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The Hong Konq University of Science and Technology Architectural Competition for a Master Plan
PLANNING BRIEF FOR STAGE II
1. Introduction
1.1 The Hong Kong of professional schools business and management
University of Science and Technology, a grouping emphasising science, technology, engineering, studies, and providing postgraduate training and research work, will be located at Tai PO Tsai, Clear Water Bay Road, Sai Kung on a 41.14 hectare (about) site previously reserved for Kohima Barracks (hereinafter referred to as the Main site). This site contains approximately 16 hectares of developable land comprising 38 separate purpose designed and ready formed platforms. Additional land for
expansion purposes has also been earmarked on two sites with a combined area of 14.01 hectares (about). It is envisaged that the campus will develop in three phases. Phase I is expected to accommodate about 2,000 full-time equivalent students *(FTEs) and to become operational in October 1991. Phase II, which may be required for occupation by October 1993, will make the campus capable of accommodating 7,000 FTEs, and Phase III
(to expand from the originally envisaged 7,000 FTEs) will bring the campus up to its maximum capacity of about 10,000 FTEs some time later. The student numbers and timing for each phase are subject to Government and UPGC (University and Polytechnic Grants Committee) approval.
1.2 The aim of the campus design is to create a total, comprehensive environment by the integration of buildings and the landscape. It may be seen as a living organism that adapts to rapid changes in technology, provides a visual impression of experiment and enquiry, and is both functional and aesthetically pleasing without recourse to the use of extreme and unproven forms or materials.
* 1 full-time student = 1FTE 1 part-time student = +FTE
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1.3 In relation to the development of a master plan for the campus, a two-stage architectural competition is being held. This Planning Brief is issued to each of the shortlisted architects competing under Stage II of the competition as the basis on which he is required to develop his Stage I submission into a more detailed master plan proposal. Competitors participating in Stage II are not
approach adopted in their Stage I this Planning Brief.
expected to deviate from the design submission except as may be dicated by
1.4 Arising from the judging of the Stage I submissions, the Assessment Panel have identified the following points that should be brought to the attention of Competitors under Stage II : -
(4 Vehicular service access to all parts of the campus must be given due consideration;
(b) The Transport Interchange must be located on the Main site in the vicinity of the eastern
adjacent to the Erskine
end of the Northern Access, and not on or site;
(c) Visitors, on arrival at the campus, should be provided with a clear and straightforward route to the Central Administration;
(d) Phasing proposals that involve the change of use of accommodation must be clearly considered and explained;
(e) The utilisation of existing rock platforms and roads and the avoidance of extensive additional site formation work is to be encouraged;
(f) A thorough and well-explained analysis of the basic infrastructure proposals (i.e. building/utility service and waste disposal
systems) is required;
(g) For the purpose of the Stage II (final) assessment, the focus of attention at the detailed level will centre around the main Academic facilities and any integral Amenities accommodation;
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Housing, Sports Accommodation and the less closely related Amenities are not required to be developed further than is considered necessary to establish feasibility of the master proposal;
(h) Competitors should use identical terminology to that adopted in this Planning Brief (in particular those terms that use capital initial letters).
1.5 Whilst every effort has been made to ensure the accuracy of information contained in this Planning Brief, the Planning Committee reserves the right to make changes during the time available for
Competitors to raise written questions (i.e. before 1200 hrs on 4 August 1987). The Planning Committee also reserves the right to make whatever changes it considers necessary to the Stage II Requirements and/or this Planning Brief at any time during the competition in order to ensure compatability of this Planning Brief with the project documentation which is under preparation concurrently with the competition. Furthermore, the Planning Committee shall hold no liability for any changes it may make subsequent to the competition and as may be reflected in the project documentation.
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2 Site
2.1 As can be seen from Fig. 2.1, the site, which is 7 km from Kowloon (Choi Hung MTR Station) on the Clear Water Bay Peninsula, is situated in a prime scenic location overlooking Port Shelter in Sai Kung District. With spectacular views across Port Shelter to Kau Sai Chau and Tiu Chung Chau islands, and with the High Island Reservoir and Sai Kung East Country Park as a backcloth beyond, the site offers a very attractive development opportunity. It comprises three elements, as indicated in Fig. 2.2, namely : -
Main - the 41.14 ha (about) site to the east of Tai PO Tsai
Village being the major part of the ex-Kohima Barracks site already formed with platforms, roads and utilities
originally intended to serve a military battalion, and available for University use under Phase I;
Erskine - the 3.22 ha (about) site on both sides of Clear Water Bay Road due to be vacated by the military at the end of 1987 and available for University use from Phases I, II or III;
NB - Competitors should note that the boundary has been adjusted and the area reduced since
Outline Brief.
Shaw - the 10.79 ha (about) site to the eastern seaward side of the Stage I
Shaw's Studios (who currently hold it under a short term tenancy agreement) and earmarked for University expansion purposes under Phase III.
2.2 Fig. 2.3 provides a simplified Terrain Evaluation Map (Drawing No. API 281) which delineates some of the major geotechnical constraints and features, including : -
(a) the geological materials (insitu volcanics, colluvium, alluvium);
(b) man-made slopes;
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(c) zones of general instability;
(d) major photolineaments or structural discontinuities;
(e) catchment boundaries and major drainage paths;
(f) others (natural terrain steeper than 30°, fill materials and severe gully erosion).
2.3 The following eight 1:lOOO scale diazo plans that together cover the site are issued to each Competitor with this Planning Brief : -
ll-NE- 10B 10D 15B 12-NW- 6A 6C 6D 11A 11B
Main
2.4 This site, which is the main is fully enclosed, being screened from
component of the land allocation, Clear Water Bay Road by an
artificial landscaped ridge to the west and bounded to the north by a series of spurs and a scenic valley. The southern boundary adjoins the more elevated Shaw's Studios and the Shaw site, whilst the eastern
boundary is coastline. Access is currently solely from the south-west part of the site where it abuts the entrance to Shawls Studios. A northern access to the Main site is currently being planned.
2.5 The site was formerly a steep, well vegetated slope dissected by streams. The ridge along the west boundary provides an earth embankment 500 metres long, 40 to 60 metres wide and varying in height from 149 to 154 metres PD. Substantial excavation was required to create the
platforms, and some of the fill was used to reclaim 4.5 ha (about) of land from the sea as part of the site. The site as formed contains 16.0 ha (about) of developable land from a total of 38 separate and purpose
designed platforms. Platform heights vary between 140.0 metres PD and 5.0 metres PD. Fig. 2.4 identifies the platforms and summarises their sizes and uses as originally envisaged by the military.
-6- Secretariat by prior arrangement, describes the various geotechnical design considerations and particular problems relevant to the site formation works and subsequent proposed building works for the Kohima Barracks project. Extensive use of retaining walls and reinforced earth walls has been necessary. Individual platforms and adjacent slopes have been purpose formed for buildings varying in height from single storey to
substantial slope remodelling and related engineering works.
2.8 A comprehensive network of utility service pipes and ducts has been installed for fresh water, flushing water, foul sewers, fire
services, electricity and telephone. Gas mains have also been installed with connections to each platform. Water supply is from the existing
trunk feed from Kwun Tong which will have increased capacity from mid 1989 following completion of the new service re,servoir
water drainage channels and drains have also been
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for a total military population of between 700 and 900 soldiers. This low density of population is reflected in the limited design capacity of the internal road, footpath system and utility network.
2.10 Normal development conditions, such as restrictions on plot ratio and site coverage, are not considered appropriate to the University project. Compliance with the Buildings Ordinance will be required,
however. It is strongly recommended that structures should not penetrate a notional inclined plane subtended by the projection of lines from a base point on the Clear Water Bay Road to the top of the landscaped ridge at the western boundary of the site and perpendicular to the ridge. Whilst this would restrict the maximum height of development on the upper parts of the site, it would not significantly inhibit building heights at the lower levels. Development at all levels, however, must take full account of its visual impact on the coastline, and the need for a fully
coordinated, comprehensive and visually coherent development is considered paramount. The implications for transportation must be given due
consideration should a Competitor propose building densely at the lower levels.
2.11 It is possible that the fresh water and other services will need to be expanded, but no difficulties are foreseen in achieving this.
The disposal of sewage and waste products created, for example, by
chemical engineering and industrial engineering activities, must be dealt with by dedicated waste treatment and disposal facilities on the campus in accordance with the requirements of the Environmental Protection
Department.
2.12 At its southern access, the site currently includes a vehicle turning and parking area to serve a proposed English Schools Foundation
(ESF) primary school which will share the access road with the University.
There is a total of 26 Nos. existing Daido piles lining the road at this point. These piles, which have been trimmed to 1 metre below ground surface level, are considered unlikely to hinder development, but competitors may refer to Drawing No. 10938/WC/GL/Ol Revision C at the Planning Committee Secretariat for further information. Competitors are
advised to adopt a flexible approach towards their proposals, if any, for this area and to bear in mind the possibility of the Main site boundary
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being adjusted to exclude the portion of shared road.
2.13 It is proposed that the main entrance to the site shall be in the north. Drawing No. NH4416A, a copy of which is supplied with this Planning Brief, shows the proposed alignment for the new Northern Access which it is envisaged will be made available for use by construction vehicles at the start of the works contracts for Phase I.
Erskine
2.14 This site, which is presently used as a military training camp, comprises two parts on opposite sides of Clear Water Bay Road. The
smaller part to the west of the road, currently used as a parade ground, has an average height of about 137.5 PD whereas the larger part, which currently forms the main campus of the training camp, falls in height from about 132 metres PD to 114 metres PD away from the road. As a result of highways improvements in the vicinity, the smaller part will continue to be accessed by vehicles from Clear Water Bay Road, but at a different location from the present arrangement, whereas the larger part will be accessed from the new Northern Access along its southern boundary, (see Drawing No. NH4416A supplied with this Planning Brief).
2.15 The site is located mainly on a gently sloping, east-west trending ridge with gently to moderately sloping drainage plains to the north and south. As Fig. 2.3 indicates, the main geotechnical constraint associated with this site is the presence of colluvium in the drainage plains. These colluvial deposits are likely to be subject to overland flow and periodic inundation. Unusual groundwater conditions and soil piping may also be present with these deposits.
2.16 It is recommended that development of both parts of the site be restricted to low rise, low density usage, though a higher density may be permitted on the smaller site. The Planning Committee advises that this site is particularly suitable for Senior Staff Housing, but other uses compatible with these development criteria need not be ruled out.
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2.17 There are no main sewers along Clear Water Bay Road or Hiram's Highway, and independent sewage treatment provision will be necessary for University development of the site. Other utility services are expected to be available.
2.18 Drawing No. NH4416A shows how the proposed upgrading of Clear Water Bay Road and the envisaged Northern Access to the Main site will encroach upon the current boundaries of Erskine. Competitors are advised to exclude from Phase I that area shown hatched on Fig. 2.2 while road works in the vicinity are in progress, since this land will be required for use as a works area. It is inevitable that a significant number of existing mature trees will be affected by these highways works.
Shaw
2.19 This site, which is currently occupied by Shaw's Studios on a short term tenancy basis, is situated on a very prominent spur which
exceeds 170 metres PD and is higher than the adjacent Shaw's complex. The site falls in terraced stages from about 170 metres PD to 154 metres PD to 137 metres PD to 126 metres PD.
2.20 As Fig. 2.3 shows, the small platforms are bounded by moderately sloping fill and cut slopes. The presence of a large number of man-made slopes is the main geotechnical constraint at this site, but it may be possible, if considered desirable, to eliminate some of these slopes by the construction of larger platforms.
2.21 This site is not expected to be available for development until Phase III. It is recommended that development of the upper levels be low rise whereas higher rise development would be possible on the lower
levels.
2.22 As with the Main and Erskine sites, it is expected that utilities may be brought to the site, but dedicated sewage treatment facilities must be provided by the University.
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3. Localitv
3.1 The Junk Bay Hinterland Strategy (1982) identified the Tai PO Tsai/Silverstrand area as suitable for low density private and village residential development to meet future demand for suburban/commuter type housing in the Clear Water Bay Peninsula. The main emphasis of the
strategy was on the conservation of the area's scenic qualities and of its important recreational role regionally. The development of Junk Bay New Town would increase this demand and bring further pressure to bear on these resources. The Outline Development Plans (ODPs) for Tseng Lan Shue, Tai PO Tsai and Silverstrand (January 1985) limit new development to the extension and rationalisation of existing villages and residential layout areas for mainly low density private R3 & R4 and village type development.
The Silverstrand residential layout is now substantially developed.
3.2 Tai PO Tsai Village is earmarked as a local development area with a maximum population capacity of 3,250 persons (excluding the
University) compared with the 1984 figure of 1,300 persons. The bulk of this increase would be dependent upon private development initiatives. In this context a consultant's report prepared for the Great Seal Company Ltd. in 1983 put forward a master plan for the future development of the Tai PO Tsai area. Various matters relating to the implementation of this scheme have yet to be resolved. The village of Tai PO Tsai San Tsuen with a population of 340 persons is situated north of Erskine. The Shaw's film studio complex occupies a large area south of the village with a petrol filling station, a proposed ESF primary school and some low density private housing nearby. Bluet garden nursery is located on agricultural land between Clear Water Bay Road and the Main site to the south of Tai PO Tsai. A site for a sub-divisional fire station is proposed close to the southern entrance to the Main site on the east side of Clear Water Bay Road.
3.3 The bulk of the ODP is zoned as "countryside conservation area".
This includes the well vegetated hill slopes which rise to Razor Hill on the west side of Clear Water Bay Road, and the attractive valley which leads down to Pak Shui Wun beach north of the Main site. As part of the barracks formation works a new footpath (Tai PO Tsai Trail) has been
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provided which connects this valley with the Tai PO Tsai area, and this footpath should remain open both during and after construction of the University. The artificial embankment on the west side of the Main site has been landscaped as a visual barrier between Tai PO Tsai Village and the Main site.
3.4 Clear Water Bay Road is the main carrier of the district's traffic, accommodating both weekday locally generated movement and recreational travel which peaks at weekends and public holidays.
Northwards, from its junction with Hiram's Highway, the Clear Water Bay Road is dualled as far as
a single lane carriageway
Fei Ngo Shan. South from Hiram's Highway it is recently improved. Current highway proposals include the following : -
(i) It is envisaged that the construction of the Northern Access to the University from Clear Water Bay Road via the south of the Erskine site will be completed by May 1989. Improvements to the junction of Clear Water Bay Road and the southern access to the University are expected to be completed by mid 1991. These proposals are shown on Drawing No. NH4416A supplied with this Planning Brief.
(ii) Clear Water Bay Road/Hiram's Highway junction improvement, part of the Hiram's Highway Stage I Improvement Scheme, is programmed to commence in mid 1988. The works include a flyover at the junction and will terminate near the south of the Erskine site, thereby providing a dual carriageway between Kowloon and the University's Northern Access. A pedestrian subway under Clear Water Bay Road is proposed which will facilitate pedestrian movement between the two components of the Erskine site and to the bus stops along Clear Water Bay Road.
(iii) Long term improvement is envisaged for Clear Water Bay Road from its junction with Hiram's Highway south to Hang Hau by way of a dual two lane carriageway. This is dependent upon the build up of traffic in the district, particularly that generated by Junk Bay New Town. The University is not expected to generate any
significant traffic increase on this stretch of road.
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(iv) In connection with (iii) this reserve is safeguarded at Tai PO Tsai on a by-pass alignment to the east of the village;
(v) Both the Eastern Harbour Crossing and the Junk Bay Tunnel should be open by mid 1990. The direct route between the Junk Bay Tunnel and Hang Hau Road is expected to be available in 1992.
3.5 Existing public transport, which includes bus, GMB (Green Mini Bus) and PLB (Public Light Bus) services, connect the Tai PO Tsai area with Kowloon and the Choi Hung MTR station via Clear Water Bay Road, and
3.5 Existing public transport, which includes bus, GMB (Green Mini Bus) and PLB (Public Light Bus) services, connect the Tai PO Tsai area with Kowloon and the Choi Hung MTR station via Clear Water Bay Road, and