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PQSL Talk Site Classifications GFA Exemption In the context of current practice & interpretation under the Buildings Ordinance, mainly based on B(P)R enacted on 1.6.1956 Site Classifications Definition under the Buildings Ordinance Backgrounds/ main points Discussion (more interactive)

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Presentation Transcript
pqsl talk
PQSL Talk
  • Site Classifications
  • GFA Exemption
    • In the context of current practice & interpretation under the Buildings Ordinance, mainly based on B(P)R enacted on 1.6.1956
site classifications
Site Classifications
  • Definition under the Buildings Ordinance
  • Backgrounds/ main points
  • Discussion (more interactive)

GFA Exemptions

  • Definition under the Buildings Ordinance
  • Backgrounds/ main points
  • Discussion (more interactive)
site classifications3
Site Classifications
  • Definition
    • Interpretation under B(P)R 2
    • Site/Adjoining sites/ lots
  • Backgrounds/ Main points
    • Abutting a street (4.5m)
    • Intensity g Serviceability & Accessibility

g Health & Safety

    • Class A, B, C g4.5m street / 40% / 60%
    • How many site classifications ?
site classification

Site Classification

Site area = 4 units

Street

Street

Site area = 4 units

Street

Site Classification

Class A site

Class B site

site classification5

Site Classification

Street> 4.5m

Site

Street>4.5m

Site Classification
site classification6

Site Classification

Site Classification
  • Discussions
    • B(P)R 19(1)gA, B, C
    • B(P)R 19(2)g non A, non B, non C (i.e. the 4th type)
    • B(P)R 5(1)g proper access from a street
    • B(P)R 5(2)g provide access lane/ road
    • PNAP 263 – “Street for Site Classification”
    • PNAP 118 – “Streets in relation to Site Area”- B(P)R 23(2)(a)
gfa exemptions
GFA - Exemptions
  • Definition – Gross Floor Area
    • B(P)R 2 – “external wall” “ floor” etc
    • B(P)R 23(1) – Building height
    • B(P)R 23(2) – Site Area
    • B(P)R 23(3)(a)
      • GFA shall be the area contained .. within external walls… each floor level… including… floor below the level of the ground)… balcony .. the thickness of external walls.
slide8

GFA Exemptions

  • Definition – Gross Floor Area
    • B(P)R 23(3)(b)
      • …may disregard… parking…loading or unloading, material recovery chambers… refuse storage… other facilities provided… to the satisfaction of the Building Authority… TBE… machinery or equipment… lift, air-conditioning… similar services.
    • B(P)R 23A – Genuine Hotel
      • Non-domestic P.R. & S.C.
      • Consisting some supporting facilities (i.e. BOH areas)
slide9

GFA Exemptions

  • Backgrounds/ Main points
  • Control the building bulk g Health & Safety
  • Previously mainly controlled by volume of a building, now by GFA in term of P.R & S.C., and others…
  • Nowadays, most sites are controlled in potential by lease and/or OZP
  • Still, you can see GFA is being somehow used to determine some safety standards (like MOE provisions) under the Buildings Ordinance. (e.g. 230m2 in Fire Safety (Commercial Premises) Ordinance)
slide10

GFA Exemptions

  • Backgrounds/ Main points
  • More direct control by Fire Safety Codes (MOE, MOA, FRC… etc) GFA g indirect control g Safety/ Health g seems fading out
  • However, values of GFA still exist, like what?
    • P.R. & S.C. to be determined by BA on B(P)R 19(2) cases, e.g. existing bulk
    • Rating & Valuation
    • Implication on lease/ OZP
discussions
Discussions

Exemptions on GFA calculations

  • Why BA could discount some items from GFA?
  • What to consider?
  • What items would normally be accepted for GFA exemption ?

other relevant pnaps
Other Relevant PNAPs
  • PNAP 13 - Calculation of Gross Floor Area and Non-Accountable Gross Floor Area - Building (Planning) Regulation 23(3)(a) and (b)
  • PNAP 68 - Projections in relation to Site Coverage and Plot Ratio - Building (Planning) Regulations 20 and 21
  • PNAP 111 - Hotel Development
  • PNAP 116 - Amenity Features
other relevant pnaps13
Other Relevant PNAPs
  • PNAP 207 - Provision of Better Lift Service
  • PNAP 236 - Design of Car Parks and Loading/ Unloading Facilities
  • PNAP 258 - Provision of Sky Garden in Refuge Floor
  • JPN 1 - Green and Innovative Buildings
  • JPN 2 - Second Package of Incentives to Promote Green and Innovative Buildings
slide14
Thank You

And Take Good Care of you

& all you love

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