(Site E5)

Area (Plan E5) : “CDA ” Zone 2013^ (in ha) (about) 13.93 No. of Private Industrial Buildings : 2013^ Occupied 4 Wholly vacant - Under renovation - Tot al 4

Other Building(s)/Site(s) : 2013^ Private Wholesale Fish Market 1 Temporary use 4 Vacant site 3 Government CEDD’s works area 1 Cooked food market 1 Public toilet 1 Refuse collection point 1 WSD’s pumping house 1 Temporary use 2 ^ Survey undertaken in June 2013.

Details of Private Industrial Buildings

Total No. of Private Industrial Buildings : 4 Total No. of Units Involved : 76 Total GFA* Involved (about) : 89,910m2

No. of Units Successfully Surveyed : 61 (80.3%) Total GFA * Successfully Surveyed (about) : 62,487m2 (69.5%)

No. of Buildings Wholly Under Occupied Tot al vacant renovation No. of Storeys 1 - 7 storeys 3 - - 3 8 - 19 storeys 1 - - 1 20 storeys or above - - - - Land Ownership (as at end June 2014) Single 4 - - 4 Multiple - - - - Building Age (as at end March 2014) < 15 years - - - - 15 – 29 years 1 - - 1

* Conversion factor from internal floor area to gross floor area is 1.3333.

Yau Tong “CDA” Area 1

No. of Buildings Wholly Under Occupied Tot al vacant renovation 30 years or above 3 - - 3 Building Condition Good - - - - Fair 4 - - 4 Poor - - - -

Surrounding Land Uses : Industrial buildings/activities in nearby “R(E)” area, residential developments, villages, commercial developments, Wholesale Fish Market, Sam Ka Tsuen Recreation Ground, Municipal Services Building, sitting-out area, open car park, typhoon shelter and Yau Tong MTR Station.

Vacancy Rate (based on GFA*)

PlanD’s Area Assessments “CDA” Zone Survey in 2013-14 Territorial 10.0% 9.5% Yau Tong 9.7%# # Survey undertaken in June 2013.

Derived from R&VD’s Raw Data “CDA” Zone 2008 2009 2010 2011 2012 2013 Territorial 4.6% 5.4% 11.8% 10.4% 8.8% 16.1% Kowloon 6.3% 7.6% 9.8% 6.0% 7.7% 5.1% Yau Tong 8.7% 13.1% 28.8% 12.9% 13.7% 19.5%

Tak e-up (derived from R&VD’s raw data and based on BD’s Monthly Digests) “CDA” Zone 2009 2010 2011 2012 2013 Territorial (m2)* -5,486 -79,466 13,707 -110,253 -74,249 Kowloon (m2)* -5,979 -9,907 17,614 -131,729 11,716 Yau Tong (m2)* -5,380 -17,853 18,792 -104,039 -6,892

Subdivision of Units Types of Units Units GFA* No. % m2 % Non-subdivided Units 62 81.6 66,167 73.6 Subdivided Units# 14 18.4 23,743 26.4 Total 76 89,910 # All 14 subdivided units were divided into two to five subunits each.

* Conversion factor from internal floor area to gross floor area is 1.3333.

Yau Tong “CDA” Area 2

Predominant Uses Survey in 2013^ GFA* (m2) % Manufacturing/Workshop 10,939 12.2 Warehouse/Storage 27,802 30.9 Office 7,146 7.9 Others# 5,948 6.6 Vacant 8,697 9.7 Under Renovation 1,955 2.2 Non-response 27,424 30.5 Total 89,910 ^ Survey undertaken in June 2013. # The other uses identified in the 2013 survey were mainly wholesale centre and eating place, taking up about 5.5% and 0.2% of the GFA respectively.

Comparison of Private Industrial Buildings in Nearby “R(E)” Area Subject Nearby Overall “CDA” Area “R(E)” Area# GFA* (m2) % GFA* (m2) % GFA* (m2) % Manufacturing/Workshop 10,939 12.2 13,769 6.9 24,708 8.6 Warehouse/Storage 27,802 30.9 117,495 59.3 145,297 50.4 Office 7,146 7.9 11,152 5.6 18,298 6.4 Others 5,948 6.6 0 0.0 5,948 2.1 Vacant 8,697 9.7 2,573 1.3 11,270 3.9 Under Renovation 1,955 2.2 0 0.0 1,955 0.7 Non-response 27,424 30.5 53,190 26.8 80,614 28.0 Total 89,910 198,178 288,088 # Involving 14 private industrial buildings in nearby Yau Tong “R(E)” area (Site D7) (Plan E5).

Business Nature and No. of Workers in Occupied Non-subdivided Units Business Nature Occupied GFA* No. of Workers Non-subdivided Units No. % m2 % No. % Manufacturing# 1 2.6 1,576 4.1 80 19.0 Non-manufacturing^ 38 97.4 36,626 95.9 342 81.0 Total 39 38,202 422 # The only manufacturing business involved is manufacturing of food products, beverages and tobacco products (based on the 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 number of units) and transportation, storage, postal and courier services (in terms of 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 13.9 ha) involves two “CDA” sites with four industrial buildings, wholesale fish market, temporary uses/structures including metal recycling depot and concrete batching plants, mixed with the other industrial developments/activities in the adjoining “R(E)” area (Site D7), some residential and commercial developments in the surroundings (Plan E5).

* Conversion factor from internal floor area to gross floor area is 1.3333.

Yau Tong “CDA” Area 3

Among the four industrial buildings in the area, three of them are 30 years or above and the remaining one is 29 years old. In terms of condition, all of them are in fair condition. In terms of height, three buildings are 1-7 storeys high and the remaining one is 14 storeys high. In terms of ownership, all of the four buildings are under single ownership.

The overall vacancy of the area is about 9.7%, which is comparable to the territorial figure of 10.0% for all “CDA” areas and the average of 9.5% for the four areas in Kowloon. About 18.4% of the units are divided into subunits, involving about 26.4% of the GFA. Warehouse/Storage is the largest use in the area, occupying about 30.9% of the GFA. The second largest use is Manufacturing/Workshop, occupying about 12.2% of the GFA. Office use only takes up about 7.9% of the GFA. “Other Uses” account for 6.6% of the GFA. The two largest sub-uses include wholesale centre (about 5.5%) and eating place (about 0.2%).

If taking into account all the 18 industrial buildings in the subject “CDA” area and the adjoining Yau Tong “R(E)” area together, the overall vacancy is 3.9%. Warehouse/Storage is still the largest use, occupying about 50.4% of the GFA. The Manufacturing/Workshop and Office uses only take up about 8.6% and 6.4% of the GFA respectively. “Other Uses” account for 2.1% of the GFA.

In terms of employment, about 422 workers are estimated to be engaged in the occupied non-subdivided units of the industrial buildings in the area, including about 80 workers (19.0%) in the manufacturing business and about 342 workers (81.0%) in the non-manufacturing business. The overall figure only accounts for about 0.1% of the total of 306,960 persons engaged (other than those in the civil service) in various business/industries in the identified by the C&SD in June 2014.

Regarding the “CDA” site at Yau Tong Bay, a consortium formed by the lot owners submitted a MLP to the Board for consideration in March 2010. The application was approved by the MPC of the Board in February 2013. Amendment to the approved scheme was approved by MPC in January 2015. The “CDA” designation should be retained to provide guidance on the future development of the site.

Regarding the “CDA” site at Yau Tong Industrial Area, upon the request from MPC of the Board to subdivide the “CDA” zone into smaller sites by taking into account the land ownership pattern to facilitate early redevelopment, the amendments to the respective OZP incorporating the subdivision of the “CDA” zone into five smaller “CDA” zones (i.e. “CDA(1)” to “CDA(5)”) were gazetted in December 2014. Noting that the subdivision of subject area has recently been undertaken to expedite the comprehensive redevelopment process, all the sites could be retained as “CDA” to continue facilitating the land use restructuring.

Recommendation

To retain the area as “CDA”.

* Conversion factor from internal floor area to gross floor area is 1.3333.

Yau Tong “CDA” Area 4

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CHA KWO LING ROAD CEDD's Works Area WSD's Salt Water G/IC Pumping Station A/K15/70 (22.4.05) Z/K15/P3 (6.2.98) for Retail/Restaurant Z/K15/P5 (11.12.98) for Extension of CDA A/K15/98 (10.9.10) A/K15/107 (30.3.12) for Hotel/Shop and Services OU G/IC A/K15/96 (8.2.13) for Comprehensive Development including Residential, Commercial, Hotel and GIC Uses and Minor Relaxation of BHR and PR KO ON LANE A/K15/112 (7.3.14) R(A) KO FAI ROAD KO CHIU RD for Comprehensive Development including G/IC Residential, Commercial, Hotel and GIC Uses, C C Public Vehicle Park and Pier (Landing Steps) T CDA S REE N T and Minor Relaxation of BHR and PR A KA WING STREET H S E Z S

Y/K15/1 (15.12.06) I

for Residential A W R(A) CHO YUEN ST R(E) K OU (See A T Plan D7)G UN (See Plan D7) SH G/IC R(E) SHUNG YIU STREETSZE SHAN STREET R(E) R(E) (See Vehicle GB CDA(1) Repairing Plan D7) CDA(1) CDA(2) Wholesale Fish Market Public Toilet TUNG YUEN STREET FEHD's Cooked Food Market O (See R(A)6 WSD's Pumping House CDA(3) Plan D7) R(E) CDA(3) RCPYUE N W Z/K15/4 (1.2.08) A A Y I for Residential R(E) CDA(4) G/IC Car Parks Concrete Batching Plants and Metal Recycling Depot Metal SHUNG SHUN STREET Recycling Depot CDA(5)

Sand Depot O O

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Industrial Buildings within " R(E) " Zones Land Use Pattern

Industrial (Manufacturing/Workshop) Record of Application as at 31.3.2014 Industrial (Warehouse/Storage) A/K15/70 (22.4.05) Approved Application (date of meeting) Temporary Use/Structure Y/K15/1 (15.12.06) Rejected Application (date of meeting)

A/K15/112 (7.3.14) Deferred Rezoning Request (date of meeting) GIC

Source : Survey undertaken by PlanD (as at 6.2013) Vacant Land OZP No. S/K15/22

Land Use Plan PLANNING DEPARTMENT Yau Tong Plan No. M/HOLS/15/30 Plan E5 SCALE 1 : 5 000 Date : 21.7.2015 Y

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Land Ownership

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Source : Land Ownership recorded from Land Registry (as at 6.2014) Government Land Survey Sheets No. 11-SE-3B, 4A, 4C and 9A

Land Ownership PLANNING DEPARTMENT

Yau Tong Plan No. M/HOLS/15/30 Plan E5a SCALE 1 : 5 000 Date : 21.7.2015 Y

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Boundary of " CDA " Zone

6 Number Of Storeys 29 Building Age (Years)

Total Area : 13.93 ha

Total No. of Industrial Buildings : 4

Total No. of Units : 76

Building Condition Source : Survey undertaken by PlanD (as at 6.2013) and Building age as in 3.2014 Fair Survey Sheets No. 11-SE-3B, 4A, 4C and 9A

Building Age, Number of Storeys and Building Conditions PLANNING DEPARTMENT

Yau Tong Plan No. M/HOLS/15/30 Plan E5b SCALE 1 : 5 000 Date : 21.7.2015