forIVRSC

N/A N/A - 1 parking spacefor 5.5-ton goods vehicleand 1 loading/ unloading

lay-by

Ditto. The 5.5-ton goods vehicleparking space will adopt the samedimensions as a LGV parkingspace.

4. Public Transport Facilities4.1 Public Transport Interchange(PTI) (no.)

N/A N/A - 1 As requested by TD and subjectto detailed design. Agreementwith TD/relevant departments onM&M responsibility at a laterstage.

Current Proposal for Phases 1 and 2 Remarks

5. Technical Considerations/ Constraints5.1 Environmental

5.1.1 Noise To implement mitigation measures if required and address noise impactsfrom road and rail traffic and industrial noise from the surrounding area asrecommended in the Preliminary Environmental Review (PER) conductedunder CEDD’s Engineering Feasibility Study (EFS). No adverse impact as

demonstrated by the Preliminary Environmental Review (PER). AnEnvironmental Assessment Study (EAS) will be separately conducted by HD

The PER conducted under CEDD’s EFS has been agreedwith EPD.

5.1.2 Air Quality To provide adequate setback distance from the major roads. No adverseimpact as demonstrated by the PER conducted under CEDD’s EFS. An EAS

will be separately conducted by HD

Ditto.

5.1.3 Pedestrian WindEnvironment

To conduct Air Ventilation Assessment (AVA) Initial Study at the detaileddesign stage in accordance with the joint HPLB-ETWB Technical Circular No.

1/06 on Air Ventilation Assessments (or its latest version)

According to the AVA-EE conducted under CEDD’s EFSwhich was agreed with PlanD, an AVA Initial Study will beconducted to assess the effectiveness of the proposedmitigation measures and optimize the scheme duringdetailed design stage.

5.2 Infrastructure

5.2.1 Drainage andSewerage

To be connected to the existing network. No adverse impact asdemonstrated by the Drainage Impact Assessment (DIA) and the Sewerage

Impact Assessment (SIA) conducted under CEDD’s EFS

The DIA and SIA conducted under CEDD’s EFS have beenagreed with EPD and DSD.

5.2.2 Water Supply No adverse impact as demonstrated by the Water Supply ImpactAssessment (WSIA)

The WSIA conducted under CEDD’s EFS has been agreedwith EPD and DSD.

5.2.3 Electricity, Telephone,Gas

HD would liaise with utility companies as and when necessary

5.2.4 Roads/TrafficImprovement

CEDD conducted Traffic and Transport Impact Assessment (TTIA) undertheir EFS. To address the traffic impacts caused by the proposed

development, CEDD will implement the road/traffic improvement measuresas recommended in the TTIA to ensure no adverse impact on the traffic

network.

The TTIA conducted under CEDD’s EFS has been agreedwith TD.

Current Proposal for Phases 1 and 2 Remarks

5.2.5 GeotechnicalRequirement

The Geotechnical Appraisal (GA) has demonstrated that the geotechnicalworks and site formation works are technically feasible subject to further

review at detailed design stage. Geotechnical design/works to be agreed withrelevant department(s).

The GA conducted under CEDD’s EFS has been agreedwith GEO.

5.3 Urban Design, Visual andLandscape

Compensatory planting for the affected trees to follow the prevailing treepreservation policy. Building design to be compatible with the surroundingdevelopments as far as practicable. To retain the existing trees as far as

possible and integrate them with the proposed development.

To incorporate recommended mitigation measures, such asaesthetic design, amenity/compensatory plant, screen andbuffer planting, building separation/ visual corridors,building set back and stepped building height profile, as faras possible.

5.4 Green Coverage Overall site green coverage target of 30% while half of which will beprovided at grade or levels easily accessible to pedestrians.

Provide a minimum of 3 trees per 100m2 of the total greencoverage.

6. Development Programme6.1 Foundation CommencementDate

Phase 1: 2019/20Phase 2: 2023/24

Tentative date subject to land resumption, site clearanceand provision of formed site and associated infrastructures.

6.2 Building Completion Date Phase 1: 2024/25Phase 2: 2028/29

Ditto.

7. Attachments

7.1 Location Plan (Plan 1)

7.2 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 regarded 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 togetherwith 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 toPB 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 andNo. 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 orproposal 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 atmain 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 sitearea involved in free standing facilities should be excluded from site area for PR calculation.

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

10. PEDESTRIAN WIND ENVIRONMENT: HPLB / ETWB Joint Technical Circular No.1/06 on Air Ventilation Assessments to be 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 brieffor endorsement by DipCon.

Documents

PLANNING BRIEF PROJECT NAME : Long Bin …...PLANNING BRIEF PROJECT NAME : Long Bin Phases 1 and 2, Yuen Long Date of Preparation : December 2018 Current Proposal for Phase 1 Current