4 findings of ou(b) area...findings of “ou(b)” area page 4-4 figure 4-3 vacancy rates of...

Findings of “OU(B)” Area Page 4-1

4 Findings of “OU(B)” Area

Land Area, Numbers of IBs and GFA

4.1 19 out of the 75 industrial areas covered in 2014 Area Assessments are

“OU(B)” areas in the territory (Plans 1 and 2). They include four areas in

Hong Kong Island, six areas in Kowloon, five areas in Kwai Tsing/Tsuen Wan,

and two areas each in NENT and NWNT. In total, the 19 areas cover about

198.6 ha (about 39.0%) of the industrial land with 788 (about 54.4%) existing

IBs providing a total GFA of about 15.16 million m2 (about 54.4%), all

representing a reduction as compared with 2009 Area Assessments which

covered about 200.1 ha of land, 813 IBs and about 15.37 million m2

GFA

(Appendix 4.1).

4.2 In terms of land area by region, Kowloon remains to have the largest share

(about 106.6 ha or 53.6%), followed by Kwai Tsing/Tsuen Wan (about 52.6 ha

or 26.5%) and Hong Kong Island (about 15.8 ha or 7.9%) (Figure 4-1 and

Appendix 4.1). By “OU(B)” area, Kwun Tong (about 45.7 ha) has the

largest land area, followed by Castle Peak Road/Wo Yi Hop Road (about 22.9

ha) and Kowloon Bay (about 22.4 ha).

4.3 In terms of number of IBs by region, Kowloon is also the largest provider (508

buildings or 64.5%), followed by Kwai Tsing/Tsuen Wan (147 buildings or

18.7%) and Hong Kong Island (92 buildings or 11.7%) (Figure 4-1 and

Appendix 4.1). By “OU(B)” area, Kwun Tong has also the largest number of

buildings (247 buildings), followed by Cheung Sha Wan (100 buildings) and

Castle Peak Road/Wo Yi Hop Road (71 buildings).

4.4 In terms of GFA by region, Kowloon is also the largest provider (about 8.06

million m2 or 53.2%), followed by Kwai Tsing/Tsuen Wan (about 4.48 million

m2 or 29.6%) and Hong Kong Island (about 1.41 million m

2 or 9.3%) (Figure

4-1 and Appendix 4.1). By “OU(B)” area, Kwun Tong has also the largest

amount of GFA (about 3.26 million m2), followed by Castle Peak Road/Wo Yi

Hop Road (about 1.83 million m2), Cheung Sha Wan (about 1.56 million m

2),

Kwai Chung Road (about 1.24 million m2), San Po Kong (about 1.16 million

m2) and Kowloon Bay (about 1.11 million m

2).


9.3%

11.7%

7.9%

53.2%

64.5%

53.6%

29.6%

18.7%

26.5%

4.8%

2.3%

6.6%

3.1%

2.9%

5.3%

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

GFA

(15.16 M m2)

No. of IBs

(788)

Land Area

(198.6 ha)

HK Island Kowloon Kwai Tsing/Tsuen Wan NENT NWNT

Figure 4-1 Distribution of “OU(B)” Area in terms of Land Area, No. of

IBs and GFA

Building Ownership, Age and Condition

4.5 788 out of 1,448 IBs covered in 2014 Area Assessments are in “OU(B)” area.

In terms of ownership, about 74.2% or 585 buildings are under multiple

ownership, while the remaining 25.8% or 203 buildings are under single

ownership (Figure 4-2). Compared with the findings in 2009 Area

Assessments, there is higher percentage of buildings under multiple ownership

(about 71.5% in 2009). Spatially, more buildings in both the Metro area and

NT are under multiple ownership.

4.6 On building age, about 66.1% or 521 buildings are 30 years or above which

are much higher than 54.5% in the 2009 Area Assessments (Figure 4-2).

About 31.2% or 246 buildings are between 15 and 29 years which are lower

than 34.3% in the 2009 Area Assessments. About 2.5% or 20 buildings are

below 15 years old with 11 buildings of five years old or less (i.e. completed

after the 2009 Area Assessments). Three of them are in Cheung Sha Wan,

two each in Tai Kok Tsui, Kwun Tong and Chai Wan Kok, and one each in

Castle Peak Road/Wo Yi Hop Road and Kwai Chung Road.

4.7 For the building condition, about 72.3% or 570 buildings are in fair condition

which is lower than 79.6% in the 2009 Area Assessments (Figure 4-2).

About 15.9% or 125 buildings are in good condition which is higher than

14.6% in 2009 Area Assessments. 63 out of the 125 buildings are in Kwun

Tong. The remaining 11.8% or 93 buildings are in poor condition which is

higher than 5.8% in 2009 Area Assessments. 36 and 20 out of the 93

buildings are in Kwun Tong and Tai Kok Tsui respectively.


28.5%

25.8%

71.5%

74.2%

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

2009 (813 IBs)

2014 (788 IBs)

Ownership

Single Multiple

11.2%

2.5%

34.3%

31.2%

54.5%

66.1%

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

2009 (813 IBs)

2014 (788 IBs)

Age

<15 yrs 15-29 yrs >=30yrs No Information

14.6%

15.9%

79.6%

72.3%

5.8%

11.8%

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

2009 (813 IBs)

2014 (788 IBs)

Condition

Good Fair Poor

Figure 4-2 Ownership, Age and Condition of IBs in “OU(B)” Area

Vacancy and Take-up

4.8 The overall vacancy of the 788 IBs in “OU(B)” area based on GFA is about

6.0% or 0.91 million m2 GFA which is lower than the 8.4% or 1.29 million m

2

identified in the 2009 Area Assessments (Appendices 4.1 and 4.2).

4.9 The vacancy rates of individual “OU(B)” areas vary. Seven areas are above

the overall rate of 6.0%, including Tai Kok Tsui (about 11.0%), Chai Wan Kok

(about 11.0%), Shau Kei Wan (about 9.8%), Kwun Tong (about 9.5%), Chai

Wan East (about 7.6%), Shek Mun (about 6.6%) and Kwai Chung Road (about

6.5%) (Figure 4-3 and Appendices 4.1 and 4.3). The high vacancy in Tai

Kok Tsui, Chai Wan Kok, Kwun Tong and Kwai Chung Road is partly due to

existence of wholly vacant IB(s) in the areas.

4.10 Very low vacancy rate of less than 1.0% is identified in three areas, including

Tai Po (about 0.6%), Yuen Long (about 0.8%) and Tsing Yi (about 0.9%).

Findings of “OU(B)” Area -4

Figure 4-3 Vacancy Rates of Individual “OU(B)” Areas Based on GFA

4.11 Derived from the R&VD’s records and based on the BD’s Monthly Digests,

the overall take-up of the IBs in all “OU(B)” areas for 2013 is about -85,817m2,

meaning a net decrease in occupied GFA in 2013 as compared to 2012. The

negative take-up mainly comes from Kwun Tong (about -76,753m2), Kwai

Chung Road (about -46,957m2), Castle Peak Road/Wo Yip Hop Road (about

-29,351m2), Shek Mun (about -27,672m

2) and Wong Chuk Hang (about

-20,583m2) (Appendices 4.1 and 4.2).

Usage

4.12 Same as the 2009 Area Assessments, Warehouse/Storage is the largest user in

the IBs in “OU(B)” area, followed by Office and Manufacturing/Workshop

(Figure 4-4 and Appendix 4.3).

9.8%

4.1%

1.9%

7.6%

11.0%

4.1%

2.3%

4.1%

4.8%

9.5%

5.7%

6.5%

3.2%

11.0%

0.9%

6.6%

0.6%

4.6%

0.8%

0%

2%

4%

6%

8%

10%

12%

* areas with wholly vacant building(s)


Figure 4-4 Distribution of Uses in “OU(B)” Area Based on GFA

4.13 Being the largest user in the “OU(B)” area, Warehouse/Storage occupies about

33.3% or 5.04 million m2 of the existing GFA (Figure 4-4). The figures are

slightly higher than the 32.4% and 4.98 million m2 identified in the 2009 Area

Assessments (Appendix 4.3). The use is the predominant use in 12 out of

the 19 areas (except the six areas in Kowloon and Tsuen Wan Texaco Road).

11 areas have more than 33.3% of their GFA for Warehouse/Storage use

(Figure 4-5). Spatially, the Warehouse/Storage GFA is mainly concentrated

in Castle Peak Road/Wo Yi Hop Road, followed by Kwun Tong and Kwai

Chung Road (Figure 4-6). Castle Peak Road/Wo Yip Hop Road alone takes

up about 20.5% (1.03 million m2) of all Warehouse/Storage GFA in the

“OU(B)” area.

Figure 4-5 Warehouse/Storage GFA in “OU(B)” Area (in %)

Manufacturing/

Workshop

6.8%

Warehouse/Storage

33.3%

Office

30.0%

Other Uses

6.2%

Vacant

6.0%

Under Renovation

1.9%

Non-response

15.8%

37.8%

44.4%

39.2%

25.9% 26.9%

13.3%

25.0% 27.8% 28.0%

17.4%

56.4%

36.3%

31.6% 34.0%

77.8%

56.9%

61.3%

55.5%

50.8%

0%

10%

20%

30%

40%

50%

60%

70%

80%


Figure 4-6 Warehouse/Storage GFA in “OU(B)” Area (in m2)

4.14 Office is the second largest user and occupies about 30.0% or 4.55 million m2

of the existing GFA in the “OU(B)” area (Figure 4-4). The figures are lower

than the 33.8% and 5.20 million m2 identified in the 2009 Area Assessments

(Appendix 4.3). Eight areas have more than 30.0% of their GFA for Office

use (including all six areas in Kowloon, Shau Kei Wan and Tsuen Wan Texaco

Road) (Figure 4-7). The Office GFA is concentrated in Kwun Tong and

Cheung Sha Wan (Figure 4-8). These two areas take up about 42.0% (1.91

million m2) of all Office GFA in the “OU(B)” area.

Figure 4-7 Office GFA in “OU(B)” Area (in %)

Figure 4-10 Office GFA in “OU(B)” Area (in m2)

0

200,000

400,000

600,000

800,000

1,000,000

1,200,000

30.4%

16.3%

20.0% 20.4%

30.1%

47.5%

51.6%

32.4%

39.7%

35.8%

18.5%

27.8%

33.8%

18.5%

4.5%

24.2%

10.9%

7.0%

18.1%

0%

10%

20%

30%

40%

50%

60%


Figure 4-8 Office GFA in “OU(B)” Area (in m2)

4.15 Manufacturing/Workshop takes up about 6.8% or 1.04 million m2 of the

existing GFA in the “OU(B)” area (Figures 4-4). The figures are lower than

the 7.4% and 1.13 million m2 identified in the 2009 Area Assessments

(Appendix 4.3). Eight areas have more than 6.8% of their GFA for

Manufacturing/Workshop use (Figure 4-9). The Manufacturing/Workshop

GFA is mainly in Kwun Tong, Castle Peak Road/Wo Yi Hop Road and Chai

Wan Kok (Figure 4-10). These three areas take up about 38.4% (0.40

million m2) of all Manufacturing/Workshop GFA in the “OU(B)” area.

Figure 4-9 Manufacturing/Workshop GFA in “OU(B)” Area (in %)

0

200,000

400,000

600,000

800,000

1,000,000

1,200,000

4.0%

10.8%

18.9%

5.5% 5.1% 4.7% 4.1%

6.8%

3.5%

5.5% 6.6% 6.9%

20.8%

10.9%

4.8%

3.1%

22.3%

10.8%

8.9%

0%

5%

10%

15%

20%

25%


Figure 4-10 Manufacturing/Workshop GFA in “OU(B)” Area (in m2)

4.16 Apart from Warehouse/Storage, Office and Manufacturing/Storage, “Other

Uses” are commonly found in “OU(B)” area. They occupy about 6.2% or

0.94 million m2 GFA (Figures 4-4). The figures are much higher than the

3.5% and 0.53 million m2 identified in the 2009 Area Assessments (Appendix

4.3). The percentages are particularly high in Chai Wan East (about 19.8%

mainly for data centre), followed by Kowloon Bay (about 11.4% mainly for

showroom and research and development/testing centre) (Figure 4-11). In

terms of GFA, the “Other Uses” are mainly concentrated in Kwun Tong,

Cheung Sha Wan and Kowloon Bay (Figure 4-12). These three areas take up

about 56.1% (0.53 million m2) of all “Other Uses” GFA in the “OU(B)” area.

Figure 4-11 “Other Uses” GFA in “OU(B)” Area (in %)

0

20,000

40,000

60,000

80,000

100,000

120,000

140,000

160,000

180,000

4.7%

7.5%

3.0%

19.8%

9.6% 10.0%

6.7%

5.1%

11.4%

7.5%

2.3% 2.1% 2.4%

5.4%

0.5%

3.2% 3.5%

5.9% 6.0%

0%

5%

10%

15%

20%

25%


Figure 4-12 “Other Uses” GFA in “OU(B)” Area (in m2)

4.17 Regarding the types of “Other Uses”, about 25.4% or 0.24 million GFA is for

showroom (mainly in Kwun Tong, Kowloon Bay, Cheung Sha Wan and Hung

Hom), followed by shop and services (about 18.5% or 0.17 million m2 mainly

in Kwun Tong, Cheung Sha Wan and San Po Kong), research and

development/testing centre (about 9.9% or 93,017m2 mainly in Kowloon Bay

and Cheung Sha Wan), studio (about 9.0% or 84,801m2 mainly concentrated in

Kwun Tong and Chai Wan Kok) and data centre (about 8.4% or 78,733m2

mainly concentrated in Chai Wan East, Castle Peak Road/Wo Yi Hop Road and

Wong Chuk Hang) (Figure 4-13 and Appendix 4.3).

Figure 4-13 Types of “Other Uses” in “OU(B)” Area Based on GFA

(in %)

0

50,000

100,000

150,000

200,000

250,000

300,000

Showroom

25.4%

Research and

Development/Testing

Centre

9.9%

Data Centre

8.4%

Call Centre

0.3%

Studio

9.0%

Gallery

1.8%

Wholesale Centre

0.9%

Shops and Services

18.5%

Eating Place

7.9%

Recreational Facilities

2.9%

Training Centre/Educational

Institution

2.8%

Religious Institution

2.3%Domestic Use

4.1%Others

5.9%


Extent of Subdivision

4.18 Out of the total of 58,021 units in the 19 “OU(B)” areas, about 5.2% or 3,013

units in 14 “OU(B)” areas are found subdivided, involving a total of about

10.6% or 1.60 million m2 of the GFA. Most of these units are divided into

two to five subdivided units and most of the IBs involved are under multiple

ownership. The extent of subdivision is relatively larger in Hung Hom, Tai

Kok Tsui, San Po Kong and Kwun Tong than in other ten areas (Figure 4-14).

Figure 4-14 Units Subdivided and GFA Involved in Respective “OU(B)”

Areas

Approvals for New Development and Redevelopment/Wholesale Conversion

in Last Five Years

4.19 In the last five years (from January 2009 to April 2014), 100 sites in 14

“OU(B)” areas have obtained one or more of the following four kinds of

approvals for new development or redevelopment (including wholesale

conversion) of old IB for non-industrial use (Appendix 4.4):

(a) planning approval granted by the Board under the Town Planning

Ordinance (29 sites involved);

(b) building plan approval granted by the Building Authority under the

Buildings Ordinance (28 sites involved);

(c) approval for wholesale conversion of existing IB with special waiver

executed under Revitalisation Policy (48 sites involved);

(d) approval for redevelopment of old IB with lease modification executed

under Revitalisation Policy (four sites involved); and

(e) approval for new development or redevelopment with lease modification

executed not under Revitalisation Policy (21 sites involved).

In terms of use, 99 of the sites are for commercial uses (including office, hotel,

shop and services and eating place), while the remaining site is for data centre.

Spatially, 45 of the sites are in Kwun Tong, 12 in Wong Chuk Hang, nine each

2.1 2.6

0.5

13.4

6.8

15.2

8.0 7.1

5.6

1.2

7.1

1.3 1.4

4.9 3.5

6.4

1.7

23.9

13.0

24.1

18.2

6.8

18.1

2.5

10.1

3.6 2.5

7.0

0

5

10

15

20

25

Wong

Chuk

Hang

Chai Wan Chai Wan

East

Tai Kok

Tsui

Cheung

Sha Wan

Hung

Hom

San Po

Kong

Kowloon

Bay

Kuwn

Tong

Castle

Peak

Road/Wo

Yi Hop

Road

Kwai

Chung

Road

Chai Wan

Kok

Tsing Yi Tuen

Mun Area

9

% of Units Subdivided % of GFA Involved


in Cheung Sha Wan and Castle Peak Road/Wo Yi Hop Road, six in Kowloon

Bay, four each in San Po Kong and Kwai Chung Road, three each in Tai Kok

Tsui and Shek Mun, and one each in Shau Kei Wan, Chai Wan, Hung Hom,

Chai Wan Kok and Yuen Long. Based on the survey of 2014 Area

Assessments, 20 sites have the proposed non-industrial uses/developments

completed, while works for 33 sites are under progress. The approvals for

the remaining 47 sites have not yet been taken forward.

4.20 During the same period, 17 sites in nine “OU(B)” areas have obtained building

plan approvals for new development or redevelopment for industrial use

(Appendix 4.5). Spatially, four of the sites are in Cheung Sha Wan, two each

in Wong Chuk Hang, San Po Kong, Tai Kok Tsui, Kwun Tong and Chai Wan

Kok, and one each in Kowloon Bay, Kwai Chung Road and Castle Peak

Road/Wo Yi Hop Road. Based on the survey of 2014 Area Assessments,

eight sites have the proposed industrial developments completed, while works

for four sites are under progress. The approvals for the remaining five sites

have not yet been taken forward.

Assessments of Individual Areas

4.21 Detailed assessments of the 19 individual “OU(B)” areas are at Appendix 4.6.

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