PLANNING BRIEF PROJECT NAME : Long Bin Phases 1 and 2

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PLANNING BRIEF

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

Date of Preparation : June 2021

Current Proposal for Phase 1


Remarks

1. Site Particulars

1.1 District Location Yuen Long

1.2 Site Location Ping Shan

1.3 Site Area

1.3.1 Gross Site Area (approx)

10.0ha Subject to detailed survey.

1.3.2 Net Site Area (approx)

7.95ha (Excluding road, school and sewage pumping station etc.)

Phases 1 and 2 are about 2.33ha and 5.62ha respectively subject to detailed survey.

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

agricultural land

1.5 Existing Zoning “Residential (Group A)1” (“R(A)1”)

As stipulated in the Draft Tong Yan San Tsuen OZP No. S/YL-TYST/13.

1.6 Existing Land Status Government Land Government & Private Land Land resumption is required for Phase 2 only.

2. Development Parameters

2.1 Proposed Housing Type

Public Housing Flexibility should be allowed to change the housing type to cater for demand change between Public Rental Housing (PRH) / Green Form Subsidised Home Ownership Scheme (GSH) and other Subsidised Sale Flats (SSFs) subject to pro-rata adjustments of provision of ancillary facilities in accordance with Hong Kong Planning Standards and Guidelines (HKPSG).

2.2 Proposed No. of Flats 3,080 (About)

8,860 (About)

A ±10% adjustment is allowed for design flexibility subject to pro-rata adjustments of ancillary facilities. Phase 2 including about 1,998 nos. of Type A flats for 1P/2P.

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Remarks

2.3 Design Population 8,620 (About)

24,800 (About)

An average household size of 2.8 is adopted. A ±10% deviation is allowed subject to detailed design.

2.4 Maximum Plot Ratio Domestic PR: 6.5 Non-domestic PR: 0.3

Domestic PR: 6.5 Non-domestic PR: 0.5

According to the s.16 planning application no. A/YL-TYST/1074 for minor relaxation of building height and plot ratio restrictions approved on 30.4.2021.

2.5 Maximum Building Height

155mPD (main roof level)

170mPD (main roof level)

Ditto.

2.6 Maximum Gross Floor Area

158,760m2

(About) 393,141m2

(About) Based on the approved total plot ratios of 6.8 for Phase 1 and 7.0 for Phase 2. Subject to detailed survey of site area.

HKPSG

Standards

Provision in accordance with HKPSG



Remarks

3. Planning Requirements

3.1 Education Facilities

3.1.1 Nursery Class & Kindergarten

500 half-day and 500 full-day places for

every 1,000 children in the age group of 3 to under 6 (assume 34

classrooms (CRs) are required for every

1,000 children aged 3 to under 6)

Phase 1: 6 classrooms

Phase 2:

18 classrooms

6 classrooms 18 classrooms Flexibility shall be allowed for the use of premises subject to change to cope with the prevailing demand.

3.1.2 Primary School 1 whole-day classroom per 25.5 persons aged 6-11


Phase 2:

44 classrooms

Nil 30 classrooms (To be provided outside public housing site)

Demand to be met by a 30 classrooms

primary school and the provision in the

vicinity.

3.1.3 Secondary School

1 whole-day classroom per 40

persons aged 12-17


Phase 2:

33 classrooms

Nil Nil To be catered for in surrounding area.

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HKPSG

Standards



Current Proposal

for Phase 2 Remarks

3.2 Local Open Space 1m2 per person Phase1: 8,620m2

Phase 2: 24,800m2

Not less than 8,620m2


Subject to design population and detailed design.

3.3 Recreational Facilities

3.3.1 Badminton Court

1 per 8,000 persons Phase 1: 1.1

Phase 2: 3.1

1 no. 3 nos. Subject to design population and detailed design.

3.3.2 Basketball Court 1 per 10,000 persons Phase 1: 0.9

Phase 2: 2.5

1 no. 3 nos. Ditto.

3.3.3 Table Tennis Table

1 per 7,500 persons Phase 1: 1.1

Phase 2: 3.3

1 no. 3 nos. Ditto.

3.3.4 Children's Play Area

400m2 per 5,000 persons

Phase 1: 690m2

Phase 2: 1,985m2

Not less than 690m2


Ditto. Facility to be integrated with open space/play areas for all age groups and persons with disabilities to foster a sense of community in public housing development.

3.4 Social Welfare/ Community Facilities

The use of premises is subject to change to cope with the prevailing demand as stipulated by the bureau / departments concerned.

3.4.1 Neighbourhood Elderly Centre (NEC)

Where appropriate, one in a cluster of new

and redeveloped housing areas with a population of 15,000 to 20,000 persons,

including both public and private housing

N/A 1 no. -

As requested by SWD and subject to confirmation on government funding availability by SWD and detailed design. Flexibility shall be given for the use of premises to be subject to change to cope with the prevailing demand. The GFA for the hostel-type welfare facilities requested by SWD shall be counted towards non-domestic GFA from planning perspective under PlanD.

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HKPSG

Standards


Current Proposal

for Phase 1

Current Proposal

for Phase 2 Remarks

3.4.2 Integrated Children and Youth Services Centre (ICYSC)

1 per 12,000 persons in the 6- 24 age group and

to be determined by SWD with local factors

N/A 1 no. - Ditto.

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

To be determined by SWD. RCHE: 21.3 subsidised beds per

1,000 elderly persons aged 65 or above. DCU: 17.2 subsidised places

per 1,000 elderly persons aged 65 or

above

N/A -

1 no. Ditto.

3.4.4 Aided Standalone Child Care Centre (CCC)

100 aided places per 25,000 persons and to

be determined by SWD

N/A - 1 no. Ditto.

3.4.5 Special Child Care Centre (SCCC)

To be determined by SWD

N/A - 1 no.

Ditto.

3.4.6 Integrated Vocational Rehabilitation Services Centre (IVRSC)

Ditto N/A - 1 no. Ditto.

3.4.7 On-site Pre-school Rehabilitation Services (OPRS) Office Base


3.4.8 Supported Hostel for Mentally Handicapped Persons (SHOS(MH))

Ditto N/A 1 no. Ditto.

3.4.9 Hostel for Moderately Mentally Handicapped Persons (HMMH)


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HKPSG

Standards


Current Proposal

for Phase 1

Current Proposal

for Phase 2 Remarks

3.4.10 Hostel for Severely Physically Handicapped Persons (HSPH)


3.5 Retail & Commercial Facilities (R&C)

3.5.1 Retail (GFA) (About)

To be determined by HD

N/A 1,360m2 9,020m2 Subject to change and detailed design.

3.6 Parking Requirements (no.) for Phase 1

For Phase 1, to follow TD Departmental Circular No. 2/2012 and TD’s advice. Full GFA exemption for all parking facilities.

3.6.1 Car Parking (Domestic)

Outside 500m radius of rail station: 1 per

13-19 flats

162-237

237

- To adopt the upper end provision at 1 per 13 flats as per TD’s advice.

3.6.2 Car Parking (Visitor)

2-3 per each housing block

6-9 (for 3 blocks)

15 (for 3 blocks)

- The new measure to provide 5 visitor parking spaces per housing block as per TD’s advice is adopted. Subject to site and design constraints.

3.6.3 Car Parking (R&C)

1 per 200m2 Commercial GFA

7 15

- 8 additional car parking (R&C) spaces as per TD’s request are to be provided.

3.6.4 Motorcycle Parking

1 per 110 flats 28 28 -

3.6.5 Loading/ Unloading (Domestic)

1 per each housing block

3 (for 3 blocks)

3 (for 3 blocks)

-

3.6.6 Loading/ Unloading (R&C)

1 per 800-1,200m2 Commercial GFA

1-2 2 -

To adopt the upper end provision at 1 per 800m2 Commercial GFA.

3.6.7 Bicycle Parking

1 per 15 flats within a 0.5- 2km of radius of

rail station and flat size smaller than 70m2

205

411 - The ratio of 1 bicycle parking per 7.5 flats is adopted as per TD’s request.

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HKPSG

Standards




Remarks

3.7 Parking Facilities (no.) for Phase 2

For Phase 2, to follow the proposed new standards as requested by TD. Full GFA exemption for all parking facilities.

3.7.1 Car Parking (Domestic)

Outside 500m radius of rail station: 1 per 26-40 flats excluding 1P/2P

flats

172-264 - 647 Based on proposed new standard of 1 per 10.6 flats excluding 1P/2P flats as requested by TD.

3.7.2 Car Parking (Visitor)

N/A N/A

- 35 (for 7 blocks)

Based on proposed new standard of 5 visitor parking spaces per housing block as requested by TD. Subject to site and design constraints.

3.7.3 Car Parking (R&C)

1 per 200-300m2

Commercial GFA 31-45 - 60 Based on proposed new standard of 1 per

150m2 Commercial GFA as requested by TD.

3.7.4 Motorcycle Parking

Outside 500m radius of rail station: 1 per 110-

250 flats excluding 1P/2P flats

27-62 - 62

3.7.5 Light Goods Vehicle Parking and Light Bus (Domestic)

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

12-35 - 27 Based on proposed new standard of 1 per 260 flats excluding 1P/2P flats as requested by TD. Shared-use of LGV and private light buses parking.

3.7.6 Loading/ Unloading (Domestic)

1 per each housing block

7 (for 7 blocks)

- 14 (for 7 blocks)

Based on proposed new standard of 2 per housing block as requested by TD. Shared-use for overnight parking of coach/bus and M/HGV.

3.7.7 Loading/ Unloading (R&C)

1 per 800-1,200m2 Commercial GFA

7-11 - 11 To adopt the upper end provision at 1 per 800m2 Commercial GFA as request by TD.

3.7.8 Bicycle Parking 1 per 15 flats within 0.5- 2km radius of rail station and flat size smaller than 70m2

591 - 591

3.7.9 Parking Facilities for SCCC

N/A N/A - 1 parking space (3.5m (W) x 12m (L) x min. 3.8m (H)) for 48-seater van and 1 loading/ unloading

layby

As requested by SWD.

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HKPSG

Standards




Remarks

3.7.10 Parking Facilities for RCHE cum DCU

N/A N/A - 2 parking spaces (3m (W) x 8m (L) x min. 3.3m (H)) for two private light buses with tail-lifts and 1 loading/ unloading

lay-by

As requested by SWD. The loading/unloading lay-by to be shared use by the ambulance and the private light buses of the RCHE cum DCU, HSPH and IVRSC, and in the close proximity of the entrance of the social welfare facilities. As advised by SWD, the actual no. of loading/ unloading lay-by (e.g. 1 or 2 nos.) will be determined at detailed design stage.

3.7.11 Parking Facilities for HSPH

N/A N/A - 1 parking space (3m (W) x 8m (L) x min. 3.3m (H)) for private

light bus and 1 loading/ unloading

lay-by

Ditto.

3.7.12 Parking Facilities for IVRSC

N/A N/A - 1 parking space for 5.5-ton goods vehicle

and 1 loading/ unloading lay-by

Ditto. The 5.5-ton goods vehicle parking space will adopt the same dimensions as a LGV parking space.

4. Public Transport Facilities

4.1 Public Transport Interchange (PTI)(no.)

N/A N/A - 1 As requested by TD and subject to detailed design. Agreement with TD/relevant departments on M&M responsibility at a later stage.

Current Proposal (Phases 1 & 2) Remarks

5. Technical Considerations/ Constraints

5.1 Environmental

5.1.1 Noise No adverse impact as demonstrated by the Preliminary Environmental Assessment (PEA) under CEDD’s IDC study. An Environmental Assessment Study (EAS) will be separately

conducted by HD.

The PEA conducted under CEDD’s IDC study has been agreed with EPD.

5.1.2 Air Quality Ditto. Ditto.

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Current Proposal (Phases 1 & 2) Remarks

5.2 Infrastructure

5.2.1 Drainage and Sewerage

No adverse impact as demonstrated by the Drainage Impact Assessment (DIA) and the Sewerage Impact Assessment (SIA).

The DIA and SIA conducted under CEDD’s IDC study have been agreed with EPD and DSD.

5.2.2 Water Supply No adverse impact as demonstrated by the Water Supply Impact Assessment (WSIA). The WSIA conducted under CEDD’s IDC study has been agreed with EPD and DSD.

5.2.3 Electricity, Telephone, Gas

No insurmountable problem is envisaged. HD would liaise with utility companies as and when necessary.

5.2.4 Roads/Traffic Improvement

CEDD conducted Traffic Impact Assessment (TIA) under their IDC study. To address the traffic impacts caused by the proposed development, CEDD will implement the

road/traffic improvement measures as recommended in the TIA to ensure no adverse impact on the traffic network.

The TIA conducted under CEDD’s IDC study has been agreed with TD.

5.2.5 Geotechnical Requirement

The Geotechnical Assessment (GA) has demonstrated that the geotechnical works and site formation works are technically feasible subject to further review at detailed design

stage. Geotechnical design/works to be agreed with relevant department(s).

The GA conducted under CEDD’s IDC study has been agreed with GEO.

5.3 Urban Design, Visual and Landscape

Compensatory planting for the affected trees to follow the prevailing tree preservation policy. Building design to be compatible with the surrounding developments as far as practicable. To retain the existing trees as far as possible and integrate them with the

proposed development.

The Sustainable Building Design Guidelines would be taken into consideration as far as practicable.

5.4 Pedestrian Wind Environment

The Air Ventilation Assessment Initial Study (AVA(IS)) demonstrated that the wind performance would not be adversely affected.

THE AVA(IS) conducted under CEDD’s IDC study has been agreed with PlanD.

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

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

6. Development Programme

6.1 Foundation Commencement Date

Phase 1: 2019/20 Phase 2: 2024/25 – 2025/26

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

6.2 Building Completion Date

Phase 1: 2024/25 Phase 2: 2029/30 – 2030/31

Ditto.

7. Attachments

7.1 Location Plan (Plan 1)

7.2 Development Concept Plan (Plan 2)

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Notes

1. NET SITE AREA (NSA): In accordance with the Hong Kong Planning Standards and Guidelines (HKPSG), the NSA should exclude the following for the purpose

of PR/GFA calculation:

(a) district and public open space, public recreation facilities, free-standing schools and free-standing social welfare / community facilities, open-air public

transport terminal / interchange;

(b) internal roads; and

(c) natural vegetated slopes and man-made slopes (for the latter, except slopes regraded 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 together with 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 to PB and no re-submission to DipCon is necessary subject to no adverse comments from client departments on the corresponding adjustments to ancillary facilities. For schemes approved by the TPB under s.16 planning application, the changes in the number of flats should comply with the requirements as set out under the Town Planning Board Guidelines No.36B.

3. PLOT RATIO (PR): PR should be calculated on the basis of NSA.

4. MAXIMUM GFA, PR AND NUMBER OF STOREYS OR BUILDING HEIGHT: OZP restrictions have to be specified under the Remarks column. The maximum GFA, PR and No. of storeys or building height for the current proposal should be based on the optimal development intensit ies of the site with reference to relevant planning studies or proposal by PlanD, or HD, with justifications instead of blanket adoption of the maximum development rest rictions stipulated in the OZP.

5. 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 at main roof level or number of storeys permitted should be indicated on a plan.

6. PLANNING REQUIREMENTS: The requirements of HKPSG should be complied with, where appropriate.

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

8. PEDESTRIAN WIND ENVIRONMENT: HPLB / ETWB Joint Technical Circular on Air Ventilation Assessments to be referred, if appropriate.

9. DEPARTMENTAL COMMENTS: Following circulation, a summary of comments with responses should be included in the appendix for submission of the draft planning brief for endorsement by DipCon.

10. FUNCTION OF PB: PB for public housing development is to provide guidelines for project during planning and design stage. Upon project completion and with the changing needs from district and the locality, development parameters and design may alter providing such alteration is technically feasible and acceptable by concerned bureau/departments under relevant regulations and requirements. Therefore, amendment to the approved PBs is norm ally not required after completion of the development.

Documents

PLANNING BRIEF PROJECT NAME : Long Bin Phases 1 and 2