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The Buildings Department has taken the promotion of green and innovative buildings in Hong Kong a major step forward with the releasing of a practice note on green features for new building developments.

Jointly prepared by the Buildings Department, the Lands Department and the Planning Department, the Practice Note for Professional Persons sets out the incentives to be provided by the Government to encourage the design and construction of such buildings.

Explaining the incentives at a Press Conference today (February 27), the Director of Buildings, Mr Leung Chin-man said that green features may be excluded from Gross Floor Area (GFA) and/or Site Coverage (SC) calculations. These features include balconies; wider common corridors and lift lobbies; communal sky gardens; communal podium gardens; acoustic fins; sunshades and reflectors; wing walls, wind catchers and funnels.

However, the cumulative GFA exemption for all the green features, excluding sky and podium gardens, should not exceed eight per cent of the total permitted GFA.

Where an exemption results in an increase in building height/SC which exceeds the restrictions under the town plan, application to the Town Planning Board for minor relaxation, if there is such a provision under the plan, would be required.

On Lease Conditions, Mr Leung said that suitable clauses would be inserted in new leases allowing the Lands Department to exempt the green features from GFA and SC calculations. For existing leases with restrictions, lease modification may be required.

"For existing leases with restrictions on the development intensity, balconies will be exempted from calculation of GFA and/or SC only after the lease is modified with premium paid. The exemption of wider common corridors and lift lobbies from GFA and/or SC calculation will not require a lease modification.

"The exemption of other features from GFA and/or SC calculation may have to be covered by a modification letter at nil premium and an appropriate administrative fee, depending on the lease conditions.

"No premium is required for sky gardens providing sitting out areas and greenery without other recreational facilities.

"Where lease modification is required, the Lands Department may impose additional conditions to ensure that the exempted features will be properly used and maintained," Mr Leung said.

Mr Leung pointed out that the Buildings Department had set conditions to prevent misuse of incentives. The conditions include listing the green features in the sales brochure; ensuring balconies are not to be enclosed or sky-gardens and podium gardens are for the exclusive use of the residents, tenants and their visitors.

"We will monitor the use of the green features and will take enforcement action, including prosecution, against non-compliance with the conditions of exemption," Mr Leung stressed.

"We aim at adopting a holistic life cycle approach to planning, design, construction and maintenance; maximizing the use of natural renewable resources; minimizing the consumption of energy and reducing construction and demolition waste," he added.

End/Tuesday, February 27, 2001

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