APC report (HKIS)

THE HONG KONG INSTITUTE OF SURVEYORS

Assessment of Professional Competence

(General Practice Division)

FINAL SUBMISSION

Submitted by: Tsun Sheung Ming

HKIS No.: 86661

APC FINAL SUBMISSION CONTENTS

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CONTENTS

PART I INTRODUCTION

1. Objective 2

2. Report Outline 2

3. Academic Background and Training Schedule

2

PART II SUMMARY OF EXPERIENCE

1. Types of Work Undertaken 3

2. Geographical Area of Experience 6

3. Type of Properties 6

4. Level of Responsibility

6

PART III PROJECTS UNDERTAKEN

Project 1 Market Value Assessment for a Land Sale Site in Ma On Shan for

Internal Reference Purpose

8

Project 2 Processing a Proposed Land Sale Site in Yan Ching Street, Tuen

Mun, New Territories

46

PART IV

PRE-QUALIFICATION STRUCTURED LEARNING 63

PART V

CONCLUSION 68

PART VI CERTIFICATION

APC FINAL SUBMISSION INTRODUCTION

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PART I INTRODUCTION

1. OBJECTIVE

Pursuant to the provisions of paragraph 5.5 of the Rules and Guide to the Assessment of

Professional Competence (General Practice Division) June 2012 issued by The Hong

Kong Institute of Surveyors, I submit herewith this Final Report summarizing the

professional training and experience I have acquired since the submission of my Interim

Report in September 2013 and two projects undertaken by me during the whole training

period.

2. REPORT OUTLINE

This report is divided into six parts. Part I, the introductory part, summerises my

academic background and training schedule in the past two years. Part II is a summary

of the professional training received and experience that I acquired during the second half

of my two year training programme. The critical analysis of two projects undertaken by

me during the training period is included in Part III. Part IV lists out the

pre-qualification structured learning I have attended. Finally, Part V and Part VI are

respectively a conclusion and a certification.

3. ACADEMIC BACKGROUND AND TRAINING SCHEDULE

Having graduated from the University of Hong Kong with a Bachelor Degree of Science

in Surveying in 2010, and also a Master Degree in Planning in the University of New

South Wales in 2012, I was employed by the Lands Department of the Government of

Hong Kong Special Administrative Region as an Estate Surveying Graduate in September

2012. During the past two years of professional training, I was posted to three different

sections of the department. The training schedule for each posting and the respective

areas of experience obtained are summarized as follows:

Period Section Relevant APC Area*

17.9.2012 – 17.3.2013 Railway Development Section/ Urban 5

18.3.2013 – 14.3.2014 District Lands Office/ Tuen Mun 1, 2 & 3

15.3.2014 – 16.9.2014 Valuation Section 1 *

Notes:

Area 1 - Valuation of Land and Buildings in relation to Capital and Rental Values Area 2 - Estate Management and Landlord and Tenant including maintenance and repair Area 3 - Sales, Letting and Purchases of Land and Buildings Area 5 - Compulsory Acquisition and Compensation

APC FINAL SUBMISSION SUMMARY OF EXPERIENCE

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PART II SUMMARY OF EXPERIENCE

1. TYPES OF WORK UNDERTAKEN

1.1

DISTRICT LANDS OFFICE/TUEN MUN (18.3.2013 – 14.3.2014)

[Area 1 - Valuation of Land and Buildings in relation to Capital and Rental

Values]

[Area 2 - Estate Management and Landlord and Tenant including maintenance

and repair]

[Area 3 - Sales, Letting and Purchases of Land and Buildings]

During the first 6 months of the second year of my professional training, I worked in

the District Lands Office/Tuen Mun. District Lands Offices in Lands Department

were mainly responsible for day to day land administration works in Hong Kong. I

have undertaken a number of tasks including processing long-term and short-term

disposal of land, handling lease modification applications and waiving some of the

lease terms, etc. My main duties during this period were summarized as follows:-

1.1.1

Long term disposal of land

There are several means for land to be disposed by the Government, such as

auction, tender and private treaty grant. During the training period, I had an

opportunity to draft the Conditions of Sale for a vacant site pending for disposal. I

incorporated the comments from other departments on the draft lease conditions and

assisted the drafting of a lease document submitted to an internal conference for

consideration.

Through this exercise, I gained a better understanding of the relation between

various lease conditions and the site condition. In particular, my Project 2 at Part

III of this report has illustrated the techniques and knowledge I have acquired in a

land disposal in Tuen Mun.

1.1.2 Processing applications for lease modification

The lease modification cases I involved in the District Lands Office/Tuen Mun

included the change of user and development parameters in certain Government

lease conditions upon consideration of the application and the site condition.


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One of the cases I handled is related to the modification of user of a godown

building to incorporate industrial use. Some parameters such as height of the

building were also revised. When drafting new conditions, I studied the Outline

Zoning Plan and the original lease document. I also assisted in drafting the

modification letter and circulation memos to seek comments from relevant

departments. After consolidating all the comments, the proposal was submitted to

the internal conference for approval.

The lease modification I handled enabled me to better understand the

interpretation of various clauses, the rationale behind of such clauses and their

implication on the developments.

1.1.3 Temporary variation of the use of a building by Waiver

Temporary variation of use in buildings could be permitted by means of

Temporary Waiver. Lands Department may grant a Temporary Waiver to relax

user restriction under Government leases subject to a payment of waiver fee.

During my term in the District Lands Office, I have assisted in drafting waiver

conditions. First, I verified the status of the applicants to ascertain the validity

of the application, and then I studied the existing lease conditions and drafted

the waiver conditions and incorporated the comments from relevant

departments. Besides, I also reviewed waiver fees for existing waivers. I

assessed the rental values for the “After” use and “Before” use by collecting rental

comparables and making suitable adjustments.

The waiver cases I handled during the training period included industrial and retail

properties. I have deepened my understanding on the restrictive covenant of the

lease conditions from enforcement perspectives.

1.1.4 Short Term Land Disposal by Short Term Tenancy (“STT”)

Lands Department also disposes lands which are pending permanent development

to private sectors by way of Short Term Tenancies (“STTs”). STTs will be

disposed of by public tender or direct grant.

I have dealt with several STTs cases during my training period. I assisted in

drafting the Tenancy Agreement and the circulation memo to collect the comments

from relevant departments. Upon approval of the STTs by the internal conference,


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I also assisted to assess the market rental of the STT if applicable.

Through these exercises, I have been more familiar with the terms under the

tenancy agreement, the market rental assessment and land management as a

landlord.

1.1.5 Lesson Learnt in District Lands Office/ Tuen Mun

My professional training in the District Lands Office offered me large exposures to

land documents and lease conditions. Through the drafting of lease conditions, I

understand better the interpretation on the rationale and implication of various

clauses on how they might vary the development potential of a site. I have

obtained a more comprehensive knowledge on how land resources are administrated

through different management practices in Hong Kong from a government

perspective.

1.2

VALUATION SECTION (15.3.2014 – 16.9.2014)

[Area 1 - Valuation of Land and Buildings in relation to Capital and Rental

Values]

The Valuation Section is a centralized section overseeing the valuation related

cases. It provides valuation advices by auditing valuation submissions from the

District Lands Offices and preparing valuations for auction, tender, revenue

estimates and appeals. I worked in the Valuation Section for 6 months under the

Audit Team.

1.2.1

Premium Assessment of Lease Modification and Land Exchange cases

Upon acceptance of the provisional basic term offers for lease modification or land

exchange, a premium assessment would be required.

Such a premium would be assessed on the basis of enhancement in land value

before and after the lease modification / land exchange. To handle these cases, I

first studied the background of the cases and the relevant lease conditions in the

original government leases, modification letters or consent letters. To ascertain the

optimal hypothetical development, apart from the above documents, I would also

examine the prevailing Outline Zoning Plan, Building (Planning) Regulation as well

as the draft special conditions for the cases. In case of uncertainty, I would also


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enquire the District Lands Offices for more information.

Site visits were then conducted to identify the site characteristics, physical

constraints, configuration, development in the vicinity and the surrounding

environment. I would then gather and analyze the comparables accordingly, and

assigned essential adjustments according to the market conditions to deduce an

appropriate unit rate. Depending on the cases, direct comparison, residual

valuation or profit method were used for the assessments.

After considering the above, I would prepare premium assessments in a valuation

report format for my supervisor’s consideration.

1.2.2

Valuation for land value for tendering and land sale projects

I was also appointed to assess the Market Value ("MV") of a government site

located at Ma On Shan disposed of by way of tender (details as shown in Project 1

in Part III). In preparing the assessments, I examined the Conditions of Sale and

other relevant statutory provisions such as the Building (Planning) Regulations and

Outline Zoning Plan to ascertain the development potential of the site. Site visits

were carried out to familiarise myself with the locality and the condition of the

subject lot.

I then collected relevant land sale comparables for direct comparison purpose.

Since there was only one suitable land sale comparable, I carried out a residual

valuation by formulating the optimal development for the site and collecting

relevant property transaction records for direct comparison. The MV of the site

was assessed and presented in form of a valuation report which was submitted for

my supervisor’s consideration.

2. GEOGRAPHICAL AREA OF EXPERIENCE

During my training in the Valuation Section, the geographical areas of my work

covers Hung Hom, Tai Kok Tsui, Cheung Sha Wan, Tsuen Wan, Tuen Mun,

Yuen Long, Fanling, the Western District and Causeway Bay.

In the District Lands Office, the geographical areas of my work covered various

districts in Tuen Mun, such as the Industrial zone, the Tuen Mun Town Central,

Castle Peak Road and also Lung Kwu Tan.


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3. TYPES OF PROPERTIES

I dealt with various types of properties including house-type developments and

medium to high-rise buildings for commercial, residential or industrial uses.

4. LEVEL OF RESPONSIBILITY

During my training period in Lands Department, I worked under the supervision

of Estate Surveyors and Senior Estate Surveyors who scrutinised my works such

as the valuation notes, minutes and other assigned tasks. With the guidance of

my supervisors, I handled the cases independently in a professional and timely

manner. I had regular discussions with my supervisors to ensure that I was

working on the right track with essential professional calibre.

APC FINAL SUBMISSION PROJECTS UNDERTAKEN (PROJECT ONE)

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PART III PROJECTS UNDERTAKEN

PROJECT ONE - CRITICAL ANALYSIS (PRESENTATION

PROJECT)

Market Value Assessment for a Land Sale Site in Ma On Shan for Internal Reference

Purpose

(APC Area 1 – Valuation of Land and Buildings in Relation to Capital and Rental Values)

1. OBJECTIVE

To assess the Market Value (“MV”) of Sha Tin Town Lot No. 598 (STTL 598)

in Ma On Shan, Sha Tin ("The Lot"), as at 24.07.2014 for internal reference

purpose.

2. BACKGROUND

The lot was a vacant Government site located at the intersection of Hang Hong

Street and Sai Sha Road in Ma On Shan (Location plan at Appendix I). It is

shown coloured pink, pink hatched black and pink hatched black stippled

black on the plan at Appendix II. It was included in the 2014/2015 Land

Sale for Tender for private residential development. I was instructed to

assess the MV of the Lot in July 2014 for internal reference purpose.

3. PERSONAL INVOLVEMENT AND TECHNIQUES APPLIED

3.1 Identification of Development Potential of the Lot

To identify the development potential of the Lot, I conducted a site visit and a

detailed examination on the development controls, including relevant Outline

Zoning Plan (“OZP”), the draft Special Conditions of the Lot and the Building

(Planning) Regulations (“B(P)R”).

(i) Site description

The Lot is in rectangular shape and located at the end of Hang Kwong

Street and abuts Sai Sha Road to the west and Hang Hong Street to the

south. It is surrounded by low-rise GIC facilities including a church, an

electricity substation and schools. Across Sai Sha Road to the west is


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the Chung On Estate. To the south across Hang Hong Street are Ma On

Shan Sports Ground and Ma On Shan Recreation Ground. At the time

of inspection, the site was being vacated. Aerial photo, commanding

views and photos of the subject site are attached at Appendix III.

The locality is predominated by medium to high rise residential

developments such as The Waterside, Marbella and Sunshine City.

Shopping facilities in the vicinity are mainly provided in the form of

shopping centres with a walkable distance. It takes about 10 minutes to

walk to the Ma On Shan MTR station. Public transport facilities are

available along Hang Hong Street and Sai Sha Street. The accessibility

of the Lot is considered good. The Lot was used by the Water Supplies

Department as a maintenance contractor’s yard and the temporary

structures on the lot were being removed at the date of valuation.

(ii) Restriction under OZP

The Lot is zoned Residential (Group B) 3 (“R(B)3”) (with a small portion

zoned Government, Institution or Community (“G/IC”)) on the Draft Ma

On Shan Outline Zoning Plan No. S/MOS/19. Town Planning Board,

upon Lands Department’s application, approved the Planning Application

No. A/MOS/98 on 25.4.2014 to increase the maximum permissible GFA

from 8,910m2 to 10,692m2 and the maximum permissible building height

from 50mPD to 60mPD for the Lot. Copies of an extract of the OZP

and Notes and extracted copies of the Planning application is attached at

Appendix IV.

(iii) Restriction under the draft Special Conditions

The draft Special Conditions governing the Lot was examined. Site

particulars and a summary of the draft Conditions of Sale are listed at

Appendix V(a) and Appendix V(b) respectively. A summary of the

major development clauses is shown as follows:-

(a) Site Area : 3,100.0m² (about)

(b) Non-Building

Areas

: Pink Hatched Black Area

Pink Hatched Black Stippled Black Area

(c) User : Private Residential Purposes


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:

(d) Total Gross Floor

Area (“GFA”)

Minimum: 6,415m2

Maximum: 10,692m2

(e) Height Restriction : Not exceeding 60m above Hong Kong

Principle Datum (“HKPD”)

(f) No. of Residential

Units

: Minimum: 180

(iv) Restriction under B(P)R

The Lot is classified as a Class B site under Regulation 18A of B(P)R.

According to Schedule 1 of B(P)R, the maximum permitted plot ratio and

site coverage for domestic building over 55m but not exceeding 61m are

7 and 39% respectively.

In parallel with the consideration of the development restrictions under

lease and OZP, the maximum site coverage, building height and GFA of

the Lot are 39%, 60mPD and 10,692m2 respectively.

3.2 Valuation

Date of Valuation : 24.07.2014

Basis of Valuation : Market Value (MV) of the Lot

Purpose of Valuation : For internal reference purpose

3.2.1 Determination of Valuation Method

In assessing the MV, direct comparison of the Lot with the land sale

comparables was first considered. There was one suitable government land

sale comparable transacted on 25.06.2014 in Ma On Shan district. Its

development parameters and transacted price is summarized at Appendix VI.


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The government land sale comparable, namely Sha Tin Town Lot No. 599

(“STTL599”), was sold around one month before the date of assessment of the

MV of the Lot. The following table shows the comparison of the

development parameters of STTL599 and the Lot.

Table1 : Comparison of development parameters

STTL599 Subject Lot

(a) Location

: Ma Kam Street Hang On Street

(b) View : Partial Seaview Open View

(c)

Site Area : 3,091m2 (about) 3,100m2 (about)

(d) User (under

Lease)

: Private residential

(e) Zoning : Residential (Group B) 4 Residential (Group B) 3

(f) Maximum

GFA

: 18,600m2 10,692m2

(g) Maximum SC

(under B(P)R)

: 39%

(h) Minimum No.

of Residential

Units

: 310 180

(i) Height

Restriction

: 90mPD 60mPD

Table2 : Sale Price and Accommodation Value of STTL 599

Sale Price : $703.8M

Accommodation Value (“AV”)* : $37,839/m2

*AV = Sale Price / Maximum permitted Gross Floor Area

Having regarded to the date of transaction, user and development parametres,

STTL 599 is considered a suitable land sale comparable. The subject site is

inferior to the land sale comparable in terms of location, development scale

and view. Adjustments had to be made to reflect the difference in these

factors and also the time factor. The adjusted AV for the subject site would


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likely to be around $35,000 (7.5% downward). As there incurs a certain

degree of arbitrary adjustments to the land sale comparable, Residual

Valuation method is adopted as a further analysis for the MV assessment.

3.3 Residual Valuation Method

3.3.1 Determination of Optimum Development

There are a variety of flats supply in Ma On Shan ranging from 1-room to

4-room units, with a significant majority of 2-room units. Recent transaction

records also show that 2-room units are most popular and frequently

transacted. Together with the restrictions stipulated in the Government

Lease, OZP and B(P)R, in particular the height restriction in the OZP and the

lease, I considered that the optimum development for the subject site would be

2 blocks of 14-storey residential building with 7 flats per floor over a 1-storey

car park basement. A total 196 residential units would be provided with an

average flat size of about 54.55m² (G) / 44.77m² (N).

3.3.2 Assembly and Analysis of Comparables

In order to assess the Gross Development Value (“GDV”) of the proposed

development, flat sale comparables are collected. Site inspections have been

carried out to identify the differences and similarities including the

surrounding environment, characteristics and view commanded between the

proposed development of the subject site and the comparables.

Having considered the above, it is concluded the sale comparables from

Oceanaire, Marbella, the Waterside and La Costa are the most relevant

comparables in terms of location, accessibility, surrounding environment and

view.

(a) Flat Sale Comparables

Flat Sale Comparables are compiled at Appendix VII (a) with

comparable plan at Appendix VII (b). The transactions were recorded

between 1/2014 to 7/2014 with sizes ranged from 46.05m2(N) to

75.21m2(N). Adjustments are made for the differences in date of

transaction, flat size, floor level and building age. The adjusted unit

rates ranged from $94,014/m2(N) to $118,085/m2(N). Non seaview


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comparables are adopted.

(b) Carpark Sale Comparables

Car parking space sale comparables in Ma On Shan are compiled at

Appendix VIII(a) with the comparable plan attached at Appendix

VIII(b). The transactions from 8/2013 to 6/2014 fetched a price

ranging from $698,000/space to $1,600,000/space with an average of

$1,155,765/space. Particular attention was paid to the ratio of carpark

to number of units.

Taking into account the site attributes, comparable transactions, market

sentiment and the supply of domestic unit in the vicinity, the following unit

rates were adopted in the assessment.

Residential Units : $113,000/m²(N)

Carparking Space : $1,200,000/space

3.3.3 Construction Cost and Development Period

Regarding the construction cost for the development, reference was made to

the cost estimates prepared by professional quantity surveying consultant. In

addition, development period of 2.5 years was allowed for the hypothetical

development scheme, with another 9 months time allowed for impact

assessments.

3.3.4 Assessment of Market Value

The Residual valuation was prepared at Appendix IX. The MV of the subject

site as at 24.07.2014 was assessed at $377M representing an overall AV of

$35,263/m² (G).

Compared to the recent land sale transaction on 25.06.2014, it is about 6.8%

less than the transacted overall AV at $37,839/m². It is considered reasonable

because the land sale comparable enjoys a partial seaview, a slightly larger

scale and a relatively more convenient location.


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4. LESSON LEARNT

The project gave me a practical exercise for valuation and strengthened my

understanding in residual valuation. I also become more familiar with the

rationale and various components of the residual valuation. I gained a deeper

understanding of the interpretation of lease conditions and other statutory

controls when formulating the optimal development for the lot. Through this

exercise I have enhanced my market sense and analytical skills.


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5. APPENDICES

I. Location Plan

II. Plan Annexed to the draft Special Conditions

III. Site Photos and Aerial Photo

IV. (a) Extract of the draft Ma On Shan Outline Zoning Plan No. S/MOS/19

(b) Extract of the Notes to “Residential (Group B)” Zone (S/MOS/19)

(c) Extract of the Planning Application No. A/MOS/98

V. (a) Site Particulars

(b) Summary of the draft Special Conditions

VI. Government Land Sale Comparables

VII. (a) Flat Sale Comparables

(b) Flat Sale Comparable Plan

VIII. (a) Carpark Sale Comparables

(b) Carpark Comparable Plan

IX. Residual Valuation


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Appendix I

Location Plan

(NOT TO SCALE – FOR IDENTIFICATION PURPOSES ONLY)

N

Subject Lot


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Appendix II

Plan Annexed to the draft Special Conditions


Legend

Site Boundary (Total Site Area : 3,100 m² )

Pink Hatched Black Area

Pink Hatched Black Stippled Black Area

N


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Appendix III

Site Photos

Subject Site (facing south)

View towards the west

Subject Site


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Appendix III

Site Photos

View towards the north

View towards the west


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Appendix III

Aerial Photo

Subject Lot

N


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Appendix IV (a)

Extract of draft Ma On Shan Outline Zoning Plan No. S/MOS/19

(NOT TO SCALE - FOR IDENTIFICATION PURPOSES ONLY)

N

Subject Lot


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Appendix IV (b)

Extract of the Notes to “Residential (Group B)” Zone (S/MOS/19)


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Appendix IV (b)

Extract of the Notes to “Residential (Group B)” Zone (S/MOS/19)


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Appendix IV (c)

Extract of the Planning Application No. A/MOS/98


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Appendix IV (c)

Extract of the Planning Application No. A/MOS/98


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Appendix V(a)

Site Particulars

(a) Location

: Hang On Street, Ma On Shan, New Territories

(b) Site Area : 3,100m2 (about)

(c) Spot Level : about 5.9m above HKPD (5.8m – 6.0m above HKPD)

(d) Class of Site : B

(e) Town Plan Zoning

: “R(B)3” on draft Ma On Shan OZP No. S/MOS/19, and

subsequently modified by the approved Planning Application No.

A/MOS/98

Maximum GFA: 10,692m2

Maximum height: 60mPD


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Appendix V(b)

Summary of draft Special Conditions

(a) Term : 50 years from the date of Agreement

(b) Government Rent : An annual rent of 3% of the rateable value from time to time of

the lot

(c) Building Covenant

: Made fit for occupation before 30.06.2020

(d) User

: Private residential purposes

(e) Total GFA

: Maximum: 10,692m²

Minimum: 6,415m²

(f) Height : Not exceeding 60m above HKPD

(g) Building Separation

: Any building or group of buildings erected or to be erected on the

lot shall not have any projected facade length of 60m or more

(h) No. of Residential

Units

: Minimum: 180

(i) Parking and L/UL Requirements:

(i) Residential Parking

Spaces

[2.5m(w) x 5.0m(l) x

2.4m(h)min]

: Size (GFA) of each

residential unit

No. of Residential Parking

Spaces to be provided

Less than 40m² 1 space for every 15.7 residential units or part thereof

Not less than 40m² but less than 70m²

1 space for every 9.4 residential units or part thereof






1 space for every 1 residential unit


1.5 spaces for every 1 residential unit

Not less than 350m² 2 spaces for every 1 residential unit

Where a detached, semi-detached or terraced house or houses

intended for use as a single family residence or single family

residences are provided:

(A) one space for each such house where its GFA is less


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than 160m²;

(B) 1.5 spaces for each such house where its GFA is not

less than 160m² but less than 220m², provided that if

the number of spaces to be provided under this

sub-clause is a decimal number, the same shall be

rounded up to the next whole number; and

two spaces for each such house where its GFA is not less than

220m².

(ii) Visitors’ Parking

Spaces

[2.5m(w) x 5.0m(l) x

2.4m(h)min]

: (i) 5 spaces for every block of residential units which contains

more than 75 residential units; or

(ii) 1 space for every 25 residential units, subject to a minimum

of two spaces being provided

(iii) Parking Spaces for

Vehicles of the

Disabled

[3.5m(w) x 5.0m(l) x

2.4m(h)(min)]

: Out of the spaces provided in (i)(i) above, 1 space shall be

reserved and designated;

(vi) Motorcycle Parking

Spaces

[1.0m(w) x 2.4m(l) x

2.4m(h)(min)]

: 10% of the total provisions for private cars in (i)(i);

(vii) Bicycle Parking

Spaces

: 1 space for every 10 residential units or part thereof with the size

of each residential unit being less than 70m² GFA

(viii) Loading and

Unloading

Requirements

[3.5m(w) x 11.0m(l) x

4.7m(h)(min)]

: 1 space for every 800 residential units or part thereof, subject to a

minimum of 1 space each block of residential units;

(ix) Flexibility in Parking

Provisions

: The number of spaces provided under (i)(i) to (i)(viii) above may

be increased or reduced by not more than 5% or 50 in number,

whichever is the less. In addition, the number of spaces

provided under (i)(i) and (i)(vi) above may be increased or

reduced by not more than 5%.


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(j) Underground subway

structures - the Pink

Hatched Black Area

Except boundary walls and fences, no building or structure or

support may be erected;

(k) Non-building Area –

the Pink Hatched

Black Stippled Black

Area

The Pink Hatched Black Stippled Black Area shall not be used

for any purpose other than for landscaping purpose. Except

boundary walls and fences, no building or structure or support

may be erected;

(l) Other Conditions :

(i) Indemnify Government against existing buildings and structures clause

(ii) Compliance with Buildings Ordinance clause

(iii) Compliance with Town Planning Ordinance clause

(iv) Building Separation Clause

(v) Design and disposition clause

(vi) Provision of sales office and show flats clause

(vii) Recreational facilities clause

(viii) Preservation of trees clause

(ix) Landscaping Clause

(x) Office accommodation for watchmen and caretakers clause

(xi) Quarters for watchmen and caretakers clause

(xii) Owners’ Corporation / Owners’ Committee Office clause

(xiii) No exempt building clause

(xiv) Restriction on alienation before compliance clause

(xv) Deed of Mutual Covenant incorporating Management Agreement clause

(xvi) Registration clause

(xvii) Restriction on partitioning clause

(xviii) Restriction on alienation of the Residential Parking Spaces and the Motor Cycle

Parking Spaces clause

(xix) Deposit of car park layout plan clause

(xx) Salt water supply clause

(xxi) Definition of gross floor area clause

(xxii) Restriction on merging clause

(xxiii) No grave or columbarium permitted clause

(xxiv) Noise Impact Assessment

(xxv) Noise Barrier

(xxvi) Sewerage Impact Assessment


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Appendix VI

Government Land Sale Comparables

Comparable L1

Lot Number : STTL No. 599

Location : Ma Kam Street, Ma On Shan, New Territories

Date of Transaction : 25.06.2014

Site Area : 3,091 m²

User : Residential purposes

Max. GFA : 18,600 m²

Class of Site

: Class B

Sale Price : $703,800,000

Overall AV : $37,839/m²


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Appendix VI

Government Land Sale Comparables

Subject Lot

Comparable L1:-

STTL No. 599

N


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Appendix VII(a)

Flat Sale Comparables

Comparable R1 –Oceanaire (天宇海天宇海天宇海天宇海)

Address : 18 Po Tai Street

OP Date : 03/2011

Development Profile : 14 blocks of 3-storey houses and 6 blocks of

24-storey residential tower over 1-storey

basement carpark, each tower is served by 4

lifts and 2 staircases

No. of Residential Units : 1,129 (8 units / floor)

Flat Sizes : 60.62m² - 87.25m² (N)

No. of Carparking Spaces : 409

CPS Ratio : 1 space : 2.76 residential units (or 0.36 CPS per

unit)


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Transactions:

Other Adjustments Item Tower/

Block

Floor

Unit Date of

Transaction

Sale Price Saleable

Area

(N) (m²)

Before

Price

Index

Time

Adjusted

Unit Rate

(N) ($/m²)

Flat size Floor

level

Build-

ing age

Total

Total

Adjusted

Unit Rate

(N) ($/m²)

1 3B 23 C 23/07/2014 $6,560,000 67.86 233.20 $96,670 12.43% -2.80% 1.80% 11.43% $107,719

2 6B 19 C 19/07/2014 $6,580,000 68.61 233.20 $95,904 12.81% -1.20% 1.80% 13.41% $108,760

3 6A 11 C 02/07/2014 $6,480,000 69.26 233.20 $93,560 13.13% 1.20% 1.80% 16.13% $108,651

4 3B 9 D 25/06/2014 $6,500,000 66.01 233.20 $98,470 11.51% 2.00% 1.80% 15.31% $113,541

5 1B 16 C 23/06/2014 $6,500,000 68.05 233.20 $95,518 12.53% 0.00% 1.80% 14.33% $109,201

6 1A 17 D 23/06/2014 $7,200,000 75.21 230.20 $95,732 16.11% -0.40% 1.80% 17.51% $112,490

7 2B 15 C 13/06/2014 $6,438,000 67.68 233.20 $95,124 12.34% 0.40% 1.80% 14.54% $108,955

8 1B 21 C 13/06/2014 $6,500,000 68.05 233.20 $95,518 12.53% -2.00% 1.80% 12.33% $107,291

Notes:

(1) Source: EPRC

(2) Time indices provided by Rating and Valuation Department for Private Domestic Properties are used. Base Index at July for Class B

(40m²-69.9m²) is 233.20, base index at July for Class C (70m²-99.9m²) is 230.20.

(3) Assume -0.5%/m2 for difference in flat size, 0.4% for each floor level difference and 0.6% per year for building age difference


- 34 -

Appendix VII(a)


Comparable R2 –Marbella (迎濤灣迎濤灣迎濤灣迎濤灣)

Address : 23 On Chun Street

OP Date : 04/2001

Development Profile : 2 blocks of 32/s residential towers over 3/s podium and 1

level basement carpark, each tower is served by 3 lifts and

2 staircases

No. of Residential Units : 508 (8 units / floor)

Flat Sizes : 46.3m² - 77.4m² (N)


CPS Ratio : 1 space : 4.98 residential units (or 0.20 CPS per unit)


- 35 -

Transactions:

Other Adjustments Item Tower

/

Block

Floor

Unit Date of

Transaction

Sale Price Saleable

Area

(N) (m²)

Before

Price Index

Time

Adjusted

Unit Rate

(N) ($/m²)

Flat

size

Floor

level

Build-

ing age

Total

Total

Adjusted

Unit Rate

(N) ($/m²)

1 2 25 E 13/06/2014 $4,485,000 46.30 233.20 $96,868 1.65% -1.20% 7.80% 8.25% $104,860

2 1 11 D 22/05/2014 $4,360,000 48.40 233.20 $90,083 2.70% -0.40% 7.80% 10.10% $99,181

3 1 7 G 09/05/2014 $4,100,000 48.80 233.20 $84,016 2.90% 1.20% 7.80% 11.90% $94,014

4 1 5 F 10/01/2014 $3,980,000 46.30 231.10 $86,742 1.65% 2.00% 7.80% 11.45% $96,674

5 1 11 E 20/12/2013 $4,150,000 46.30 232.00 $90,097 1.65% -0.40% 7.80% 9.05% $98,251

6 2 3 D 29/11/2013 $4,100,000 48.40 232.20 $85,076 2.70% 2.40% 7.80% 12.90% $96,051

Notes:

(1) Source: EPRC


(40m²-69.9m²) is 233.20.



- 36 -

Appendix VII(a)


Comparable R3 –The Waterside (雅濤居雅濤居雅濤居雅濤居)

Address : 15 On Chun Street

OP Date : 07/1997

Development Profile : 2 blocks of 42-storey residential towers over 2 level

podium with carpark, each tower is served by 3 lifts and 2

staircases


Flat Sizes : 47.0m² - 76.0m² (N)




- 37 -

Transactions:


/

Block

Floor

Unit Date of

Transaction

Sale Price Saleable

Area

(N) (m²)

Before

Price Index

Time

Adjusted

Unit Rate

(N) ($/m²)

Flat size Floor

level

Building

age

Total

Total

Adjusted

Unit Rate

(N) ($/m²)

1 1 17 D 12/06/2014 $4,600,000 47.6 233.20 $96,639 2.28% -2.00% 10.20% 10.48% $106,770

2 1 21 D 09/05/2014 $4,300,000 47.6 233.20 $90,336 2.28% -3.60% 10.20% 8.88% $98,361

3 1 8 E 08/05/2014 $4,180,000 48.5 233.20 $86,186 2.75% 0.80% 10.20% 13.75% $98,034

4 2 21 D 30/4/2014 $4,350,000 47.6 231.10 $92,217 2.28% -3.60% 10.20% 8.88% $100,409

Notes:

(1) Source: EPRC


(40m²-69.9m²) is 233.20.



- 38 -

Appendix VII(a)


Comparable R4 –La Costa (嘉華星濤灣嘉華星濤灣嘉華星濤灣嘉華星濤灣)

Address : 8 Po Tai Street

OP Date : 02/2004

Development Profile : 2 blocks of 32-storey residential tower plus a block of

7-storey carpark, each tower is served by 4 lifts and 2

staircases


Flat Sizes : 37.58m² - 50.21m² (N)




- 39 -

Transactions:


/

Block

Floor

Unit Date of

Transaction

Sale Price Saleable

Area

(N) (m²)

Before

Price Index

Time

Adjusted

Unit Rate

(N) ($/m²)

Flat size Floor

level

Building

age

Total

Total

Adjusted

Unit Rate

(N) ($/m²)

1 1 17 F 06/06/2014 $4,920,000 46.05 233.20 $106,840 1.53% -1.20% 10.20% 10.53% $118,085

2 1 17 G 16/05/2014 $4,900,000 46.05 233.20 $106,406 1.53% -1.20% 10.20% 10.53% $117,605

Notes:

(1) Source: EPRC


(40m²-69.9m²) is 233.20.



- 40 -

Appendix VII(b)

Flat Sale Comparable Plan

(FOR IDENTIFICATION PURPOSES ONLY)

Legend


Subject Lot

Comparable R1:-

Oceanaire (天宇海天宇海天宇海天宇海)

Comparable R3:- The

Waterside (雅濤居雅濤居雅濤居雅濤居) Comparable R2:-

Marbella (迎濤灣迎濤灣迎濤灣迎濤灣)

Comparable R4:-

La Costa (嘉華星濤灣嘉華星濤灣嘉華星濤灣嘉華星濤灣)

N


- 41 -

Appendix VIII(a)

Carpark Sale Comparables

Development Profile Carpark Ratio Floor Unit Date of

Transaction

Consideration

($)

B1 53 07/02/2014 $800,000 Compararble PS1


23 On Chun Street OP: 04/2001

1 CPS : 4.98 units /0.20 CPS per unit

B1 35 28/11/2013 $698,000

Average: $749,000

M 52 11/04/2014 $1,550,000

M 52 09/10/2013 $1,250,000

G P15 30/09/2013 $1,300,000

Compararble PS2

Sausalito (嵐岸嵐岸嵐岸嵐岸)

1 Yuk Tai Street OP: 11/2007


G P75 16/09/2013 $1,260,000

Average: $1,340,000

B P275 16/06/2014 $800,000

B P81 14/04/2014 $830,000

B P354 28/01/2014 $810,000

P P385 19/12/2013 $840,000

P P384 30/08/2013 $800,000

Compararble PS3


18 Po Tai Street OP: 03/2011


B P259 05/08/2013 $820,000

Average: $816,667

L1 A113 30/04/2014 $1,600,000

L1 A87 10/04/2014 $1,600,000

L1 A88 10/04/2014 $1,600,000

L1 A4 10/03/2014 $1,530,000

Compararble PS4

Lake Silver (銀湖銀湖銀湖銀湖‧‧‧‧天天天天

峰峰峰峰)

599 Sai Sha Road OP: 07/2009


L1 B15 10/03/2014 $1,560,000

Average: $1,578,000

Total average: $1,155,765

Notes:

(1) Source: EPRC


- 42 -

Appendix VIII(b)

Carpark Comparable Plan

(FOR IDENTIFICATION PURPOSES ONLY)

Legend

Carpark Sale Comparables

Subject Lot

Comparable PS3:-


Comparable PS4:-

Lake Silver (銀湖銀湖銀湖銀湖‧‧‧‧天峰天峰天峰天峰)

Comparable PS1:-


Comparable PS2:-

Sausalito (嵐岸嵐岸嵐岸嵐岸)

N


- 43 -

Appendix IX

Residual Valuation

Date of Valuation : 24.07.2014

Site Particulars

Site Area : 3,100 m2 (about) (1)

Pink Hatched Black Area : 107 m2 (about) (1)

Pink Hatched Black

Stippled Black Area

: 44 m2 (about) (1)

Mean Spot Level : 5.9 m above HKPD (5.8mPD – 6.0mPD)

Restrictions under OZP

Zoning : "R(B)3" on the Draft Ma On Shan OZP No. S/MOS/19

Max. GFA : 8,910m²

(relaxed to 10,692m² by Approved Planning Application No.

A/MOS/98)

Max. Height : 50m above HKPD

(relaxed to 60m above HKPD by Approved Planning

Application No. A/MOS/98)

Restrictions under B(P)R

Class of Site : B

Max. Plot Ratio : 7 (Dom)

Max. Site Coverage : 39% (Dom)

(for building height over 49m but not exceeding 55m)

(for building height over 49m but not exceeding 55m)

Restrictions under draft Special Conditions

User : Private Residential Purposes

Max. GFA : 10,692m2

Min. GFA : 6,415m2

Max. Building Height : 60m above HKPD

(provided that, with prior written approval, machine rooms,

air-conditioning units, water tanks, stairhoods, similar roof-top structures

and any environmentally friendly or innovative features may be excluded;

and no part within Pink Hatched Black Area shall exceed 2 storeys or 10m

above the ground level)

Min. No. of Flats : 180

Landscaping : Not less than 20% of the area of the lot

Caretakers' Office : ≤ the lesser of (I) 0.2% of total dom GFA; or (II) 5m² for every 50 units or


- 44 -

part thereof or 5m² for every residential block, whichever is the greater

Caretakers' Quarters : ≤ 25m²

Owners' Corporation Office : ≤ 20m²

Car Parking & Loading and Unloading Space Requirements:

(i) Private Car Parking

Spaces

: 1 space for every 9.4 residential units with size ≥40m2(G) but

<70m2(G) or part thereof subject to ±5% in addition to ±5%

or 50 in number

(i.e. total 23 spaces including 1 space for the disabled)

(ii) Visitors : 5 spaces for each block with more than 75 units subject to ±

5% or 50 in number, and

1 space for every 25 residential units (excluding the

residential units in any block of more than 75 residential

units) subject to a minimum of 2 spaces

(i.e. total 10 spaces including 1 space for the disabled)

(iii) Motor Cycle Parking

Spaces

: 10% of the total number of spaces required in (i) and (ii)

above subject to ±5% in addition to ±5% or 50 in number

(i.e. total 4 spaces)

(iv) Bicycle Parking

Spaces

: 1 space for every 10 residential units with size <70m2(G)

(i.e. total 20 spaces)

(v) Loading and

Unloading Spaces

: 1 space per 800 residential units subject to a minimum of 1

space per block (i.e. total 2 spaces)

Note: (1) Area as advised by District Survey Office

Assumed Development

2 blocks of 14-storey apartments over G/F entrance lobby and 1/F clubhouse level of

basement carpark with 7 units per floor served by 3 lifts and 2 staircases. A total of 196

residential units with an average size of 54.55 m2 (G)/44.77m2 (N) are provided.

Development Schedule

Floor User

Height

(m) PR

SC

(%)

GFA

(m2)

Non-

Accountable

GFA (m2)

Dom

CP

(m2) SR

Dom

SA

(m2)

B1 23 Domestic CPS (1) 44.84% 920

10 Visitors’ CPS (1)(2) 410

4 Motorcycle PS (1)(2) 40

20 Bicycle PS (1)(2)

3

20

G/F Domestic Entrance Lobby (3) 0.0516 25.81% 160 160

2 L/UL Spaces (1)(2)

5.0

160


- 45 -

Ramp (1) 200

Plant Room (4) 214

Caretakers’ Office 21

Caretakers’ Quarter 25

Owners’ Corporation Office 20

1/F Recreational Facilities (5) 5.0 17.23% 534

2/F – Domestic (14-storey) 43.4 3.3974 24.27% 10,532 2,100 83.32% 8,775

15/F (3.1m x 14/s) (75m2/floor/block) (inc. UP, bal)

53.4 10,692 8,775

Mean Spot Level 5.9 (Overall Domestic SR : 82.07%)

59.3 mPD

Notes:

(1) Allow 40m² for each Private CPS, 50m² for each Disabled CPS, 10m² for each Motorcycle PS, 1m² for each Bicycle PS,

80m² for each HGV L/UL space,40m² for each Lay-by (80m² for one of which) and 200m² for ramp.

(2) Assumed to be provided at cost.

(3) Allow 80m² for G/F domestic lobby, 75m² for common parts on each typical floor.

(4) Allow 214m² for plant room (about 2% of the total GFA ).

(5) Allow 534m² for recreational facilities (about 5% of the total domestic GFA).

GDV

Domestic 8,089m2 (N) X $113,000/m2 (N) $914,057,000

Green Balcony 392m2 (1) X $113,000/m2 (N) $44,296,000

Utility Platform 294m2 (1) X $113,000/m2 (N) $33,222,000

$991,575,000

Allow 3% marketing cost X 0.97

$961,827,750

Domestic CPS (Basement) 23 nos. X $1,200,000/space $27,600,000

$989,427,750

PV 3.25 years (2) @ 5.00%(3) X 0.8534 $844,377,642

Less Costs

Domestic 10,349m2 (G) X $27,307/m2 (4) $282,600,143

Green Balcony 392m2 (1) X $18,622/m2 (4) $7,299,824

Utility Platform 294m2 (1) X $18,622/m2 (4) $5,474,868

Recreational Facilities 534m2 X $42,525/m2 (4) $22,708,350

Greenery 620m2 X $7,414/m2 (4) $4,596,680

Basement CPS 920m2 X $18,534/m2 (4) $17,051,280

$339,731,145

Allow 6% for professional fee X 1.06


- 46 -

Allow 20% for profit on cost X 1.20

$432,138,016

PV 2.0 years (2) @ 5.00%(3) X 0.9070 $391,949,181

452,428,461

Allow 20% for profit on land ÷ 1.20

$377,023,718

Land Value, say $377.03M

Overall AV $35,263/m2

Notes:

(1) Allow2.00m2 for size of green balcony and 1.5m2 for size of utility platform per unit according to JPN No. 1/2001

& JPN No. 2/2001 respectively.

(2) Allow a deferment period of 3.25 years / 2 years, on the assumption that the construction period is 2.5 years and the impact

assessments would take 9 months.

(3) Best Lending Rate offered by the Hong Kong & Shanghai Banking Corporation Limited as at the date of valuation.

(4) Construction costs as advised by professional quantity consultant.

(5) Domestic GFA Concession: Green Balcony (196m2)+ Utility Platform (147m2)+ Clubhouse (534m2) + Caretakers’ Office

(21m2) + Caretakers’ Quarter (25m2) + OC Office (20m2) = 943m2

APC FINAL SUBMISSION PROJECTS UNDERTAKEN (PROJECT TWO)

- 47 -

PROJECT TWO

Processing a proposed Land Sale site in Yan Ching Street, Tuen Mun, New

Territories

(APC Area 3 –Sales, Letting and Purchases of Land and Buildings)

1. OBJECTIVE

To process a proposed land sale site for a residential development at Yan Ching

Street, Tuen Mun.

2. BACKGROUND

The subject lot (“the Lot”) is located at Yan Ching Street, Tuen Mun. Location

plan is prepared at Appendix I. Site particulars of the Lot are summarized at

Appendix II.

The Lot is zoned “Residential (Group A)1” (“R(A)1”) on the Approved Tuen

Mun Outline Zoning Plan No. S/TM/31 (“OZP”). The development of “Flat” or

“House” are always permitted within this zone. According to the Notes to the

OZP of R(A)1 zone, commercial uses are always permissible on the lowest 3

floors without planning approval. The development parametres of the Lot

under the OZP are:

For domestic developments:

Maximum plot ratio ("PR") : 5.0

For non-domestic developments:

Maximum PR : 9.5

For composite development:

Maximum domestic PR : 5 x (9.5 - Non domestic PR)

9.5

For site with an area of 400m2 or more:

Maximum building height : 100mPD


- 48 -

An extract of the Outline Zoning Plan and Notes to the R(A)1 Zone are prepared

at Appendix III (a) and (b) respectively.

The Lot was scheduled to be included into the Land Sale under the Land Sale

Programme in year 2014/2015 for disposal. As such, the District Lands Office,

Tuen Mun had to prepare the Conditions of Sale and I was assigned to consider

and prepare the draft Conditions of Sale.

3. PERSONAL INVOLVEMENT AND TECHNIQUES APPLIED

3.1 Examination of the Development Controls

Upon receiving the instruction, I first examined the statutory development

controls affecting the Lot, including the OZP and the Building (Planning)

Regulation. I also made reference to non-statutory development controls such

as the Hong Kong Planning Standard and Guidelines (“the HKPSG”), the Layout

Plan and also the internal instructions of the Lands Department. This was to

ensure that the development parameters did comply with the prevailing

development controls.

3.2 Site Inspection

Site inspections were conducted to familiarize myself with the characteristics of

the site and its surrounding environment to ascertain the physical characteristics

and constraints of the subject site.

The Lot abuts Kai Fat Path along its western boundary. There is an elevated

road along its south-eastern boundary. At the north, there are respectively a

planter, a Refuse Collection Point and also an existing vehicular access via Yan

Ching Street. The developments nearby are mainly mid-rise residential blocks.

At the time of inspection, a major portion of the Lot was let out as Short Term

Tenancy ("STT") for the purpose of a public fee paying carpark and the STT ran

on a quarterly basis of which its termination required 3-months advance notice.

3.3 Formulation of Conditions of Sale

To proceed, I was assigned to prepare the draft Conditions of Sale and notes for


- 49 -

the consideration of an internal conference. The conditions were drafted with

the objective of balancing departmental requirements and the future purchaser’s

interest.

(a) Development Conditions

When considering the conditions in relation to the development intensity of the

Lot, reference was made to the prevailing statutory and administrative controls. I

therefore recommended the following in the draft Special Conditions :-

User :

Non-industrial purposes, subject to a further

restriction that the remaining floors above the

lowest three floors shall be used for private

residential purpose

Maximum Gross

Floor Area ("GFA")

:

Domestic: 7,044m2

Total: 11,153m2

Maximum Building

Height

:

100 mPD

Further, in order to ensure the Lot would be developed to a reasonable scale

within a reasonable period, a building covenant clause, a minimum number of

units clause and a minimum GFA clause were imposed. The prime objective of

incorporating these development parameters in the Conditions of Sale was to

safeguard the Government’s interest as a contractual party under lease.

(b) Building Set Back

Upon measurement on plan, I noted that the site area was within 7.5m measured

from the centre-line of Kai Fat Path. I hence proposed a building setback area

which is required under the Quality and Sustainable Built Environment ("QBE")

requirements, and restricted the construction of any structure, building or

projections within this area in between the area measured from ground level up to

a height of 15m.

(c) Protection of Highway structures


- 50 -

I noted that the site is next to highways structures of the Pui To Road and also the

Tuen Mun Road. Given that the traffic is heavy upon my site visit, I have

considered that there may be impact to the highways structures by the

construction of the development. I hence consulted Highways Department in

the departmental circulation. Upon its feedback, I have included a clause for

protection of highway structures and restricted the construction on the protection

area according to Highways Department's advice.

(d) Air Sensitive area

Due to the close proximity to the adjacent highways structures, I also enquired

the Environmental Protection Department ("EPD") regarding the potential

pollution problem caused by the highway traffic. EPD replied that there would

be concerns about the air quality and hence required a buffer area measured 10m

from the kerb line of Pui To Road. I hence included a Non building area to

provide a 10m buffer zone to prohibit the construction of any buildings and

structures.

(e) Water Works Reserve area

As the site is situated on a highly developed area, I have consulted Water

Services Department ("WSD") on whether there would be any water works

underneath and its impact on the development. WSD indicated that there were

water mains at the south western corner of the site which would be extremely

costly or infeasible to divert. Upon consultation of the WSD, I hence included a

Water Works Reserve clause to designate a reserve area for an unrestricted access

by WSD for its future maintenance and repair works. The clause also prohibits

the construction of any buildings or structures within the area.

(f) Formation of Green Area, Vehicular Access and Restriction

To allow vehicular access the site, a Formation of Green Area clause is imposed

to require the future purchaser to construct a road on the existing access leading

to the previous STT carpark. The existing vehicular access is only restricted to

the entrance for light vehicles due to the headroom limited by the soffit of the

highway above. Upon discussion with Transport Department, it was finally

resolved by restricting the vehicle height to be less than 3.9m during construction

stage and 3.6m during the operation stage. I hence incorporated this extra


- 51 -

requirement in the Vehicular Access and Restriction condition.

(g) Other Conditions

Conditions on different aspects such as preservation of trees, carparking

requirements, recreation facilities and landscaping clauses were also imposed.

3.4 Consultation with Relevant Government Departments

I circulated the draft Special Conditions to all relevant departments for comments

to ensure that their specific concerns could be addressed.

3.5 Finalization of the Conditions of Sale

After consolidating all the departmental comments, I proceeded to incorporate

relevant comments and my recommendations into the draft Conditions of Sale

for my supervisor's consideration, which was subsequently submitted to the

District Lands Conference for discussion and approval. A summarised draft

Conditions of Sale and a sale plan are complied at Appendix IV and Appendix

V respectively.

4.

LESSON LEARNT FROM THE PROJECT

Through this task, I gained a deeper understanding in government policies and

procedures in processing a government land sale. The environmental

constraints of this site provided me a good exercise to consider the necessary

issues when drafting a lease document, how these issues can be addressed by

various special conditions, and their implications on the development potential of

the site. Furthermore, I realised that well-drafted conditions can ensure an

efficient utilization and management of the Lot in the future.

By communicating with the professionals from other government departments, I

managed to strike a balance among the interests and concerns of different

stakeholders and to reach a consensus. The communication skills and

problem-solving ability I acquired through resolving conflicting issues among

these parties would be largely beneficial for my future career development.


- 52 -

5. APPENDICES

I. Location Plan

II. Site Particulars of the Lot

III. (a) Extract of Approved Tuen Mun OZP No. S/TM/31

(b) Extract of the Notes of “R(A)1” Zone

IV. Extract of Draft Conditions of Sale

V. Sale Plan


- 53 -

Appendix I

Location Plan


LEGENDS:

Subject site

N


- 54 -

Appendix II

Site Particulars of the Lot

(a) Location

: Yan Ching Street, Area 10, Tuen Mun, New Territories

(b) Site Area : 1,174 m2 (about)

(c) Town Plan Zoning : “R(A)1” on approved Tuen Mun Outline Zoning Plan No.

S/TM/31

(Under the Notes of the OZP, any development within “R(A)1” zone

shall be subject to a maximum domestic PR of 5 or a maximum

non-domestic plot ratio of 9.5. For composite development, the

domestic PR shall not exceed the product of the difference between

the maximum non-domestic plot ratio of 9.5 and the actual

non-domestic PR proposed for the building and the maximum

domestic PR of 5 divided by the maximum non-domestic PR of 9.5. A

maximum building height of 100mPD would be permitted for sites

with an area of 400m2 or more.

(d) Environment /

Accessibility

: The site was located at the south east corner of Yan Ching Street

in Tuen Mun and abuts Kai Fat Path on the west. Vehicular

access is available from Yan Ching Street. Its surrounding is a

well developed community with mid rise residential buildings

and ground floor retail shops. Access to Tuen Mun Town

Centre on foot takes about five minutes.


- 55 -

Appendix III(a)

Extract of Approved Tuen Mun OZP No. S/TM/31

Subject Lot

N


- 56 -

Appendix III(b)

Extract of the Notes of “R(A)1” Zone


- 57 -

Appendix III(b)



- 58 -

Appendix III(b)



- 59 -

Appendix IV

Extract of Draft Conditions of Sale

(a) Site Area : 1,174 m2 (about)

(b) Term : 50 years from the date of Agreement

(c) Government Rent : An annual rent of 3% of the rateable value from time to time

of the lot

(d) Building Covenant

: 54 months from the date of Agreement

(e) User

: Non-industrial (excluding godown, hotel and petrol filling

station) purposes

(f) Development Conditions

(i)

Total GFA : (i) Total GFA: not less than 4,227m²

(ii) Total GFA for Non-industrial (excluding godown,

hotel, petrol filling station and private residential)

purposes : not exceed 1,174m²

(iii) Maximum GFA of any building(s) or any part(s) of the

building(s) for private residential purposes:

= (11,153 – *Non-industrial GFA)

11,153 x 7,044

*Non-industrial GFA: excluding godown, hotel, petrol filling

station and private residential purposes

(ii)

Number of

Residential Units

: Not less than 125

(iii)

Maximum Height : Not exceed 100m above HKPD

(g) Parking and L/UL Requirements:

(i) Residential Parking

Spaces

[2.5m(w) x 5.0m(l) x

2.4m(h)min]

: Size (GFA) of each

residential unit

No. of Residential Parking

Spaces to be provided

< 40m² 1 space for every 25.9 residential units or part thereof

≧ 40m² but <70m² 1 space for every 14.8 resid ntial units or part thereof

≧ 70m² but <100m² 1 space for every 4.9 residential units or part thereof

≧ 100m² but

<130m²



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≧ 130m² but

<160m²


≧ 160m² 1 space for every 1.1 residential units or part thereof

(ii) Visitors’ Parking

Spaces

[2.5m(w) x 5.0m(l) x

2.4m(h)min]

: (i) 5 spaces for every block of residential units erected or to be erected on the lot which contains more than 75 residential units [as may be varied under SC(27) hereof]; and

(ii) 1 space for every 15 residential units (excluding the

residential units in any block of more than 75 residential units) or part thereof subject to a minimum of 2 spaces [as may be varied under SC(27) hereof]

(iii) Other Parking Spaces

: (i) 1 space for every 150m² or part thereof used for office purposes;

(ii) 1 space for every 200m² or part thereof used for

non-industrial (excluding office, godown, hotel, petrol filling station and private residential) purposes

(iv) Parking Spaces for

Vehicles of the

Disabled

[3.5m(w) x 5.0m(l) x

2.4m(h)(min)]

: Out of the spaces provided in (g)(i) above, minimum of 1

space shall be reserved

(v) Motorcycle Parking

Spaces

[1.0m(w) x 2.4m(l) x

2.4m(h)(min)]

: 1 space for every 100 residential units or part thereof, 10% of

the total number of space in (g)(iii) above;

(vi) Bicycle Parking Spaces

1 space for every 15 residential units or part thereof with the

size of each residential unit being less than 70m² GFA

(vii) Loading and Unloading

Requirements

[3.5m(w) x 11.0m(l) x

4.7m(h)(min)]

: (i) 1 space for every block of residential units; (ii) 1 space for every 2,000m² used for office purposes;

and (iii) 1 space for every 800m ² used for non-industrial

(excluding office, godown, hotel, petrol filling station and private residential) purposes

(viii) Flexibility in Parking

Provisions

: The number of spaces provided under (g)(i) above may be

increased or reduced by not more than 5% or 50 in number,

whichever is the less. In addition, the number of spaces

provided under (g)(i) and (g)(iv) above may be increased or

reduced by not more than 5%.


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(h) Formation of Green

Area

: The Grantee shall within 54 months from the date of the

Agreement and at his own expense lay and form those

portions of future public roads shown coloured green on the

plan at Appendix V.

(i) Air Sensitive Areas

: no building, structure, support for any building(s) or

structure(s) to be constructed on the areas coloured Pink

Hatched Black, Pink Cross-hatched Black and Pink Stippled

Red as shown at Appendix V except:

(i) Boundary walls or fences or both; and

(ii) Landscaping works

(j) Building Set Back

: No building, structure, support for any building(s) or any

structure(s) or projection shall be erected within the

coloured Pink Stippled Black area (as shown at Appendix V)

within the air space extending upwards from the ground

level(s) to a height of 15m.

(k) Vehicular Access

: Between the points X and Y through Z or at such other points

as may be approved by the Director

Upon development or redevelopment of the lot, a temporary

access for construction vehicles not exceeding a height of

3.9m into the lot may be permitted in such position and

subject to such conditions as may be imposed by the

Director. Except the above, throughout the term

granted, no motor vehicle with a height exceeding 3.6m

shall be allowed to enter into the lot.

(l) Waterworks Reserve

Area

: no building, structure, or support for any building(s) or

structure(s) shall be erected under that portion of the lot

shown coloured Pink Cross-hatched Black on the plan at

Appendix V. Tree planting and site formation works shall be

prohibited within the Waterworks Reserve Area.

(m) Protection of the

Highways Structures

Purchaser shall maintain a minimum vertical clearance of 4m

below the soffit of the Highways Structures and a minimum

horizontal clearance of 2m from the structures or columns or

foundations of the Highways Structures.

(n) Other Conditions :

(i) Preservation of Trees Clause

(ii) Design and Disposition Clause

(iii) Restriction on Alienation before Compliance Clause


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(iv) Restriction on Partitioning Clause

(v) No exempt building Clause

(vi) Deposit of Car Park Layout Plan Clause

(vii) Diversion of the Existing Drains Clause

(viii) Waterworks Reserve Area Clause

(ix) Noise Impact Assessment Clause

(x) Restriction on merging of residential units Clause

(xi) Definition of Gross Floor Area & Site Coverage Clause

(xii) Cap on Concession Clause


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Appendix V

Site Plan


LEGENDS:

N

APC FINAL SUBMISSION PRE-QUALIFICATION STRUCTURED LEARNING

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PART IV PRE-QUALIFICATION STRUCTURED

LEARNING

In addition to the work experience gained in the Lands Department, I attended a number

of training events and courses regarding various aspects of General Practice Surveying

organised by the Hong Kong Institute of Surveyors or the Lands Department in the past two

years. The pre-qualification structured learning (“PQSL”) that I have undertaken are

listed below:

Date Training Event Organiser Hours Cumulative

hours

27.9.2012 Induction Course by Various Speakers LandsD 8 8

28.9.2012 Induction Course by Various Speakers LandsD 8 16

13.12.2012 Judicial Review & Town Planning

Board Decisions HKIS 1.5 17.5

11.1.2013 Experience Sharing on APC

Examination LandsD 2 19.5

26.2.2013 Introduction of the HKIS Valuation

Standards 2012 HKIS 1.5 21

28.2.2013 Talk on Land Boundary LandsD 2.5 23.5

17.5.2013

GPD APC Part I – Structured Learning

Programme 2013

“Laws and Surveying – General practice

surveying Law”

HKIS 3 26.5

18.5.2013


Programme 2013

“ Laws and Surveying – General

practice surveying Law”

HKIS 3 29.5

18.5.2013


Programme 2013

“Laws and Surveying – Land

Acquisition & Compensation”

HKIS 3 32.5

31.5.2013

Video Session on RDW “Land

(Compulsory Sale for Redevelopment)

Ordinance Cap. 545 – The Latest

Lands D 2.5 35


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Practice

1.6.2013

GPD APC Part I – Structured

Learning Programme 2013

“Agency Practice and Asset

Management and Property

Development and Management –

Planning and Development”

HKIS 3 38

1.6.2013






Transaction by private treaty , Sale and

letting, Auction & tender”

HKIS 3 41

2.6.2013





Development and Management – Asset

Management”

HKIS 3 44

2.6.2013






Property Management”

HKIS 3 47

21.6.2013 Experience Sharing on Court Case at

Nam Kok Road Lands D 2 49

25.6.2013 Experience Sharing on Use of 1963

Digital Orthophoto in Lands D Lands D 3.25 52.25

13.7.2013



“Urban Land Economics and

Analysis – Urban land economics”

HKIS 3 55.25

13.7.2013 GPD APC Part I – Structured

Learning Programme 2013 HKIS 3 58.25


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20.7.2013



“Valuation – General Valuation

Principles”

HKIS 3 61.25

20.7.2013





HKIS 3 64.25

26.7.2013 Video Session on “Hypothetical

Development” Lands D 2 66.25

1.8.2013 The CFA Decision on the Meaning of

“House” – The final chapter? HKIS 1.5 67.75

9.8.2013

Video Session on “Talk on

Application of Building (Planning)

Regulations”

Lands D 2 69.75

10.8.2013





HKIS 3 72.75

10.8.2013


Programme 2013

“Valuation –General Valuation

Principle”

HKIS 3 75.75

17.8.2013


Programme 2013

“Valuation – Statutory Valuation –

Rating”

HKIS 3 78.75

17.8.2013


Programme 2013

“Valuation – General Valuation

Principle” various parameters affecting

the development which ranged from town

planning, building regulations as well as

latest policies.

HKIS 3 81.75


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21.8.2013

Video Session on “New and revised

PNAPs/JPNs regarding Building Design

to Foster a Quality and Sustainable

Built Environment”

Lands D 1 82.75

21.8.2013 Talk on “Valuation” LandsD 2 84.75

31.8.2013 Revision class: Agency Practice/Asset

Management HKIS 3 87.75

2.9.2013 Revision class: Valuation HKIS 3 90.75

14.9.2013 Revision class: Law HKIS 3 93.75

23.9.2013 Revision class: Planning &

Development and Resumption HKIS 3 96.75

1.11.2013

Effectiveness of the series of

anti-speculation measures on the

property market

HKIS 1.5 98.25

9.11.2013 GPD APC Programme for 2013 Part II

Assessment (Critical Analysis) HKIS 3

101.25

18.12.2013

Interpreting the latest guidance letter

issued by the Hong Kong Exchanges

and Clearing Limited on property

valuation and market reports

HKIS 1.5

102.75

7.2.2014 Experience Sharing on APC LandsD 2 104.75

11.4.2014 Valuation for Compensation involving

G.N. Lots and Old Scheduled Lots LandsD 2

106.75

3.5.2014 General Valuation Principle (Session

1) - PQSL HKIS 3

109.75


2) - PQSL

HKIS 3

112.75

29.5.2014 An Introduction to Business Valuation LandsD 2.5 115.25


3) - PQSL

HKIS 3

118.25

18.6.2014 Talk on Valuation LandsD 2.5 120.75

25.6.2014 Talk on BPR by Mr. KW Chung of BD LandsD 2.5 123.25

16.8.2014 Statutory Valuation – Rating - PQSL HKIS 3 126.25

23.8.2014 Business Valuation - PQSL HKIS 2.5 128.75

Cumulative Hours for Interim Submission 101.25


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Cumulative Hours for Final Submission 27.5

Total Hours for the Training Period 128.75

Notes:

(LandsD) – Seminar/course conducted by Lands Department

(HKIS) – Seminar/course conducted by the Hong Kong Institute of Surveyors

1. VALUATION

I attended various seminars about property valuation during my 2-year training. They

included "Video Session on “Hypothetical Development”, "General Valuation Principle"

and an in-house "Talk on Valuation". I have become more familiar with the valuation

techniques through the seminars, such as reduced zoning method, investment approach and

income approach. These techniques are essential to build up my knowledge in valuation and

are very useful in my workplace.

2. PLANNING AND DEVELOPMENT

I also attended seminars concerning the main development controls in Hong Kong.

"Judicial Review & Town Planning Board Decisions", "Talk on Land Boundary" and

Video Session on "New and revised PNAPs/JPNs regarding Building Design to Foster a

Quality and Sustainable Built Environment" covered various parameters affecting the

development from perspectives of town planning, building regulations as well as latest

policies.

3. RESUMPTION

The seminars I attended during the training period also have a coverage of land

resumption. Seminars such as "Laws and Surveying – Land Acquisition &

Compensation", Video Session on "Land (Compulsory Sale for Redevelopment)

Ordinance Cap. 545 – The Latest Practice" and the revision class on "Planning &

Development and Resumption" explained the concept of resumption by comparing various

ordinances and interpreting court cases decisions.

4. OTHERS

Apart from these topics, there were also sessions regarding estate management, business

valuation, economics and policy related seminars.

APC FINAL SUBMISSION CONCLUSION

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PART V CONCLUSION

During the two-year training in the Lands Department, I was posted to various sections of

the Department and equipped me with an extensive knowledge in different aspects in

General Practice Surveying.

My time in the Railway Development Section enabled me to handle land resumption cases

and know better about the procedures of resumption projects related to the railway

development.

I have gained a wide exposure in land administration and estates management matters

such as lease modification, land exchanges and short term tenancy and waivers during my

time working in the District Lands Office/Tuen Mun.

In the Valuation Section, I have deepened my understanding of different valuation

approaches and practices through processing various land value assessments. I became

more familiarised with the real estate market sentiment through the tasks I have processed.

Essential skills in analysing the comparables, ascertaining development potential and

formulating hypothetical developments are developed.

Having equipped myself with the professional skills and techniques during the two-year

training period, I am confident that I will be able to work professionally and independently

as a competent professional General Practice Surveyor in the future.

Prepared by

_____________________

TSUN Sheung Ming

HKIS Probationer

HKIS Membership No. 86661

1 November 2014

APC FINAL SUBMISSION CONCLUSION

- 70 -

PART VI CERTIFICATION

I hereby certify that this report is an unaided work of Mister TSUN Sheung Ming and is a

true and faithful reflection of his training and experience in the Lands Department for the

period from 17 September 2012 to 16 September 2014.

______________________________

(Supervisor)

Mr. Stephen WONG King Sum

MHKIS

Estate Surveyor,

Valuation Section,

Lands Department

HKIS Membership No.: GP 4784

______________________________

(Supervisor)

Mr. Terrence LIANG Zi Hua

MHKIS

Estate Surveyor,

District Lands Office / Tuen Mun,

Lands Department


______________________________

(Supervisor)

Ms. Shirley HON Tsui San

MHKIS

Estate Surveyor,

Railway Development Section / Urban Office,

Lands Department


______________________________

(Counsellor)

Mr. Jimmy WONG Leung Yau

MHKIS

Senior Estate Surveyor,

Training Section,

Lands Department


______________________________

(Counsellor)

Ms. Daisy WONG Wai Ching

MHKIS

Senior Estate Surveyor,

District Lands Office/Island,

Lands Department


Documents

APC report (HKIS)