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PQSL Talk

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  1. 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

  2. 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)

  3. 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 ?

  4. Site Classification Site area = 4 units Street Street Site area = 4 units Street Site Classification Class A site Class B site

  5. Site Classification Street> 4.5m Site Street>4.5m Site Classification

  6. 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)

  7. 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.

  8. 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)

  9. 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)

  10. 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

  11. 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 ? ?

  12. 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

  13. 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

  14. Thank You And Take Good Care of you & all you love