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) GFA Exemptions • Definition under the Buildings Ordinance • Backgrounds/ main points • Discussion (more interactive)
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 area = 4 units Street Street Site area = 4 units Street Site Classification Class A site Class B site
Site Classification Street> 4.5m Site Street>4.5m Site Classification
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 • 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.
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)
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)
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 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 • 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 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
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