Landmark Garden Taoyuan Zone B Building Exceeds Height Limit by 17 Meters, May Require Demolition

(CNA, reporter Ye Zhen, Taoyuan, July 9) Cathay Life's mixed-use commercial development project at Landmark Garden Taoyuan Zone B may require design changes as the building exceeds the airport's height limit by 17 meters. The Taoyuan City Government's Department of Urban Development stated that unless the Civil Aeronautics Administration (CAA) approves Cathay Life's remedial plan, demolition will be necessary.

Cathay Life invested nearly NT$10 billion in the mixed-use commercial development project at Landmark Garden Taoyuan Zone B, originally planned for completion by the end of this year. However, during the airport's obstacle measurement survey in April this year, it was discovered that the building's maximum height likely exceeded the airport's conical surface height limit. Based on its location, the maximum permissible height is only 42 meters.

The Taoyuan City Government's Department of Urban Development informed the media that the permit for this project was applied for in 2020. The city government included airport height restrictions in its review comments. However, according to regulations, only buildings exceeding 60 meters require supporting documents for review. Therefore, when the building permit was applied for in 2020, the architect, Mr. Wu, designed the height to be 59 meters and successfully obtained the permit.

Zhuang Jing-quan, Director of the Taoyuan City Government's Department of Urban Development, told CNA today that the entire incident stemmed from a misunderstanding of the CAA's official document.

According to information provided by a reader, the CAA's response to a query from Chang Feng Engineering Consultants Co., Ltd. regarding height restrictions stated in its official document, item two indicated, "It is found that the site of this project is located within the Taoyuan Airport's conical surface (height-to-distance ratio 1:20) as defined by Article 4, Paragraph 1, Item 4, Sub-item 1 of the "Regulations Governing the Height of Buildings and Other Obstacles Around Airport Navigation Aids." Please proceed in accordance with relevant regulations."

However, item three of the document also stated, "If there are any construction plans for this site with a height of 60 meters or more (including rooftop structures) in the future, please provide topographic maps, latitude and longitude (WGS84 system), ground elevation, and building height data indicating the base location to this bureau for evaluation of instrument flight procedures."

Zhuang Jing-quan explained that while Landmark Garden Taoyuan Zone B was designed to be 59 meters high, its actual permissible maximum height based on its location is only 42 meters. Although Cathay Life constructed the building in accordance with the permit, it still exceeded the limit by 17 meters. The architect, Mr. Wu, passed away on July 2nd after falling from a building in Taichung.

Zhuang Jing-quan stated that in terms of construction, current regulations separate administrative and professional responsibilities. The architect from the Architects Association at the time reviewed it and deemed it compliant with the official document. During the administrative review by the Department of Urban Development, it was also considered to be without issue based on the document, and thus the building permit was issued.

The Department of Urban Development indicated that because the building exceeds the regulated airport height, the excess height portion must be reviewed and design changes made to comply with airport height restrictions. Before design changes, the supervising architect must be changed. As the original supervising architect is deceased, the change of supervisor should be handled in accordance with relevant provisions of the Building Act.

Additionally, an environmental impact difference analysis and urban design review must be completed, and demolition work for the excess height portion must be carried out. If the review determines that the excess height portion must be demolished, a revised construction plan must be submitted to the competent authority for record before construction can commence. (Editor: Long Bai-an) 1150709

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