SKYLINE Technologies -- News Update ( 26 February 2005 )

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1. Town Planning Board rejected the mega tower hotel application
Hong Kong Government, 25 February 2005

The Town Planning Board today (February 25) gave further consideration to the review application for the hotel and open space development at Ship Street and Kennedy Road, Wan Chai, but rejected it after taking account of the representations made by the applicant at the meeting and careful deliberations.

The board recognised that the project would contribute positively to urban renewal in Wan Chai and the applicant had taken considerable efforts to consult the local community on his application and to address the concerns previously raised by the board. Having thoroughly examined the applicant's further submissions and all relevant planning considerations as well as the views expressed by the Legislative Council Members, Wan Chai District Council and the general public, the board remained concerned about the intensity and scale of development, the wall effect and adverse impacts the development would cause," a spokesman for the board said.

"The major concern of the board was the overall bulk of the development, which was too massive and incompatible with the character of the neighbouring developments at Kennedy Road. The development would create significant visual impact in view of the proposed building mass as compared with the surrounding developments," the spokesman added.

"The board also deliberated on all the issues related to the proposed development. On traffic, although the road improvement schemes proposed by the applicant could mitigate the anticipated traffic impact, the feasibility and the timing for implementation of the schemes had not been sufficiently demonstrated. The proposed development would involve massive tree felling which was considered not acceptable. Furthermore, the board was concerned that some of the proposed covered open space within the development might not be able to fulfil the proper and intended function of public open space," the spokesman said.

The mega tower hotel project was rejected by the Board's Metro Planning Committee in April, 2004. At the review hearing held in July, 2004, the board raised a number of concerns relating to the development scale, traffic, visual, tree felling, open space, and sunlight and ventilation aspects. The applicant made further submissions to address the concerns, and presented a further improvement proposal at the hearing held in December, 2004. As the further improvement proposal contained changes to the earlier submitted proposal considered by the board in July, 2004, the board decided to solicit further public views on the applicant's latest proposal through the Wan Chai District Office. Views of the Legislative Council Members, Wan Chai District Council and the general public were also submitted to the board for consideration today.

2. Approved Kwun Tong (South) Outline Zoning Plan amended
Hong Kong Government, 25 February 2005

The Town Planning Board today (February 25) announced amendments to the approved Kwun Tong (South) Outline Zoning Plan (OZP).

The amendments involve rezoning of areas in the Kwun Tong Business Area (KTBA) from "Government, Institution or Community" ("G/IC") to "G/IC(1)", and stipulation of building height restrictions for the "Commercial (1)", "G/IC(1)", "Other Specified Uses" ("OU") annotated "Business", "OU" annotated "Business 1" and "OU" annotated "Sewage Treatment Plant" zones in the KTBA to the south of Kwun Tong Road.

The above-mentioned building height restrictions amendments are made in accordance with the recommendations of the Urban Design Guidelines Study completed in 2003.

Amendments have also been made to the Notes of the OZP in accordance with the revised Master Schedule of Notes to Statutory Plans (MSN) endorsed by the Board. Under the revised MSN, various measures including broad use terms have been introduced to provide greater flexibility for change of use and reduce the need for planning application.

The general provisions under the Covering Notes and the user schedules for various land use zones have been revised to expand the scope of uses that are always permitted. Besides, the planning intentions for various zones have been incorporated into the Notes to form part of the OZP.

Moreover, the Remarks of the Notes for the "Residential (Group A)" zone in respect of the development restrictions are also revised.

The draft Kwun Tong (South) OZP No. S/K14S/11 incorporating the amendments is now available for public inspection during normal office hours at the following locations:

* Secretariat of the Town Planning Board, 15th Floor, North Point Government Offices, 333 Java Road, North Point;

* Kowloon District Planning Office, 14th Floor, North Point Government Offices, 333 Java Road, North Point; and

* Kwun Tong District Office, Kwun Tong District Branch Offices Building, Lower Ground Floor, 6 Tung Yan Street, Kwun Tong.

Any person affected by the amendments may submit a written objection to the Secretary of the Town Planning Board on or before April 25, 2005.

Copies of the draft plan are available for sale at the Map Publications Centres in North Point and Yau Ma Tei. The electronic version of the plan can be viewed on the Town Planning Board's website at http://www.info.gov.hk/tpb.

3. Resumption of land at Shau Kei Wan Road/ Nam On Street gazetted
Hong Kong Government, 25 February 2005

The Lands Department today (February 25) announced the resumption of land at Shau Kei Wan Road/Nam On Street in Shau Kei Wan for a redevelopment project implemented by the Urban Renewal Authority (URA) in association with the Hong Kong Housing Society (HKHS).

This redevelopment project is included in the URA's Business Plan for 2003/04. The implementation would help to rejuvenate the old district and improve the living conditions of the residents.

A total of 28 interests in Shau Kei Wan Road, Nam On Street and Nam On Lane will be resumed under the Lands Resumption Ordinance.

The affected interests will revert to the Government three months after the date of the Gazette Notice on site. Details of the private land affected are contained in the Gazette published today.

Apart from their entitlement to statutory compensation, eligible owners of domestic properties will be offered an ex-gratia home purchase allowance or supplementary allowance as appropriate.

Owners and tenants affected may make statutory claims under the Lands Resumption Ordinance and, if the claims cannot be settled by agreement, may apply to the Lands Tribunal for adjudication. Any professional fees reasonably incurred for making such a claim may be reimbursed by the Government. Occupiers of commercial properties may also be eligible for an ex-gratia allowance in lieu of the right to make statutory claims for business loss and disturbance.

Eligible domestic occupiers will be offered rehousing or an ex-gratia cash allowance in lieu of rehousing by the HKHS. Rehousing will be in units provided by the Hong Kong Housing Authority or the HKHS itself.

Upon completion of resumption and clearance, the site covering an area of about 1,890 square metres will be granted to the HKHS at nominal premium for redevelopment.

This project will contribute to general environmental improvements in the locality. Mixed use development is permitted on site, and the current proposal is for a residential development with commercial use on the lower floors.

4. Draft Ngau Tau Kok and Kowloon Bay Outline Zoning Plan amended
Hong Kong Government, 25 February 2005

The Town Planning Board today (February 25) announced amendments to the draft Ngau Tau Kok and Kowloon Bay Outline Zoning Plan (OZP).

The amendments to the OZP involve rezoning of areas in the Kowloon Bay Business Area (KBBA) from "Government, Institution or Community" ("G/IC")" to "G/IC(1)", and stipulation of building height restrictions for the "Commercial", "G/IC(1)" , "Other Specified Uses" ("OU") annotated "Business", "OU" annotated "Business 1", "OU" annotated "Commercial Uses with Public Transport Terminus", "OU" annotated "Refuse Transfer Station" and "OU" annotated "Petrol Filling Station" zones in KBBA to the west of Kwun Tong Road.

The above-mentioned building height restrictions amendments are made in accordance with the recommendations of the Urban Design Guidelines Study completed in 2003.

The draft Ngau Tau Kok and Kowloon Bay OZP No. S/K13/22 incorporating the amendments is now available for public inspection during normal office hours at the following locations:

* Secretariat of the Town Planning Board, 15/F, North Point Government Offices, 333 Java Road, North Point;

* Kowloon District Planning Office, 14/F, North Point Government Offices, 333 Java Road, North Point; and

* Kwun Tong District Office, Kwun Tong District Branch Offices Building, Lower Ground Floor, 6 Tung Yan Street, Kwun Tong.

Any person affected by the amendments may submit a written objection to the Secretary of the Town Planning Board on or before March 18, 2005.

Copies of the draft plan are available for sale at the Map Publications Centres in North Point and Yau Ma Tei. The electronic version of the plan is viewable from the Town Planning Board's website at http://www.info.gov.hk/tpb.