Section II. The HKIA/ARB Professional Assessment Short Essay Questions. Section II (60 marks) : Time allowed : 1 hour 50 minutes

Transcription

1 Candidate Number: Seat No.: Section II Short Essay Questions The HKIA/ARB Professional Assessment 2013 Paper 1 Statutory Controls in Building Works 19 November :00 am 12:00 noon (3 hours) Venue Rotunda 2, 3/F Kowloonbay International Trade & Exhibition Centre (KITEC) Kowloon Bay Section II (60 marks) : Short Essay Questions (pages 1 11) A total of 3 questions are to be answered. Question 1 is compulsory (30 marks). Answer 2 questions from Question 2, Question 3 and Question 4 (15 marks each). Time allowed : 1 hour 50 minutes Notes : 1. 3 answer books are provided for you. 2. Please attempt each question on a separate answer book and mark the question numbers you attempt on the answer book. 3. Remember to write your candidate number and room/seat number on the answer book and question paper. DO NOT write your name on the question paper and answer books. Paper 1 Statutory Controls in Building Works 2013 Page 0

2 Paper 1 Section II Short Essay Questions Question 1 (Compulsory Question 30 marks) Please read the following descriptions, attached plans and documents carefully. Then answer the question in five sections, as directed. Site context Lot A: area = 1,050m 2 The lot is a corner site, bounded by Roads A and B, on which a six-storey commercial building now stands. There is an existing 2.0m service lane on its west and it adjoins Lot B on its north. The lease conditions (not provided) specify its use as for commercial purpose only. Lot B: area = 1,200m 2 The lot faces Road B, with an existing 2.0m service lane on its west and a 2.0m private lane on its north, which is part of the adjoining lot. The existing building is a multi-storey flatted factory, with a three-storey podium, used as car park and loading / unloading area. The lease conditions (not provided) specify its use as for industrial purpose only. Please refer to the redrawn site plan (Appendix A) provided. Town-planning context The entire street block that includes Lots A and B is zoned Residential (E) in the statutory Outline Zoning Plan (Appendix B) for the district. A height limit of 80 m PD (metres above Principal Datum) is shown on the Outline Zoning Plan and further qualified in the planning Notes. Please refer to the excerpts of the Outline Zoning Plan and of the planning Notes specific to Residential (E) use, as provided (Appendix C). Redevelopment brief A developer has acquired both lots and intends to redevelop them as a combined commercial / residential complex. In the developer s initial thinking, the complex will comprise: (a) a full basement for underground parking; (b) a single podium with three levels of retail shops and eateries above street level; and (c) two towers, one for office and one for residential use, which will rise above the landscaped podium deck designated for the enjoyment of residents. Gross floor area of the office block will be limited to 6,500m 2 ; the retail facilities at various podium levels are to be maximised, and the residential block will use up the available, remaining plot ratio. It is also the developer s intention to obtain maximum benefits of exemption from accountable gross floor area and to qualify the project for HKGBC ranking assessment. Paper 1 Statutory Controls in Building Works 2013 Page 1

3 Your response You are required to give a summary of your professional opinions on the feasibility of the proposed redevelopment, by discussing the following issues: 1. Understanding of town-planning considerations and procedures regarding the intended uses and nature of development, as envisaged by the owner; 2. (a) land matters that will have to be dealt with, to remove outdated restrictions in the lease conditions and to permit the envisaged development; (4 marks) (3 marks) (b) likely adjustments to site boundaries, assuming Lands Department s consent to amalgamation of the two lots into a single lot, through surrender and re-grant ; (3 marks) 3. Provision of car-parking facility as envisaged by the developer and the prospect of its exemption, totally or partially, from accountable gross floor area; (5 marks) 4. Assessment of maximum redevelopment potential, based on the net combined and readjusted site area, subject to concurrent compliance with: (a) (b) (c) Relevant Outline Zoning Plan for maximum permitted plot ratio; Building (Planning) Regulation 21 for maximum permitted plot ratio (See Appendix D); Building (Planning) Regulation 20 for maximum permitted site coverage (See Appendix D); and (3 marks) (3 marks) (3 marks) 5. Compliance with requirements for emergency vehicular access, separation between buildings and setbacks to comply with the provisions of PNAP APP-152 (diagrams may be included). (6 marks) Paper 1 Statutory Controls in Building Works 2013 Page 2

4 Appendix A Not to scale Paper 1 Statutory Controls in Building Works 2013 Page 3

5 Appendix B Not to scale Paper 1 Statutory Controls in Building Works 2013 Page 4

6 Appendix C Page 1 of 4 Paper 1 Statutory Controls in Building Works 2013 Page 5

7 Appendix C Page 2 of 4 Paper 1 Statutory Controls in Building Works 2013 Page 6

8 Appendix C Page 3 of 4 Paper 1 Statutory Controls in Building Works 2013 Page 7

9 Appendix C Page 4 of 4 Paper 1 Statutory Controls in Building Works 2013 Page 8

10 Appendix D Paper 1 Statutory Controls in Building Works 2013 Page 9

11 Blank page Paper 1 Statutory Controls in Building Works 2013 Page 10

12 Answer 2 questions from Question 2, Question 3 and Question 4. Question 2 (15 marks) 2(a) Explain the different submission procedures you may choose for a proposed alteration and addition works in order to obtain approval and consent from the Building Authority under the Buildings Ordinance. 2(b) Explain the pros and cons of carrying out building works in an existing building under the minor works control regime instead of submitting building plans for the alteration & addition works to the Building Authority for approval. (7 marks) (8 marks) Question 3 (15 marks) 3(a) Explain why prescribed windows are needed and the principles behind setting the specific requirements in the Building (Planning) Regulations? 3(b) Discuss whether prescribed windows could directly face into : (i) a 5m wide future road abutting the site; (ii) a 10m wide drainage nullah abutting the site; (iii) a large open space that has been zoned open space under the relevant Outline Zoning Plan, abutting the site; (iv) the Victoria Harbour abutting the site; (v) a non-building area which will be surrendered to the government after completion of the building at a time to be determined by the government; (5 marks) (10 marks) Question 4 (15 marks) One of the objectives of the Buildings Ordinance is to regulate the planning, design and construction of buildings and associated works. In your opinion, how effectively has this objective been achieved, in promoting a sustainable, built environment? Discuss the various issues you consider valid in terms of : (a) Provisions of the Building (Planning) Regulations, (3 marks) (b) PNAP No. APP-151, Building Design to Foster a Quality and Sustainable Built Environment, (4 marks) (c) PNAP No. APP-152, Sustainable Building Design Guidelines, and (5 marks) (d) Other Codes of Practice (3 marks) END OF PAPER Paper 1 Statutory Controls in Building Works 2013 Page 11