cheung sha wan (site d5)...* conversion factor from internal floor area to gross floor area is...

* Conversion factor from internal floor area to gross floor area is 1.3333. Cheung Sha Wan “R(E)” Area 1

(Site D5) Cheung Sha Wan

Area (Plan D5) :

“R(E)” Zone (in ha) (about)

2013^ 0.98

No. of Private Industrial Buildings :

2013^ Occupied 6 Wholly vacant - Under renovation - Total 6

^ Survey undertaken in June 2013.

Details of Private Industrial Buildings

Total No. of Private Industrial Buildings : 6 Total No. of Units Involved : 325 Total GFA* Involved (about) : 83,807m2

No. of Units Successfully Surveyed : 253 (77.9%) Total GFA* Successfully Surveyed (about) : 62,932m2

(75.1%)

No. of Buildings

Occupied Wholly vacant

Under renovation Total

No. of Storeys 1 - 7 storeys 1 - - 1 8 - 19 storeys 5 - - 5 20 storeys or above - - - - Land Ownership (as at end June 2014) Single 2 - - 2 Multiple 4 - - 4 Building Age (as at end March 2014) < 15 years 1 - - 1 15 – 29 years 1 - - 1 30 years or above 4 - - 4 Building Condition Good 1 - - 1 Fair 4 - - 4 Poor 1 - - 1

Surrounding Land Uses : Residential developments, industrial buildings in the “R(A)” area,

Housing Authority’s Factory Estate and Government Warehouse, petrol filling station and government, institution and community uses (including schools and tertiary institutions).


Vacancy Rate (based on GFA*) PlanD’s Area Assessments

“R(E)” Zone Survey in 2013-14 Territorial 6.0% Kowloon 8.8% Cheung Sha Wan 15.8%#

# Survey undertaken in June 2013. Derived from R&VD’s Raw Data

“R(E)” Zone 2008 2009 2010 2011 2012 2013 Territorial 4.2% 4.7% 4.3% 4.2% 4.6% 2.9% Kowloon 6.3% 7.3% 4.7% 6.6% 7.1% 3.9% Cheung Sha Wan 10.6% 10.2% 9.3% 11.5% 10.2% 1.8%

Take-up (derived from R&VD’s raw data and based on BD’s Monthly Digests)

“R(E)” Zone 2009 2010 2011 2012 2013 Territorial (m2 -5,044 )* -4,826 -11,792 -19,690 25,287 Kowloon (m2 -7,888 )* 20,674 -15,448 -18,657 27,269 Cheung Sha Wan (m2 319 )* 915 -2,132 1,218 8,174

Subdivision of Units

Types of Units Units GFA* No. % m % 2

Non-subdivided Units 267 82.2 68,573 81.8 Subdivided Units 58 # 17.8 15,233 18.2 Total 325 83,807

# Among the 58 subdivided units, 55 units (about 94.8%) were divided into two to five subunits each, involving a total GFA of about 14,195m2 (about 93.2%). Three units (about 5.2%) were divided into six to ten subunits each, involving a total GFA of about 1,038m2

(about 6.8%).

Predominant Uses

Survey in 2013^ GFA* (m2 % )

Manufacturing/Workshop 3,362 4.0 Warehouse/Storage 16,064 19.2 Office 22,044 26.3 Others 5,041 6.0 Vacant 13,239 15.8 Under Renovation 3,181 3.8 Non-response 20,875 24.9 Total 83,807

^ Survey undertaken in June 2013. # The other uses identified in the 2013 survey were mainly shop and services and showroom, taking up

about 1.6% and 1.2% of the GFA respectively.


Comparison of Industrial Buildings in Nearby “OU(B)”, “R(A)” and “CDA” Areas

Subject “R(E)” Area

Nearby “OU(B)”

Area

Nearby “R(A)”

# Area

Nearby “CDA”

^ Area

Overall

& GFA*

(m2%

) GFA*

(m2%

) GFA*

(m2%

) GFA*

(m2%

) GFA*

(m2%

) Manufacturing/Workshop 3,362 4.0 73,120 4.7 439 2.5 - - 76,921 4.2 Warehouse/Storage 16,064 19.2 207,672 13.3 13,430 75.1 139,936 91.8 377,102 20.7 Office 22,044 26.3 742,059 47.5 1,673 9.4 - - 765,776 42.1 Others 5,041 6.0 156,747 10.0 997 5.6 - - 162,785 9.0 Vacant 13,239 15.8 63,467 4.1 645 3.6 3,206 2.1 80,557 4.4 Under Renovation 3,181 3.8 18,469 1.2 169 0.9 - - 21,819 1.2 Non-response 20,875 24.9 302,074 19.3 538 3.0 9,266 6.1 332,753 18.3 Total 83,807 1,563,609 17,891 152,408 1,817,713

# Involving 100 private industrial buildings in the nearby Cheung Sha Wan “OU(B)” area (Site B6) (Plan D5). ^ Involving three private industrial buildings in the nearby Cheung Sha Wan/Lai Chi Kok “R(A)” area (Site C5)

(Plan D5). & Involving two private industrial buildings in the nearby Cheung Sha Wan/Lai Chi Kok “CDA” area (Site E5)

(Plan D5). Business Nature and No. of Workers in Occupied Non-subdivided Units

Business Nature Occupied Non-subdivided Units

GFA* No. of Workers

No. % m % 2 No. % Manufacturing 22 # 13.7 5,859 14.7 147 11.2 Non-manufacturing^ 139 86.3 34,001 85.3 1,163 88.8 Total 161 39,861 1,310

# The largest manufacturing business is manufacturing of wearing apparel (in terms of both number of units and GFA) (based on the Hong Kong Standard Industrial Classification Version 2.0 adopted by the Census and Statistics Department).

^ The largest non-manufacturing business is import/export, wholesale and retail trades (in terms of both number of units and GFA) (based on the Hong Kong Standard Industrial Classification Version 2.0 adopted by the Census and Statistics Department).

Area Assessment

The subject area (about 1.0 ha) involves two groups of private industrial buildings. One group comprises four buildings at Un Chau Street to the north, while another group comprises two buildings at Fat Tseung Street to the south (Plan D5). All six buildings are mixed with residential developments, industrial developments in the nearby “OU(B)” “R(A)” and “CDA” areas and government, institution and community uses. Among the six industrial buildings, five of them are between 8 and 19 storeys high, while the remaining one has 5 storeys. In terms of building age, four buildings are 30 years or above, while the remaining two buildings are 13 and 22 years old respectively. In terms of building condition, four of them are in fair condition and one each in good and poor conditions. In terms of ownership, four buildings are multiple owned but another two buildings are single owned.


The overall vacancy rate is 15.8%, which is over two times higher than the territorial figure of 6.0% for all “R(E)” areas and almost doubled the average of 8.8% for four areas in Kowloon. Only about 17.8% of the units are divided into subunits, involving about 18.2% of the GFA. Office is the largest use in the area, occupying about 26.3% of the GFA. The second largest use is Warehouse/Storage, occupying about 19.2% of the GFA. “Other Uses” account for about 6.0% of the GFA, including shop and services (1.6%), religious institutions (1.4%) and showroom (1.2%). Manufacturing/Workshop use only takes up about 4.0% of the GFA. If taking into account the six industrial buildings in the subject area and the 105 industrial buildings in the nearby Cheung Sha Wan “OU(B)”, and Cheung Sha Wan/Lai Chi Kok “R(A)” and “CDA” areas together, the overall vacancy rate is 4.4%. Office is still the largest use, occupying about 42.1% of the GFA. The second largest use is Warehouse/Storage, occupying about 20.7% of the GFA. “Other Uses” account for about 9.0% of the GFA. Manufacturing/Workshop use only takes up about 4.2% of the GFA. In terms of employment, about 1,310 workers are estimated to be engaged in the occupied non-subdivided units of the industrial buildings in the area, including about 147 workers (11.2%) in the manufacturing business and about 1,163 workers (88.8%) in the non-manufacturing business. The overall figure only accounts for about 0.7% of the total of 175,980 persons engaged (other than those in the civil service) in various business/industries in the Sham Shui Po District identified by C&SD in June 2014. So far, only one site in the subject “R(E)” area at 27-29 Tonkin Street obtained planning approval for residential development in August 2014 but there is no record of building plans approval for the subject site. In view that one site in the area will be redeveloped for residential use and that the redevelopment of the remaining five industrial buildings would still be subject to I/R interface problems, it is considered appropriate to retain the existing “R(E)” zoning of the area to continue facilitating its future redevelopment for residential use.

Recommendation

To retain the area as “R(E)”.

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Roman Catholic Cemetery ServiceReservoir

Caritas Medical Centre

CFC

ESS

PFS

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SecondarySchool

PrimarySchool

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H.K.I.V.E.

ESS

PFS

SewagePumpingStation

PoliceStation

TempCar Park Temp. Wholesale

Poultry Market

ESS

PFS

H.K.I.V.E.

PFS

ServiceReservoir

Lai Chi KokReception

Centre

Jao TsungAcademy

PFS

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PrimarySchool

PrimarySchool Primary

School

SecondarySchool

PrimarySchool

SecondarySchool

SecondarySchool

ESS

SecondarySchool

ESS

ESS

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SecondarySchool

SecondarySchool

Fire Station

Bus Depot

Clinic

Community Centre

Swimming Pool

SecondarySchool

UN

CH

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Cheung Sha Wan Plaza

Hong Kong Industrial Centre

Business

Business

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Business

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Business(1)

Business(1)

Business(1)

Business(1)

Business(1)

Business(1)

Business(2)

Business(2)

Business(2)

Business(3)

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Land Use Plan

SCALE 1 : 5 000

Plan No.

Date :

PLANNING DEPARTMENT

M/HOLS/15/29

Record of Application as at 31.3.2014

Plan D5

Cheung Sha Wan

Land Use Pattern

OZP Nos. S/K5/35, S/K16/16, S/K20/30 and S/KC/28

Commercial / Business & Office(Including Ancillary Office)

(See

Plan C5)

Industrial Buildings within " OU(B) ",

" R(A) " and " CDA " Zones

(See

Plan C5)

(See

Plan C5)

Site Boundary within " R(E) " Zone

(See Plan B6)

(See

Plan E2)

(See Plan B6)

(See Plan B6)

Source : Survey undertaken by PlanD (as at 6.2013)

Industrial (Warehouse/Storage)

21.7.2015

Deferred Rezoning Request (date of meeting)A/K5/745 (21.3.14)

A/K5/745 (21.3.14)

for Composite Commercial /

Residential Development

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CASTLE PEAK ROAD

KING LAM STREET

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Plan No.

Date :

PLANNING DEPARTMENT

M/HOLS/15/29Plan D5a

Land Ownership

Single

SCALE 1 : 5 000

Land Ownership

Cheung Sha WanSurvey Sheets No. 11-NW-7B, 7D, 8A, 8B, 8C, 8D,

9A, 9C, 12B, 13A, 13B and 14A

Multiple

Source : Land Ownership recorded from Land Registry (as at 6.2014)

Site Boundary within

" R(E) " Zone

21.7.2015

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CHEUNG SHA WAN ROAD

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298548

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12A

-12C

328-3

26

34911A

329-3

25

11 324

638 559

11A

322-3

20

11

388

9A

31899

316339

3147A

3127

310

333

308

306331-3

29

9-11

304

302

10-1

0B

327 3

00

8357-3

53

325 2983

23

6372 2963

70

321 4

294

368

283

319 27C

-7E

292-2

90

620

366 317

364-3

58 3

05

303 356 2

823

54 2

80

352

278

281A

11

276

350

274

281 9

272 2

792

70303 268301

293

277E-

277A266-2

60

291340 2

89 2

582

87-2

85

2551

-7

256-2

52

283

281 250

279 2

48-2

46A

2773

34

275

244-2

42

273

332

271330

269277-2

65

328

267265

20-2

2

326

263-2

61

324A

324

322A

-322681

263-2

53

1G-1

H

320A-318

240A

-220

259-2

53

1F

1E

2511D

2491C

247 218

1B

245 216 3

7-3

9

279-2

73

243

2122411

2-1

4

239 2

10-2

02

316A-316

237

235

233

231229

314-312227

40-4

2

225

2223

360-3

50

2212192

71-2

65

310 217

555

308A

2308

3

170-164

306304

302

300

31

209-2

05

348-3

44

263-2

49

429

195A

195

193A

193

342-3

40 2

7-2

9

298

38

36

34

8296-2

90

32

7

247-2

31

30

425

28

26A

26

24

288-2

80

244 1

67B

-167E

242

229-2

23

240A

240

238

167

228-2

32

165

163

161

159

157

226-2

26A

149-1

55A

221

391

18

5

1

702

150

700

781

779

145

777

9

555

334-3

32

Plan No.

Date :

PLANNING DEPARTMENT

M/HOLS/15/29Plan D5b

SCALE 1 : 5 000

Building Age, Number of Storeys and Building Conditions

Cheung Sha Wanand Building age as in 3.2014

Survey Sheets No. 11-NW-7B, 7D, 8A, 8B, 8C, 8D,

9A, 9C, 12B, 13A, 13B and 14A

5

56

19

13

11

53

8

52

10

50

13

22

Source : Survey undertaken by PlanD (as at 6.2013)

21.7.2015

Number Of Storeys

Building Age (Years)

13

22

Total No. of Industrial Buildings : 6

Total No. of Units : 325

Building Condition

Good

Fair

Poor

Total Area : 0.98 ha

Site Boundary within

" R(E) " Zone

cheung sha wan (site d5)...* conversion factor from internal floor area to gross floor area is...

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