PWSC(1999-2000)52

For discussion
on 16 June 1999

ITEM FOR PUBLIC WORKS SUBCOMMITTEE
OF FINANCE COMMITTEE

HEAD 703 - BUILDINGS
Social Welfare and Community Buildings - Community centres and halls
179SC - Community hall at Aldrich Bay phase 4 housing development
180SC - Community hall at Tsz On Estate phase 3 housing development
181SC - Community hall at Sheung Tak Estate phase 9 housing development
182SC - Community hall at Shek Lei Estate phase 12 housing development
Health - Clinics
69MC - Elderly health centre in Kwai Shing East phase 7 housing development

    Members are invited to recommend to Finance Committee the upgrading of 179SC, 180SC, 181SC, 182SC and 69MC to Category A at an estimated total cost of $217.63 million in money-of-the-day prices for the construction of four community halls, located at Aldrich Bay, Tsz Wan Shan, Tseung Kwan O and Kwai Chung respectively, and one elderly health centre in Kwai Shing East.

PROBLEM

There are insufficient Government/Institution/Community (GIC) facilities for holding community building activities in the Shaukeiwan, Tsz Wan Shan, Tseung Kwan O, and Kwai Chung areas. We also need to provide a new elderly health centre in the Kwai Tsing District to improve the delivery of health care services to the elderlies.

PROPOSAL

2. The Director of Home Affairs (DHA) and the Director of Health, with the support of the Secretary for Home Affairs and the Secretary for Health and Welfare respectively, propose to upgrade the following projects to Category A at an estimated total cost of $217.63 million in money-of-the-day (MOD) prices -

Project Estimate$million
(MOD)
(a) 179SC - Community hall at Aldrich Bay phase 4 housing development35.194
(b) 180SC -Community hall at Tsz On Estate phase 3 housing development41.207
(c) 181SC - Community hall at Sheung Tak Estate phase 9 housing development43.694
(d) 182SC -Community hall at Shek Lei Estate phase 12 housing development54.678
(e) 69MC -Elderly health centre in Kwai Shing East phase 7 housing development42.857
________
Total217.630
________

PROJECT SCOPE AND NATURE

3. The four community halls (CHs) to be constructed under 179SC, 180SC, 181SC and 182SC will be non-standard design CHs with a multi-purpose hall, a conference room, a store room, an office and ancillary areas. The net operational floor area of each CH is about 590 square metres. The project scope of 180SC also comprises the reprovisioning of the existing Home Affairs Department (HAD) Tsz Wan Shan sub-office currently located at Tsz Wan Shan (South) Community Centre which will be relocated to the Tsz On Estate Phase 3 housing development. The elderly health centre (EHC) to be provided under 69MC comprises the provision of an elderly health centre with integrated services such as physiotherapy services, clinical psychology services, etc. as well as operational and office accommodation for a Visiting Health Team of Health Department. The net operational floor area for 69MC is about 670 square metres.

4. The construction of the four CHs and the EHC will be included as integral parts of new housing developments in Aldrich Bay, Tsz On Estate, Sheung Tak Estate, Shek Lei Estate and Kwai Shing East Estate.

JUSTIFICATIONS
CH at Aldrich Bay phase 4 housing development

5. The Eastern District has a population of about 637 000 and is currently provided with four community centres/CHs, namely the Causeway Bay Community Centre (CC), the Chai Wan CC, the Hing Wah CH, and the Yue Wan CH. Three of these are located in Chai Wan while the remaining one is situated in Causeway Bay. Due to the locational imbalance, the existing community hall facilities in the district are not able to fully meet the demands for venues for community involvement activities from residents of Shaukeiwan area (the area). The area, which has a population of about 227 000, is currently not provided with any government-built community hall facilities. Residents living in the area have to utilise the Causeway Bay CC facilities at Fook Yum Road which is not close to the area. This CC already has a high utilisation rate of over 95% and thus precludes the holding of more functions and events organised by local organisations such as the Ming Wah Yin Ngai Society, the Association for the Promotion of Mutual Assistance of Housewives, local centres of the Hong Kong Federation of Youth Groups, the Boys' and Girls' Clubs Association of Hong Kong, and various owners' corporations which organise a wide range of regular community involvement activities and meetings.

6. In view of the large population and the community aspiration for the provision of community building facilities, we therefore propose to provide a community hall at Aldrich Bay to serve the residents in the area as well as the future population intake of about 65 000 who will be living on the Aldrich Bay reclamation.

CH cum HAD Tsz Wan Shan Sub-office at Tsz On Estate phase 3 housing development

7. The Wong Tai Sin District has a population of about 390 000 and is currently provided with five community centres, namely the Choi Wan CC, the Chuk Yuen CC, the Wong Tai Sin CC, the Fung Tak CC and the Tsz Wan Shan (South) CC. With the demolition of the Tsz Wan Shan (East) CC in June 1997, the 180-seat Tsz Wan Shan (South) CC became the only community building facility serving the 112 000 population living in Tsz Wan Shan area, Fung Wong Sun Chuen, Shatin Pass Estate and the locality of Yuk Wah Street. Given its small size, the Tsz Wan Shan (South) CC is unable to meet local demands for community building facilities from non-government organisations, voluntary agencies and other local organisations which organise a wide range of community involvement activities and meetings for the locals. Moreover, the Fung Tak CC and Chuk Yuen CC, which are situated near the Tsz Wan Shan area, are already heavily-patronised with average utilisation rates of over 80% and cannot satisfy the additional local demand. There is a need for higher-capacity community hall facilities (450 seats) to meet local demand. We therefore propose to reprovision the existing Tsz Wan Shan (South) CC in the Tsz On Estate phase 3 housing development, as the latter was built in 1975 and is in poor condition.

8. The project also includes the reprovisioning of the existing HAD TWS sub-office in Tsz Wan Shan (South) CC. We propose to attach the sub-office to the project with a view to overseeing the new CH at Tsz On in a cost-effective and cost-efficient manner. A similar arrangement was used at the existing Lei King CH in Kwai Tsing District and this has proved to be feasible. This sub-office will continue to provide secretariat services for the Tsz Wan Shan Area Committee and Chuk Yuen Area Committee as well as liaison services to the residents in the vicinity for the formation of Owners’ Committees and Mutual Aids Committees. The conference room will provide the Area Committees and others with a proper meeting place for the discussion of local issues with government representatives.

CH at Sheung Tak Estate phase 9 housing development

9. With an existing population of about 150 000, Tseung Kwan O (TKO) District is one of the fastest growing new towns in Hong Kong. Upon full development, the ultimate population in the region will be of 520 000. TKO District is currently provided with only two community halls, one in Tsui Lam area and the other in King Lam area. Both of them are distant from the Town Centre area. The utilisation rates of the two existing CHs already stand at around 70% and these are expected to rise with the further increase in population in TKO. Given the demonstrated high degree of participation in community involvement activities by existing TKO residents, we consider that there is a need for more CH facilities in the new town for holding community involvement activities and the promotion of good district management.

10. The proposed CH at Sheung Tak is strategically located near the proposed Tseung Kwan O Mass Transit Railway station and at the centre of the residential/commercial zones nearby. It is envisaged that this CH will be the hub for local community involvement activities organised by residents and organisations of the TKO Town Centre area.

CH at Shek Lei Estate phase 12 housing development

11. The purpose of this project is to reprovision a standard CH for the existing Shek Lei Community Centre which will be demolished in late 1999 under the redevelopment programme for Shek Lei Estate Redevelopment phase 12. The building structure of this community centre, which was built in 1969, is very dilapidated with peeling walls and water leakages. In addition, the small size (about 125 square metres) of the hall limits its use by local residents and NGOs for holding community building activities. Given that the population in the vicinity of Tai Pak Tin, Shek Lei and Shek Lei Extension areas is more than 55 000, a larger venue for holding community building activities is required.

12. To serve a population of 60 000 (existing residents as well as the future intake upon the completion of developments at the Shek Lei Infill Site, Shek Lei Phase 7, Shek Lei Phase 9 and Shek Lei Phase 12 in July 1999, September 2000, March 2002 and January 2003 respectively), the provision of a new community hall in the vicinity is necessary. Moreover, as the existing Shek Lei Community Centre is also used as an emergency shelter during inclement weather and emergency incidents, alternative venues for temporary shelter service would be difficult to arrange should the community centre not be reprovisioned within the Estate redevelopment.

Elderly health centre at Kwai Shing East phase 7 housing development

13. In the 1997 Policy Address, the Chief Executive announced the setting up of 18 EHCs and Visiting Health Teams (VHTs) across the territory in order to enhance preventive and curative health services for the elderly population.

14. The new service will adopt a multi-disciplinary team approach including medical and nursing staff, a clinical psychologist, a physiotherapist, an occupational therapist, a dietitian and a chiropodist working in collaboration to provide integrated primary health care services to EHC clients according to individual needs. Through various outreaching health education activities and training programmes, the VHTs will deliver quality primary health care services in promoting the health of elderly people in local communities. The multi disciplinary team approach will also strengthen the health care skills of their carers.

15. In Kwai Tsing District, as a temporary arrangement, we have set up a temporary EHC in the Ha Kwai Chung Polyclinic since October 1998 by using space originally occupied by the general out-patient clinic. However, due to physical constraints, many of the basic facilities which are essential for the provision of paramedical health services cannot be provided. For the same reason, the Kwai Tsing VHT can only be located elsewhere in the Lady Trench Polyclinic in Tsuen Wan. Therefore, to enable the full delivery of quality integrated health care services for the elderly in a multi-disciplinary team approach, we propose to construct a purpose-built permanent home for the Kwai Tsing EHC and VHT at the redevelopment site of Kwai Shing East Estate phase 7.

FINANCIAL IMPLICATIONS

16. We estimate the capital costs of 179SC, 180SC, 181SC, 182SC and 69MC to be $35.194 million, $41.207 million, $43.694 million, $54.678 million and 42.857 million respectively in MOD prices (see paragraph 18 below), made up as follows -

179SC180SC181SC182SC69MC
$ million
(a) Piling 2.1912.0951.9382.5251.191
(b) Building with basic building services provision 11.45515.35016.97816.91714.499
(c) Fitting out with air-conditioning 10.58510.58510.58510.58513.011
(d) Drainage and external works 0.9321.1551.2866.4380.906
(e) Furniture and equipment 0.8300.8300.8300.8602.203
(f) Consultants' fees and site supervision 1.6762.1392.3234.1931.908
(g) Contingencies 4.0264.6994.9666.1004.727
(h) 2% Housing Authority on-cost0.3250.4150.4510.6000.370
______________________________
Sub-total32.02037.26839.35748.21838.815(at December
1998 prices)
(i) Provision for price adjustments3.1743.9394.3376.4604.042
______________________________
Total35.19441.20743.69454.67842.857(in MOD prices)
______________________________

Breakdowns by man months of the estimate for consultants’ fees for each project are at the Enclosures 1 to 5.

17. The construction floor areas (CFA) of the four community halls 179SC, 180SC, 181SC, 182SC are 1 323 square metres, 1 806 square metres, 1 451 square metres and 1 465 square metres respectively. The construction unit costs of the superstructure, represented by building and building services costs of the aforementioned projects are $16,659 per square metre, $14,360 per square metre1 , $18,995 per square metre and $18,773 per square metre at December 1998 prices. The CFA and construction unit cost of the elderly health centre 69MC are 1 233 square meters and $22,311 per square metre respectively.

18. Subject to approval, we will phase the expenditure for 179SC, 180SC and 181SC as follows -

Year$ million
(Dec 1998)
Price adjustment
factor
$ million
(MOD)
179SC180SC181SC179SC180SC181SC
1999 - 20002.9781.3672.5941.026253.0561.4032.662
2000 - 20017.5208.54310.6271.062177.9889.07411.288
2001 - 20029.41614.3548.9921.0993410.35115.7809.885
2002 - 200311.4859.1308.2821.1378213.06810.3889.423
2003 - 20040.6213.8748.8621.177650.7314.56210.436
__________________ __________________
32.02037.26839.357 35.19441.20743.694
__________________ __________________

20. We derived the MOD estimates on the basis of the Government's latest forecast of trend labour and construction prices for the period 1999 to 2005. We will entrust these projects to Housing Department which will tender the works for piling and superstructure under various fixed-price lump-sum contracts for the different estate redevelopment programmes.

21. We estimate the additional annually recurrent expenditure of the five projects to be $2.88 million.

PUBLIC CONSULTATION

22. We consulted the Wong Tai Sin Provisional District Board and the Community Affairs Committee of the Sai Kung Provisional District Board on 180SC and 181SC in June 1999 and May 1999 respectively. Members of the two boards supported the projects.

23. We will consult the Eastern Provisional District Board (EPDB) on 179SC in July 1999. We anticipate strong support from the EPDB as members of the EPDB, local organisations and non-government organisations have been pressing for speedy development of CH facilities in the district.

24. We consulted the Kwai Tsing Provisional District Board (K&T PDB) on 69MC in May 1999. Members supported the project. For 182SC, we will consult the K&T PDB in August 1999. We anticipate Members will welcome the project for the re-provisioning of the CC at Shek Lei.

ENVIRONMENTAL IMPLICATIONS

25. The project will not cause long term environmental impacts. The DHA has included in the project estimate the cost to implement suitable mitigation measures to control short term environmental impacts.

LAND ACQUISITION

26. The five projects do not require land acquisition.

Background INFORMATION

27. Previously a number of sites within or adjacent to public housing estates have been reserved for the construction of stand-alone neighbourhood community centres (NCCs). In late 1997, the Administration revised the planning standards on community halls. One of the requirements adopted was that community halls should, as far as possible, be part of an integrated building to maximise utilisation of available sites. Hence, joint development of CH with housing and welfare facilities is pursued with a view to constructing integrated structures which will provide additional housing flats to achieve Government's flat production target and provide residential care homes, welfare facilities for the elderly and community facilities for the locals.

28. We upgraded 179SC, 180SC, 181SC, 182SC and 69MC to Category B in June 1999. D of H has completed site investigations for these project and is in the process of preparing relevant working drawings. Subject to Members' approval, we plan to start works for 179SCand 181SC in November 1999 for completion in mid 2003. We plan to start works for 180SC and 182SC in January 2000 and November 1999 respectively for completion in mid and early 2003 respectively. For 69MC, we plan to start works in late 1999 for completion by the end of 2002.

-----------------------------------------

Home Affairs Bureau
Health and Welfare Bureau
June 1999

(PWSC0168/WIN6)

Enclosure 1 to PWSC(1999-2000)52

179SC - Community hall at Aldrich Bay phase 4 housing development
DETAILS OF CONSULTANTS' FEES

Breakdown of estimates for consultants' fees

Category of work/itemEstimated
man
months
Average
MPS*
salary
point
Multiplier
factor
Estimated
fee
($ million)
(I) Detailed design
(a) Architectural disciplineProfessional
Technical
1.7
2.0
40
16
2.4
2.4
0.25
0.10
(b) Structural and geotechnical discipline Professional
Technical
0.9
1.0
40
16
2.4
2.4
0.13
0.05
(c) Building services discipline Professional
Technical
0.8
1.0
40
16
2.4
2.4
0.12
0.05
______
Sub-total0.70
(II) Contact administration
(a) Architectural discipline Professional
Technical
1.7
2.0
40
16
2.4
2.4
0.25
0.10
(b) Quantity surveying discipline Professional
Technical
1.3
1.2
40
16
2.4
2.4
0.20
0.06
(c) Structural and geotechnical discipline Professional
Technical
0.3
0.4
40
16
2.4
2.4
0.05
0.02
(d) Building services discipline Professional
Technical
0.3
0.4
40
16
2.4
2.4
0.05
0.02
______
Sub-total0.75
(III) Site supervision
(a) Architectural disciplineTechnical6.3161.70.226
______
Sub-total0.226
Total1.676

* MPS = Master Pay Scale

Notes

1. A multiplier factor of 2.4 is applied to the average MPS point to arrive at the full staff costs including the consultants' overheads and profit, as the staff will be employed in the consultants' offices. (At 1.4.1998, MPS pt. 40 = $62,780 p.m. and MPS pt. 16 = $21,010 p.m.). A multiplier factor of 1.7 is applied in the case of site staff supplied by the consultant.

2. The figures given above are based on estimates prepared by the Director of Housing.

(PWSC0168/WIN2)

Enclosure 2 to PWSC(1999-2000)52

180SC - Community hall at Tsz On Estate phase 3 housing development DETAILS OF CONSULTANTS' FEES

Breakdown of estimates for consultants' fees
Category of work/itemEstimated
man
months
Average
MPS*
salary
point
Multiplier
factor
Estimated
fee
($ million)
(I) Detailed design
(a) Architectural discipline Professional
Technical
2.0
2.0
40
16
2.4
2.4
0.30
0.10
(b) Structural and geotechnical discipline Professional
Technical
1.0
1.0
40
16
2.4
2.4
0.15
0.05
(c) Building services discipline Professional
Technical
1.0
1.0
40
16
2.4
2.4
0.15
0.05
______
Sub-total0.80
(II) Contact administration
(a) Architectural discipline Professional
Technical
2.0
2.0
40
16
2.4
2.4
0.30
0.10
(b) Quantity surveying discipline Professional
Technical
1.5
1.6
40
16
2.4
2.4
0.22
0.08
(c) Structural and geotechnical discipline Professional
Technical
0.5
0.6
40
16
2.4
2.4
0.07
0.03
(d) Building services discipline Professional
Technical
0.5
0.6
40
16
2.4
2.4
0.07
0.03
_____
Sub-total0.90
(III) Site supervision
(a) Architectural disciplineTechnical12.3161.70.44
______
Sub-total0.44
______
Total2.14
______

* MPS = Master Pay Scale

Notes

1. A multiplier factor of 2.4 is applied to the average MPS point to arrive at the full staff costs including the consultants' overheads and profit, as the staff will be employed in the consultants' offices. (At 1.4.1998, MPS pt. 40 = $62,780 p.m. and MPS pt. 16 = $21,010 p.m.). A multiplier factor of 1.7 is applied in the case of site staff supplied by the consultant.

2. The figures given above are based on estimates prepared by the Director of Housing.

(PWSC0168/WIN6)

Enclosure 3 to PWSC(1999-2000)52

181SC - Community hall at Sheung Tak Estate phase 9 housing development

DETAILS OF CONSULTANTS' FEES

Breakdown of estimates for consultants' fees

Category of work/item
Estimated
man
months
Average
MPS*
salary
point
Multiplier
factor
Estimated
fee
($ million)
(I) Detailed design
(a) Architectural discipline Professional
Technical
2.3
2.2
40
16
2.4
2.4
0.35
0.11
(b) Structural and geotechnical discipline Professional
Technical
1.2
1.2
40
16
2.4
2.4
0.18
0.06
(c) Building services discipline Professional
Technical
1.3
1.2
40
16
2.4
2.4
0.19
0.06
______
Sub-total0.95
(II) Contact administration
(a) Architectural discipline Professional
Technical
2.9
2.8
40
16
2.4
2.4
0.43
0.14
(b) Quantity surveying discipline Professional
Technical
1.5
1.6
40
16
2.4
2.4
0.22
0.08
(c) Structural and geotechnical discipline Professional
Technical
0.5
0.6
40
16
2.4
2.4
0.07
0.03
(d) Building services discipline Professional
Technical
0.5
0.6
40
16
2.4
2.4
0.07
0.03
______
Sub-total1.07
(III) Site supervision
(a) Architectural discipline Technical8.4161.70.30
______
Sub-total0.30
Total2.32

* MPS = Master Pay Scale

Notes

1. A multiplier factor of 2.4 is applied to the average MPS point to arrive at the full staff costs including the consultants' overheads and profit, as the staff will be employed in the consultants' offices. (At 1.4.1998, MPS pt. 40 = $62,780 p.m. and MPS pt. 16 = $21,010 p.m.). A multiplier factor of 1.7 is applied in the case of site staff supplied by the consultant.

2. The figures given above are based on estimates prepared by the Director of Housing.

(PWSC0168/WIN6)

Enclosure 4 to PWSC(1999-2000)52

182SC - Community hall at Shek Lei Estate phase 12 housing development

DETAILS OF CONSULTANTS' FEES

Breakdown of estimates for consultants' fees

Category of work/item Estimated
man
months
Average
MPS*
salary
point
Multiplier
factor
Estimated
fee
($ million)
(I) Detailed design
(a) Architectural discipline Professional
Technical
4.0
6.0
40
16
2.4
2.4
0.60
0.30
(b) Structural and geotechnical discipline Professional
Technical
2.0
3.0
40
16
2.4
2.4
0.30
0.15
(c) Building services discipline Professional
Technical
2.0
3.0
40
16
2.4
2.4
0.30
0.15
______
Sub-total1.80
(II) Contact administration
(a) Architectural discipline Professional
Technical
6.0
8.0
40
16
2.4
2.4
0.90
0.40
(b) Quantity surveying discipline Professional
Technical
1.8
2.2
40
16
2.4
2.4
0.27
0.11
(c) Structural and geotechnical discipline Professional
Technical
0.5
0.6
40
16
2.4
2.4
0.08
0.03
(d) Building services discipline Professional
Technical
1.0
1.5
40
16
2.4
2.4
0.15
0.08
______
Sub-total2.02
(III) Site supervision
(a) Architectural disciplineTechnical10.4161.70.37
______
Sub-total0.37
Total4.19

* MPS = Master Pay Scale

Notes

1. A multiplier factor of 2.4 is applied to the average MPS point to arrive at the full staff costs including the consultants' overheads and profit, as the staff will be employed in the consultants’ offices. (At 1.4.1998, MPS pt. 40 = $62,780 p.m. and MPS pt. 16 = $21,010 p.m.). A multiplier factor of 1.7 is applied in the case of site staff supplied by the consultant.

2. The figures given above are based on estimates prepared by the Director of Housing.

(PWSC0168/WIN6)

Enclosure 5 to PWSC(1999-2000)52

69MC - Elderly health centre in Kwai Shing East phase 7 housing development

DETAILS OF CONSULTANTS' FEES

Breakdown of estimates for consultants' fees

Category of work/itemEstimated
man
months
Average
MPS*
salary
point
Multiplier
factor
Estimated
fee
($ million)
(I) Detailed design
(a) Architectural discipline Professional
Technical
2.3
1.7
40
16
2.4
2.4
0.35
0.08
(b) Structural and geotechnical discipline Professional
Technical
0.8
0.9
40
16
2.4
2.4
0.12
0.04
(c) Building services disciplineProfessional
Technical
0.5
0.9
40
16
2.4
2.4
0.07
0.04
______
Sub-total0.70
(II) Contact administration
(a) Architectural discipline Professional
Technical
2.1
1.8
40
16
2.4
2.4
0.32
0.09
(b) Quantity surveying discipline Professional
Technical
0.5
1.2
40
16
2.4
2.4
0.08
0.05
(c) Structural and geotechnical discipline Professional
Technical
0.8
0.6
40
16
2.4
2.4
0.12
0.03
(d) Building services discipline Professional
Technical
0.6
0.6
40
16
2.4
2.4
0.09
0.03
______
Sub-total0.81
(III) Site supervision
(a) Architectural disciplineTechnical11.0161.70.39
______
Sub-total0.39

* MPS = Master Pay Scale

Notes

1. A multiplier factor of 2.4 is applied to the average MPS point to arrive at the full staff costs including the consultants’ overheads and profit, as the staff will be employed in the consultants’ offices. (At 1.4.1998, MPS pt. 40 = $62,780 p.m. and MPS pt. 16 = $21,010 p.m.). A multiplier factor of 1.7 is applied in the case of site staff supplied by the consultant.

2. The figures given above are based on estimates prepared by the Director of Housing.

(PWSC0168/WIN6)

1.The Aldrich Bay project (179SC) has a lower construction unit cost because the site layout permits a more compact design. The Tsz On project (180SC) has the lowest construction unit cost of the four community hall projects due to the inclusion in the project of the HAD sub-office with standard headroom provision.