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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
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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


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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)


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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 ?


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Site Classification

Site area = 4 units

Street

Street

Site area = 4 units

Street

Site Classification

Class A site

Class B site


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Site Classification

Street> 4.5m

Site

Street>4.5m

Site Classification


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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)


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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.


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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)


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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)


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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


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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 ?


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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


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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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Thank You

And Take Good Care of you

& all you love


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