Key Features of BO (1)

• Registration of AP/RSE/RGE/RI/RC
• Approval and consent required to carry out
Building Control Mechanism building works
• Need for site supervision according to
supervision plans
• Need to appoint AP/RSE/RGE to design and
supervise works and hold them liable for non-
compliance
• Need to appoint RC for building and specialist
works and hold them liable for non-
compliance
1 2

Key Features of BO (2) Key Steps in Building Development

• Power to demolish, remove or alter building
1. Building owner notifies BA the appointment
and stop building works
of AP, RSE and RGE.
• Declare buildings to be dangerous
2. AP submits general building plans showing
• Issue statutory orders general arrangement of building and adjacent
Closure order streets, plot ratio and site coverage
Dangerous hillside order calculations, fire escape and fire resistance
Investigation and rectification of leaking drains requirements, and lighting, ventilation and
order sanitary provisions to BA for approval.
• Penalty for non-compliance
• Disciplinary action

3 4

Key Steps in Building Development Key Steps in Building Development

3. AP submits other prescribed plans as 6. After obtaining approval of plans, AP lodges
necessary, such as demolition plans, site supervision plan to BA and applies for
formation plans, drainage plans etc. to BA for consent to commencement of works.
approval. 7. After obtaining consent for commencement
4. RSE submits structural details to BA for of works, AP notifies BA the appointment of
approval. registered contractor and commencement day
5. RGE submits prescribed plans and document of construction.
for geotechnical elements of building works.

5 6
 Key Steps in Building Development Key Steps in Building Development
8. During construction, AP, RSE, RGE and 11.AP, RSE and RGE jointly endorse on
registered contractor provide required certificate that works have been erected in
supervision and inspections. accordance with approved plans and are
9. AP, RSE and RGE submit test, monitoring, structurally safe. The certificate is submitted
supervision reports and construction reports to BA for application of occupation permit.
to BA as required. 12.Building may be occupied when BA has
10.Upon completion of building works or street issued an occupation permit.
works, registered contractor certifies in
specified form that works have been erected
in accordance with provisions of BO.

7 8

General Building Plan General Building Plans

• Block plan showing size and position of building and adjacent
• Prepared and submitted to BA by Authorized buildings
Person • Plans of every floor and roof of building
• Plans showing elevations, level and width of adjacent streets,
and position, depth and construction of well
• Sections showing foundations, levels of site and lowest floor
of building, height of building, clear height of every storey,
windows, level of roof of adjoining buildings, max. gradient
across site, max. depth of excavation, max. thickness of filling
and volume of excavation and filling
• Diagrammatic plan showing:
 Height, site coverage, plot ratio and disposition of building
 Open space required for building
• Geotechnical assessment of adequacy of site, if required

9 10

Key Aspects in Building Planning Site Coverage

• Density aspects – site coverage, plot ratio Site coverage:
• Fire safety aspects – means of access for fire • Area of site that is covered by building
fighting and rescue, means of escape in case of • When used to a composite building, consists of
fire, fire resistance and compartmentation both domestic and non-domestic parts, it
• Health and environmental aspects – lighting, means area of site that is covered by that
ventilation, open space individual part
• Planning issues under other legislation – town
planning control, access for person with a
disability, airport height restrictions, railway
protection 2

11 12
 Plot Ratio Gross Floor Area
• Plot Ratio obtained by dividing the gross floor Gross floor area:
area (GFA) of the building by the site area. • Area contained within outer surface of external
walls of building, measured at each floor.
• External finishes and curtain walls may be
disregarded in measurement.
• Some areas in building are exempted from
gross floor area calculation
Examples: main common entrance lobbies, fire
refuge areas, water tanks, transformer rooms.

13 14

Gross Floor Area and Saleable Area Site Area

• Saleable area for properties is different from Site Area:
the definition of gross floor area under the • Site area is the area of
Buildings Ordinance the site on which the
• Saleable area includes only the area of the unit, building is erected.
the balcony and the utility platform, measured
from the exterior enclosing walls or from the
middle of a party wall between two units.
• Saleable area should not include other areas of
the building, such as corridor, staircase,
services room and lift area.

15 16

Permitted SC and PR under BO

• Permitted site coverage and plot ratio for each
category of site and for various building height are
given in Building (Planning) Regulations.
• Sites are divided into 3 categories for permitted site
coverage and plot ratio purposes:
Class A site: site abutting on only one street
Class B site: site abutting on two streets
Class C site: site abutting on three streets (corner site)
• Higher site coverage and plot ratio are allowed in
Class C sites than Class A sites
3

17 18
 Permitted SC and PR under Lease
• However, there may also be restrictions on
permitted plot ratio under lease of site
• In many cases, site coverage and plot ratio
permitted under lease is less than that
permitted under Buildings Ordinance.

NB: DPR = (permitted NDPR – actual NDPR) x permitted DPR /

permitted NDPR

19 20

GFA Concession Bonus GFA

• Sometimes bonus GFA can be given when certain
• In approval of plans, GFA may be disregarded
area of building is dedicated for public passage or
or exempted under BO and its allied surrendered for street widening.
regulations. This is known as GFA concession. • The total amount of GFA concession given to plans
• Examples of GFA concession: approved on or after 1 April 2011 are capped to 10%
 External prefabricated walls of the total GFA of the development
 Balconies for residential buildings
 Areas for wider common corridor and lift lobby
 Bay windows in domestic buildings
 Floor space used for parking (depending on the
occupancy need)

21 22

Quality and Sustainable Building Design

• To promote quality and sustainable building
design, BA will consider exempting or
disregarding those green or amenity features
designed for such purpose from gross floor Walled Buildings
area or site coverage calculations.

Buildings with Separation 4

23 24
Quality and Sustainable Building Design Quality and Sustainable Building Design
• Some design elements are to be considered in 1. Design for building separation to reduce
new building developments to improve air undesirable walling effect of “long buildings”.
ventilation, enhance the environmental quality 2. Lower part of a building to be set back to
at pedestrian level and reduce heat island reduce deep street canyon effect (deep valley
effect (situation where average temperature of effect) such that minimum air flow sectional
an area is higher than nearby rural areas). area is provided along street.
• These requirements may be imposed as 3. Building development in large site (site area
conditions in lease of new land sale sites or in of 1,000 m2 or more) to be provided with
planning approvals of Planning Board. greenery area (area planted with trees,
climbers, grasses etc.)

25 26

Quality and Sustainable Building Design Fire Safety Requirements

• The pre-requisites for granting GFA concession under • Provision of adequate means of escape in case of
quality and sustainable design include assessment fire (such as exit routes, staircases, refuge floors
certificate under Hong Kong BEAM Plus scheme. in tall buildings)
• Hong Kong BEAM Plus (Building Environmental • Provision of adequate fire resisting construction
Assessment Method) is a Hong Kong rating tool for (such as division of building into compartments
green buildings recommended by Hong Kong Green
by fire resisting walls and floors to limit spread of
Building Council Limited (HKGBC).
fire, fire resisting period of doors and structural
• Details of the requirements are given in BA’s Practice elements); and
Notes for Authorized Persons, Registered Structural
Engineers and Registered Geotechnical Engineers • Provision of adequate access for fire fighting
APP-151 and APP-152. (such as emergency vehicular access fire fighting
vehicles, fire service installations).

27 28

Compartmentation
• Compartmentation of building consists of subdividing it
into compartments, with fire resisting walls, floors or roofs
• Subdivision is made to limit spread of fire and restrict
damage to building and its contents
• Maximum compartment sizes are set up need to restrict
losses and ease fire fighting

29 30
 Collapsed Floor Slab Sagged Roof Slab

31 32

Cracked Column Standard Fire Tests

• Building elements are required to satisfy various criteria
according to their designed function in event of fire. The
criteria are:
 Load-bearing capacity: ability of load-bearing element to support
its test load without excessive deflection (which is 1/20 of clear
span)
 Integrity: ability of separating element to resist collapse,
formation of holes, gaps or fissures through which flames and/or
hot gases could pass, and occurrence of sustained flaming on
unexpected face (which is judged by ignition of cotton fibre pad)
 Insulation: ability of separating element to resist excessive rise in
temperature on its unexposed face (which is controlled by
increase in temperature on the unexposed face) by more than
140°C (mean) or by more than 180°C (at any point)

33 34

Fire Test for Timber Door (1 hour FRR) Fire Test Set Up

35 36
 2:37 from Start 5:37 from Start

37 38

13:50 from Start 25:15 from Start

39 40

48:29 from Start 57:23 from Start

41 42
 1:00:05 from Start 1:09:57

43 44

1:12:02 Fire Test Finished

45 46

Fire Test to Lift Door (Front) Fire Test to Lift Door (Rear)

47 48
 Fire Glass Panel before Fire Test Fire Glass Panel
after Fire Test

49 50

Laminated Fire Glass Health and Environmental Aspects

Include the adequate provision of:
• Windows
• Open space between buildings
• Sanitary fitments

51 52

Power of BA on Planning Town Planning Ordinance

• The planning requirements are given in Building
(Planning) Regulations. • In addition to BO, building developments are
also controlled by Town Planning Ordinance
• However, BA may refuse to approve building
to ensure compatibility of land uses.
design if he considers that building would be
different in height, design, type or intended use • Permitted usage of site is defined in Outline
from buildings in immediate neighbourhood. Zoning Plans for urban area and Development
• Example: Permission Area Plans for rural areas, prepared
He may refuse to approve a 30-storey building in by Town Planning Board.
an area of low-rise houses, even if the planning of • Example:
the building does not exceed the permitted site Office building may not be erected on site defined
coverage and plot ratio limits. as for residential use in Outline Zoning Plan. 9

53 54
 S/K10/16

55 56

Density Zoning: Hong Kong Island and Kowloon Zone 1 Area

Max PR in HK = B(P)R, in Kln = 7.5, in TW & KT = 5

57 58

Zone 2 Area (Mid-level & central Kowloon) Zone 3 Area (Peak and Island South)
Max PR = 5 Max PR = 3

10

59 60
 Town Planning Ordinance
• Town Planning Ordinance also imposes
restrictions to plot ratios lower than that
permitted by Buildings Ordinance to
residential buildings, according to density
zoning of the area.
• Example:
Maximum domestic plot ratio in Residential Zone
3 may be as low as 3.

61 62

Lease Conditions (1) Lease Conditions (2)

• A lease is essentially a contractual document between • For Special Conditions, they can broadly be classified
Government and private purchaser for defining their into 3 types.
rights and obligations in a land transaction • Some of them, such as those on building covenant,
• Lease conditions are structured under two sections, restriction on alienation and Deed of Mutual Covenant,
namely, General Conditions and Special Conditions are requirements imposed by LandsD.
• General Conditions include clauses relating to the rent, • Some others, such as those on rock crushing, illegal
maintenance responsibility of the lot, rights of re-entry by dumping of wastes, damage to services, construction and
the Government should the lease conditions are breached, connection of drains, are requirements imposed by other
permission for the Director of Lands to fix boundary Government Departments.
stones and enter the land for inspection etc. • Lastly, there are Special Conditions which are of common
concerns to the Buildings Department (BD), Planning
Department (PD) and Lands Department (LandsD).

63 64

Lease Conditions (3)

Lease Conditions (1)
• Some of the lease requirements are:
 Users • A lease is essentially a contractual document between
 Total gross floor area Government and private purchaser for defining their
 Maximum site coverage rights and obligations in a land transaction
 Maximum number of storeys
• Lease conditions are structured under two sections,
 Design and disposition
namely, General Conditions and Special Conditions
 Height
 Formation
• General Conditions include clauses relating to the rent,
maintenance responsibility of the lot, rights of re-entry by
 Non-building area
the Government should the lease conditions are breached,
 Recreational facilities
permission for the Director of Lands to fix boundary
 Preservation of trees
stones and enter the land for inspection etc.
 Landscaping
 Car parking, loading and unloading requirements
 Vehicular access
11

65 66
 Lease Conditions (3)
Lease Conditions (2)
• Some of the lease requirements are:
• For Special Conditions, they can broadly be classified  Users
into 3 types.  Total gross floor area
• Some of them, such as those on building covenant,  Maximum site coverage
restriction on alienation and Deed of Mutual Covenant,  Maximum number of storeys
are requirements imposed by LandsD.  Design and disposition
 Height
• Some others, such as those on rock crushing, illegal
 Formation
dumping of wastes, damage to services, construction and
connection of drains, are requirements imposed by other  Non-building area
Government Departments.  Recreational facilities
 Preservation of trees
• Lastly, there are Special Conditions which are of common
 Landscaping
concerns to the Buildings Department (BD), Planning
 Car parking, loading and unloading requirements
Department (PD) and Lands Department (LandsD).
 Vehicular access

67 68

Hong Kong Airport (Control

Height Restriction under Lease
of Obstructions) Ordinance
• The lease of the land may sometimes contain a
• Under Hong Kong Airport (Control of
clause to restrict the height of a building to be
Obstructions) Ordinance, there are restrictions
developed on the site.
on building height at certain locations in Hong
Kong for safety of aircrafts.
• Airport height restrictions vary at different
locations.

69 70

12

71 72
 Structural Plans and Calculations Structural Plans and Calculations
• Structural details should include general • Structural calculations are grouped into 2 parts.
specification notes on structural materials, such as • The first part contains essential information on
concrete grades, characteristic strengths, the structural design, such as basic anatomy of
workmanship, corrosion protection, fire resistance stability of the foundation and structural system,
requirement. design method, assumptions, codes used, essential
• There should be adequate drawings consisting of information on the use of computer programs
floor plans, sections and elevations showing used, summary of wind, dead and impose load
layout, dimensions, levels and identification of resisting system, design details on members with
frames and members. significant instability implications including
• Notes on design imposed loads should be given transfer members, cantilever canopies and
on the corresponding floor plans. balconies.

73 74

Transfer Members Structural Plans and Calculations

• The second part contains details of analysis
and design calculations of the structural
elements.
• To promote green environment, the Buildings
Department would encourage a paperless
submission of Part II structural calculations in
CD/DVD PDF format as an alternative to
paper format.

75 76

Major Structural Consideration

• Compliance with general building plans
• Design approach
• Overall stability – wind, geotechnical and
water
• Building material and construction technology
• Settlement and deformation
• Construction sequence
• Design details
• Use of computer programmes 13

77 78
79 80

Building Works in Superstructure CoP for Structural Use of Concrete

• Concrete construction • Code of Practice for

Structural Use of Concrete
• Precast concrete construction 2013 (the Concrete Code)
• Steel construction provides recommendations
for design, construction and
• Cladding quality control of
• Curtain wall reinforced and prestressed
concrete buildings and
• Window and window wall structures. It covers
requirements for strength,
• Protective barrier
serviceability, durability
• Glass Reinforced Polyester water tanks and fire resistance.

81 82

Concrete Construction Record Photo of Cantilevered Slab

• Durability of concrete is affected by strength of
concrete, shape and bulk of concrete, and cover to
embedded steel
• Some technical issues cover pulverized fuel ash,
Alkali-Aggregate Reaction, recycled aggregate,
concrete tests and reinforcement bars
• Stringent requirements on design, construction and
acceptance of cantilevered concrete structures. Upon
completion of works, construction report consisting
of as-built plan and record photographs of
cantilevered slab and its supporting members should
be submitted. 14

83 84
 Precast Concrete Construction (1) Precast Concrete Construction (2)
• Code of Practice for Precast Concrete Construction 2016 • Ensure durability:
gives recommendations and guidelines on the design, – Shape and size of precast unit (to have good drainage)
construction and quality control of structural and non-
– Concrete constituents
structural precast concrete elements
– Concrete cover
• Careful planning with regard to standardization,
buildability, voids and buried conduits, layout plan, – Environmental exposure
compatibility and demolition should be considered – Protection against fire
• Overall stability of whole structure must be checked. – Protection and maintenance
Temporary stability of structure as well as that of – Production
individual components during all stages of construction – Transportation, storage and installation
should also be considered. Precast building structures
– Design of joint details
should also be checked for disproportionate collapse as
result of progressive failure.

85 86

Precast Concrete
CoP for Structural Use of Steel
• Code of Practice for
Structural Use of Steel
2011 (the Steel Code)
gives recommendations
for design, construction
and quality control of steel
buildings and structures.

87 88

Steel Construction Welding

• Erection procedures must be clearly shown. • Two main types
Temporary supports and stiffening are to be of weld
provided to prevent instability at all stage  Butt weld
 Fillet weld
• Joints should be specified and tested as • Edge
appropriate preparation for
butt weld by
machining or
flame cutting

15

89 90
 Welding Cladding (1)
• Cladding = facing or architectural decoration
additional to external walls of building
• Be provided with sufficient flexible joints
horizontally and vertically to cater for
differential movement
• Main defects in welds
 Under-cutting • Cladding details be shown in general building
 Incomplete penetration plans for approval
 Lack of side wall fusion
 Gas pockets • When installed above 6 m from street level,
 Slag inclusions details of cladding and fixings be shown also
• Weld defects reduce strength of joint and initiate failure due to in structural plans for approval
brittle fracture or fatigue

91 92

Cladding (2) Curtain Wall (1)

• For part of cladding above 6 m from street level, • Dimensional and technical details to be shown in
carry out on-site strength tests on representative curtain wall plans submitted for approval
no. of each type and size of drilled-in anchors so • Safety test on specimen of at least 1 floor height
as to verify performance and workmanship of • Test may either be cyclic or static
anchors installed • Glass should not break and deflection of any
• Each representative anchor be tested by pull-out structural element should ≯ the lesser of 1/180 of
test to ensure pull-out capacity ≮ 1.5 times span or 20 mm
recommended tensile load specified by • Extent of recovery of deformation 15 minutes after
manufacturer removal of test load should be at least 95% and
• Tested anchor should not show signs of separation, specimen should not show signs of separation, plastic
plastic deformation or deleterious effect deformation or deleterious effect

93 94

Curtain Wall
Curtain Wall (2)
• Sequence and duration of cyclic test

where:
p1 = 0.5 p2
p2 = design wind pressure
p3 = 1.25 p2 16

95 96
 Curtain Wall
Window and Window Wall (1)
• Structural submission required in case window or
window wall meets all of following conditions
 Design wind pressure is 2.86 kPa or above
 Form wholly or partly the external wall above ground floor
of building
 Least dimension and area of opening of such window or
window wall > 1.8 m and 6 m2 respectively
• Heat soaking accelerates expulsion of nickel sulphide
inclusions in tempered glass. It is a means of
detecting presence of nickel sulphide in tempered
glass. Risk of spontaneous breakage is reduced
significantly for tempered glass treated with heat
soaking process
97 98

Window and Window Wall (2) Heat Soak Test

• Where details not required to be submitted for
approval, AP and RSE should ensure design,
fabrication and installation are safe
• For window or window wall (including glass shop
front) at ground floor with design span of structural
element > 6 m, structural details to be submitted for
approval also
• Separate RSE may be appointed to design and
supervise the works

99 100

Gondola during Typhoon

吊船撞毀昇御門多個單位後爛如廢鐵 Protective Barrier
• Protective barrier should be at least 1.1 m high and
lowest 150 mm of barrier should be built solid
• Any gap or opening in barrier should inhibit passage
of particles > 100 mm in its smallest dimensions
• Glass for protective barriers should comply with
impact test requirements for safety glazing materials

• https://www.youtube.com/watch?v=bcS5DRjnDvU
17
• https://www.youtube.com/watch?v=PFMlM8ppnHg

101 102
 Impact Test

Fragmentation Test

103 104

Glass Reinforced Polyester Water Tanks (1) Glass Reinforced Polyester Water Tanks (2)
• Except for small GRP water tanks, dimensional and • Performance tests upon completion of GRP water
technical particulars are required to be included in the tank:
structural plans submitted for approval. Design  Leakage tests – no visible sign of leakage after
calculations are also required to be submitted to assembled tank standing for at least 48 hours
substantiate the structural adequacy and integrity of  Deflection – deflection of sides and bottom shall ≯
the water tank and the base support 15% of depth of tank and 10 mm respectively after
• Documents submitted prior to consent application: maintaining full water level for at least 2 hours
 Test reports to substantiate mechanical properties of
fibre glass panel and its ability to withstand 6 times
hydrostatic pressure
 Manufacturer’s quality control details

105 106

Kai Tak Cruise Terminal Building

Case Study

18
 http://dragageshk.com/projects-post/kai-tak-cruise-terminal-building/

107 108
109 110

Environmentally Friendly Design

Solar Water Heating

Green Roof Skylights

Self
Shading Natural
Ventilation

Stack Effect

Recycling
Rainwater Recycling Photovoltaic Heat Exchange

111 112

Precast Construction

19

113 114
 Construction Sequence

115 116

117 118

20

119 120
121 122

Major Structural Design Element

Box Beams
Construction

123 124

Installation of Secondary Beam

21

125 126
127 128

129 130

22

131 132
 Façade Design

2/F Façade – Silver metallic

END

G/F & 1/F Façade – Gun Metal Grey

133 134

23