THE HONG KONG HOUSING AUTHORITY. Memorandum for the Building Committee

Transcription

1 BC 156/99 THE HONG KONG HOUSING AUTHORITY Memorandum for the Building Committee Proposed Master Layout Plan and Project Development Budget for Redevelopment of Kwai Chung Estate Phases 3 & 4 PURPOSE To seek Members endorsement to the proposed Master Layout Plan and Project Development Budget for Redevelopment of Kwai Chung Estate Phases 3 & 4. BACKGROUND 2. Kwai Chung Estate was constructed in the early sixties and is earmarked for redevelopment in the Comprehensive Redevelopment Programme. 3. Past events relevant to the project are as follows - Date Events (a) 12 November 1992 Planning Brief for the whole Redevelopment approved by the then Development Progress Committee. (b) 18 February 1993 Client Brief and Concept Plan (for Phases 1 to 6) and Project Estimate (for Phases 1 and 2) approved by the Building Committee (BC) (Paper No. BC 22/93 refers).

2 - 2 - (c) 23 December 1998 Proposed amendment to the Planning Brief approved by Tsuen Wan, Kwai Tsing & Sham Shui Po District Planning Conference (DipCon Paper No. 7/98 refers). (d) 14 January 1999 The Neighbourhood Community Centre (NCC) Site in Phase 8 agreed to be included into the Public Housing Development Programme (PHDP) by Strategic Planning Committee (Paper No. SPC 6/99 refers). (e) 29 April 1999 Revised Client Brief for Phases 2 and 7, revised Concept Plan for Phases 2 to 8 approved by BC (Paper No. BC 75/99 refers). (f) 22 September 1999 Proposed Development Parameters, Project Development Costs Ceiling for Redevelopment of Kwai Chung Estate Phases 3-5 approved by SPC (Paper No. SPC 31/99) 4. The Project Client Brief and Concept Plan were originally approved under old submission system. In view of the major change of the Conceptual Layout and re-phasing of the work, submission to SPC for the revised development parameters and development cost ceilings under the new submission system has been made. PROPOSED AMENDMENTS 5. Amendments to the original Concept Plan and the development parameters for Phases 3-5 (formerly Phases 3 to 6 and 8) are proposed with the following improvements - (a) The site is better utilized with a more coherent layout made possible by the realignment of Sheung Kok Street and the rephasing of the remaining redevelopment into Phases 3, 4 and 5;

3 - 3 - (b) The existing Sheung Kok Street has been realigned and upgraded to 2-way traffic to create an efficient and direct vehicular link for local traffic. Associated road junction improvement works and widening of the existing Tai Wo Hau Road have also been incorporated to facilitate the traffic flow for the area; (c) The NCC site has been integrated with this Estate to maximize the development potential of the site. The Small Households Developments originally in this NCC site and Phase 3 are also replaced by the standard Harmony Annex Blocks for improving the financial viability of the project. The relocation of the Residential Care Home for the Elderly of the NCC Site to the lower floors of the standard block was agreed in principle by the relevant departments; (d) The estate facilities including the commercial centre, carpark and Public Transport Interchange (PTI) are centrally located at Phases 3 and 4 podium which would be conveniently accesed from all parts of the estate; (e) Phase 5 (formerly Phase 6) HOS development originally comprises 9 nos. New Cruciform Blocks providing 3,600 flats are to be changed to 5 nos. New Harmony 1 Blocks and 2 nos. New Annex Blocks providing 4,567 flats to allow for more small flats and flexibility in future conversion into Public Rental Housing (PRH) if so required for balancing the overall flat mix ; and (f) A comparatively high proportion of small flats to cater for the need of both elderly and non-elderly is provided in Phases 3 and 4. This opens the opportunity for possible introduction of the new mode of elderly housing provision with the concept of Continuum of Care for the Elderly as a pilot project in this Estate. 6. Based on the proposed Master Layout Plan, there will be an increase of 3,803 flats (+44.73%) and 2,277 flats (+22.70%) of the overall Estate as compared to the original Concept Plan and the HOUSCOM s Control Lists respectively. The development ratio of the whole Estate is also increase from 6.53 to A comparison of development parameters on the original Concept Plan and the proposed Master Layout Plan for the redevelopment of Kwai Chung Estate Phases 3, 4 and 5 is at Annex 1.

4 - 4 - MASTER LAYOUT PLAN 7. The revised Master Layout Plan at Part II of the Annex 2 generally complies with the amended Planning Brief approved in above paragraph 3(c). 8. Phase 3 comprises - (a) Two nos. 41-storey New Harmony 1 (NH1) (Option 6) and one no. 41-storey New Harmony 1 (Option 1) linked with one no. 36-storey New Harmony Annex 5 (NAX5) all above a 4-storey podium structure providing 2,742 flats; (b) 4-storey podium comprises - - one no. Large Neighbourhood Commercial Centre (Type C) providing 6,690 m 2 internal floor area (IFA); - four levels of carparking providing spaces for 639 private cars, 69 shoppers cars, 114 light goods vehicles and 61 motorcycles; - one no. Public Transport Interchange (PTI); - one no. covered footbridge; - one no. ARCS Central Plant; - EMO and Ancillary Facilities; (c) (d) Road Improvement Works including realignment of Sheung Kok Street, road junction improvement works and the public access road to schools; and Associated External works. 9. Phase 4 comprises - (a) Two nos. 41-storey New Harmony 1 (Option 6) and one no. 36-storey New Harmony Annex 5 (Option 1) all above a 2- storey podium structure providing 1,921 flats;

5 - 5 - (b) 2-storey podium comprises - (with same levels and joined with the two upper floors of the Phase 3 podium) - two levels of carparking providing spaces for 469 private cars and 50 motorcycles; - two nos. 7-classroom kindergarten; - one 150-place Day Nursery; (c) (d) One 100-places Residential Care Home for the Elderly (RCHE) at the lowest two levels of the New Harmony and New Annex block as a Public Works Programme (PWP) item; and Associated External Works. 10. The domestic portion of Phases 3 & 4 will provide 2,742 and 1,921 rental flats respectively. Breakdown of the flat production and flat mix is at Annex The main features of the Design are as follows with detailed evaluation at Part I of the Annex 2 - (a) (b) (c) A comparatively higher proportion of small flats including 2,759 nos. of 1P/2P and 2P/3P flats in Phases 3 and 4 is provided to cater for the small flats demand of both elderly and non-elderly households. The podium deck approach adopted in Phases 3 and 4 is to achieve a coherent and compatible design to facilitate the convenient accessibility to the major facilities of the estate including the commercial centre, carpark and PTI. The podium structure also serves as direct mitigation measure for domestic blocks of Phases 3 & 4 against traffic noise. A landscaped courtyard is to be provided at Phase 4 to act as the pedestrian focal point linking the estate facilities to the domestic blocks in Phases 3 and 5.

6 - 6 - (d) (e) The disposition of the entrances and internal circulation of the commercial centre are designed along the major pedestrian route in order to generate pedestrian flow through the Commercial Centre which is essential to its viability; and Automated Refuse Collection System (ARCS) central plant will be provided at Phase 3 with conveying pipeworks branched out to Phases 4, 5 & 7. CONTINUUM OF CARE FOR THE ELDERLY With the possibly higher concentration of elderly households and the current provision of a 100 places RCHE originally allowed in the previous NCC site, this project could be conveniently considered as the pilot for the new mode of elderly housing with the following service facilities as an integrated approach (a) one Day Care Centre for the Elderly (DCC); (b) one Social Centre for the Elderly (SCE); (c) one Multi-service Centre for the Elderly (MSC); and (d) one Elderly Health Centre (EHC). 13. These elderly facilities could be accommodated in the carpark level in the podium of Phase 4 with displacement of the carpark spaces to Phase 5 when necessary. The incorporation of such pilot proposal into Kwai Chung Estate is pending the clearance of the policy implication, resolution of technical issues, as well as agreement with relevant Departments on the funding and management responsibilities. Separate submissions to SPC and BC would be made in due course if such proposal would be eventually adopted in this project. INTERDEPARTMENTAL CIRCULATION 14. With the exception of the retail provision, the current proposed development parameters lie within the allowable 10% variation of the Planning Brief approved by Tsuen Wan, Kwai Tsing & Sham Shui Po District Planning Conference (DipCon Paper No. 7/98) on 23 September Consultation with relevant departments on the detailed design will be made as appropriate.

7 - 7 - PUBLIC CONSULTATION 15. Traffic and Transport Committee of Kwai Tsing Provisional District Board was consulted on 20 August 1999 for the realignment of Sheung Kok Street and no objection to the proposal was received. Local objection to the proposed Master Layout Plan is not anticipated except for the existing Chuen Yuen College who had expressed concern over the possible nuisance generated during the construction period. PROJECT DEVELOPMENT BUDGETS 16. The proposed Project Development Budgets for Phases 3 & 4 are estimated to be $2, M and $1, M respectively. The breakdown of the proposed Project Development Budgets are given in Part III of the Annex 2 and the key elements are as follows Project Development Budget ($M) Phase 3 Phase 4 (a) Site Development 1. Site Formation - - Cost 2. Demolition Sub-total (b) Construction Cost 3. Foundation (c) Project Management Cost 4. Building 1, Soft Landscape and Others Sub-total 1, Professional Services & Overheads (a + b) x 14% 7. Consultant Fees (d) Other Project Cost (a + b) x 2% 8. Consultant Site Staff Sub-total Ancillary Project Expenses 10. Miscellaneous Cost Sub-total

8 - 8 - (e) Development Contingency 11. Risk Provision (a + b + c + d) x 10% 12. Allowance Variance Total Project Development Budget (a)+(b)+(c)+(d)+(e) Sub-total , , PROJECT DEVELOPMENT COSTS 17. The proposed Project Development Costs of Phases 3 & 4 (calculated using the proposed Project Development Budget taking into account of the adjustment of the commonly shared items within the Project and divided by the construction floor area of the respective cost portions) and the Overall Unit Costs of Construction compared with June 1999 Cost Yardstick are as follows with details shown in Part III of the Annex 2. (a) (b) (c) (d) SPC s Approved Overall Unit Costs Project of Construction Development Including in (a) Cost Ceiling (SPC (Excluding Paper No.31 /99) external works and others) Proposed Project Development Costs June 1999 Cost Yardstick adjusted to Tender-In- Date ($/m² CFA) ($/m2 CFA) ($/m² CFA) ($/m² CFA) Phase 3 Phase 4 Phase 3 Phase 4 Phase 3 Phase 4 Phase 3 Phase 4 Domestic 9,377 9,913 9,397 10,080 6,335 7,281 5,937 6,129 Commercial 22, , , , Carpark 9,271 9,883 9,372 9,902 6,540 7,172 6,003 5, Estimated construction cost of the Government Nonreimbursable items for the PTI and District Open Space in Phase 3 is $42.984M and $18.297M respectively. Approval from SPC will be sought, if funding for PTI cannot be sorted out with other government departments eventually.

9 The difference between the Overall Unit Cost of Construction (excluding external works and others) and the Cost Yardsticks adjusted to Tender-in-Date is mainly attributable to the following - (a) Demolition works included; (b) Transfer structure required; and (c) Relatively higher foundation cost for Phase The proposed Project Development Cost for the Domestic (PRH) cost portion can be further broken down into cost per flat as follows (a) (b) (c) Proposed Project Development Cost Per Flat ($M) Overall Construction Cost per flat included in (a) (Excluding external works and others) ($M) June 1999 Cost Yardstick Adjusted to Tender- In-date ($M) Phase 3 Phase 4 Phase 3 Phase 4 1P/2P P/2P (Annex) P/3P B B B

10 AVAILABILITY OF FUNDS 21. The estimated yearly expenditure for Phases 3 & 4 based on the Site Development and Construction Cost portion of the proposed Project Development Budget are shown below and would be included in the next capital budget of the Authority - Estimated Expenditure ($M) 1999/ /2001 Post Total Estimate Phase , , Allowed in FC 65/ , , Estimate Phase Allowed in FC 65/ Provision for Phases 3 and 4 in the Housing Authority s Capital Budget for the year 1999/00 is $24.824M and $10.721M respectively and is adequate to meet the estimated expenditure of $4.973M (Phase 3) and $5.584M (Phase 4). Funding for the subsequent years will be adjusted in the next Capital Budget review. DEVELOPMENT PROGRAMME 23. Details of the development programme are at Part IV of the Annex 2. The key dates are as follows

11 (a) (b) (c) Master Layout and Project Development Budget Project Development Cost Ceiling Master Layout and Project Development Budget Phase 3 Phase 4 Endorsement by PDRC 08/99 08/99 Approval by SPC 09/99 09/99 Approval by BC 09/99 09/99 (d) Detailed Design Approval by DDRP 12/99 12/99 (e) Demolition Commencement Completion 04/99 9/99 06/99 11/99 (f) Piling Commencement 05/00 05/00 Completion 02/01 02/01 (i) Road work (stage 1) (stage 2) 03/01 09/01 (g) Building Commencement 02/01 02/01 Completion 11/03 09/03 (i) PTI 11/02 (ii) Commercial 09/03 Centre/Market 24. The completion of PTI by November 2002 coincides with the completion of Phase 7. RECOMMENDATION 25. The proposed Master Layout Plan, Project Development Budget of $2, M and $1, M for Redevelopment of Kwai Chung Estate Phases 3 & 4 as described above and in the Annex 2 to this paper be approved.

12 DISCUSSION 26. At the next meeting of the Building Committee to be held on 23 September 1999, Members will be invited to approve the recommendation in Paragraph 25 above File Ref. : HD(PM1)TW20-3&4/DSN Date : 21 September 1999