Cheung Sha Wan/Lai Chi Kok (Site C5)
Area (Plan C5) : “R(A) ” Zone 2013^ (in ha) (about) 0.23 No. of Private Industrial Buildings : 2013 ^ Occupied 3 Wholly vacant - Under renovation - Tot al 3 ^ Survey undertaken in June 2013.
Details of Private Industrial Buildings
Total No. of Private Industrial Buildings : 3 Total No. of Units Involved : 61 Total GFA* Involved (about) : 17,891m2
No. of Units Successfully Surveyed : 55 (90.2%) Total GFA* Successfully Surveyed (about) : 17,353m2 (97.0%)
No. of Buildings Wholly Under Occupied Tot al vacant renovation No. of Storeys 1 - 7 storeys 1 - - 1 8 - 19 storeys 2 - - 2 20 storeys or above - - - - Land Ownership (as at end June 2014) Single 1 - - 1 Multiple 2 - - 2 Building Age (as at end March 2014) < 15 years - - - - 15 – 29 years - - - - 30 years or above 3 - - 3 Building Condition Good - - - - Fair 3 - - 3 Poor - - - -
Surrounding Land Uses : Residential developments, open spaces, industrial buildings in nearby “R(E)” and “CDA” areas, government, institution and community uses (including schools, tertiary institutions, hospital and police station) and West Kowloon Corridor.
* Conversion factor from internal floor area to gross floor area is 1.3333.
Cheung Sha Wan/Lai Chi Kok “R(A)” Area 1
Vacancy Rate (based on GFA*)
PlanD’s Area Assessments “R(A)” Zone Survey in 2013-14 Territorial 10.2% Kowloon 13.7% Cheung Sha Wan/Lai Chi Kok 3.6%# # Survey undertaken in June 2013.
Derived from R&VD’s Raw Data “R(A)” Zone 2008 2009 2010 2011 2012 2013 Territorial 4.2% 3.0% 6.5% 9.7% 4.3% 5.6% Kowloon 4.2% 4.0% 3.9% 4.7% 4.0% 4.3% Cheung Sha Wan/Lai Chi Kok 9.6% 9.6% 10.1% 11.7% 9.6% 10.2%
Tak e-up (derived from R&VD’s raw data and based on BD’s Monthly Digests) “R(A)” Zone 2009 2010 2011 2012 2013 Territorial (m2)* 3,888 -10,915 -11,736 17,801 -15,224 Kowloon (m2)* 2,973 -6,000 1,041 4,959 -3,821 Cheung Sha Wan/Lai Chi Kok (m2)* - -259 -929 1,189 -311
Subdivision of Units Types of Units Units GFA* No. % m2 % Non-subdivided Units 61 100.0 17,891 100.0 Subdivided Units - - - - Total 61 17,891
Predominant Uses Survey in 2013^ GFA* (m2) % Manufacturing/Workshop 439 2.5 Warehouse/Storage 13,430 75.1 Office 1,673 9.4 Others 997 5.6 Vacant 645 3.6 Under Renovation 169 0.9 Non-response 538 3.0 Total 17,891 ^ Survey undertaken in June 2013. # The other uses identified in the 2013 survey were shops and services, training centre or educational institutions, recreational facilities and showroom, taking up about 4.4%, 0.4%, 0.4% and 0.4% of the GFA respectively.
* Conversion factor from internal floor area to gross floor area is 1.3333.
Cheung Sha Wan/Lai Chi Kok “R(A)” Area 2 Comparison of Industrial Buildings in Nearby “OU(B)”, “R(E)” and “CDA” Areas Subject Nearby “OU(B)” Nearby Nearby “CDA” Overall “R(A)” Area# “R(E)” Area& Area Area^ GFA* % GFA* % GFA* % GFA* % GFA* % (m2) (m2) (m2) (m2) (m2) Manufacturing/Workshop 439 2.5 73,120 4.7 3,362 4.0 - - 76,921 4.2 Warehouse/Storage 13,430 75.1 207,672 13.3 16,064 19.2 139,936 91.8 377,102 20.7 Office 1,673 9.4 742,059 47.5 22,044 26.3 - - 765,776 42.1 Others 997 5.6 156,747 10.0 5,041 6.0 - - 162,785 9.0 Vacant 645 3.6 63,467 4.1 13,239 15.8 3,206 2.1 80,557 4.4 Under Renovation 169 0.9 18,469 1.2 3,181 3.8 - - 21,819 1.2 Non-response 538 3.0 302,074 19.3 20,875 24.9 9,266 6.1 332,753 18.3 Total 17,891 1,563,609 83,807 152,408 1,817,713 # Involving 100 private industrial buildings in the nearby Cheung Sha Wan “OU(B)” area (Site B6) (Plan D5). ^ Involving six private industrial buildings in the nearby Cheung Sha Wan “R(E)” area (Site D5) (Plan C5). & Involving two private industrial buildings in the nearby Cheung Sha Wan/Lai Chi Kok “CDA” area (Site E2) (Plan C5).
Business Nature and No. of Workers in Occupied Units Business Nature Occupied Units GFA* No. of Workers No. % m2 % No. % Manufacturing# 6 13.0 574 3.5 22 8.3 Non-manufacturing^ 40 87.0 15,966 96.5 242 91.7 Total 46 16,540 264 # 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 0.23 ha) involves three private industrial buildings, mainly mixed with existing residential developments, industrial developments in the nearby “OU(B)” “R(E)” and “CDA” areas in Cheung Sha Wan and Lai Chi Kok.
One of the three industrial buildings is under single ownership, while the remaining two are under multiple ownership. All three industrial buildings are 30 years old or above and in fair condition. Two of them are 8-19 storeys while the remaining one is 1-7 storeys.
The overall vacancy of the area is about 3.6%, the figure is significantly lower than the territorial figure of 10.2% for all “R(A)” areas and the average of 13.7% for the five areas in Kowloon. No subdivided unit was found in the concerned buildings. Warehouse/Storage is the largest use in the area, occupying about 75.1% of the GFA. The second largest use is Office, occupying about 9.4% of the GFA. “Other Uses” account for about 5.6% of the GFA, including shops and services (4.4%), training centre or educational institutions (0.4%), recreational facilities (0.4%) and showroom (0.4%). Manufacturing/Workshop use only occupies about 2.5% of the GFA.
* Conversion factor from internal floor area to gross floor area is 1.3333.
Cheung Sha Wan/Lai Chi Kok “R(A)” Area 3 If taking into account all the 111 industrial buildings in the subject “R(A)” area and the nearby Cheung Sha Wan “R(E)” area and Cheung Sha Wan/Lai Chi Kok “CDA” area together, the overall vacancy is about 4.4%. Office becomes still the largest use, occupying about 42.1% of the GFA. The second largest use is Warehouse/Storage, accounting for about 20.7% of the GFA. “Other Uses” account for about 9.0% of the GFA. Manufacturing/Workshop use only occupies about 4.2% of the GFA.
In terms of employment, about 264 workers are estimated to be engaged in the occupied non-subdivided units of the industrial buildings in the area, including about 22 workers (8.3%) in the manufacturing business and about 242 workers (91.7%) in the non-manufacturing business. The overall figure only accounts for about 0.2% 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(A)” area at 875 - 877 Lai Chi Kok Road obtained building plan approval for residential development (Plan C5).
Noting that the area is largely mixed with the existing residential developments in the surroundings, the concerned industrial buildings have a relatively high vacancy rate and one of the sites will be redeveloped for residential use, the area could be retained as “R(A)” to continue facilitating the redevelopment for residential use which would reduce the I/R interface problems.
Recommendation
To retain the area as “R(A)”.
* Conversion factor from internal floor area to gross floor area is 1.3333.
Cheung Sha Wan/Lai Chi Kok “R(A)” Area 4 PFS Source : Survey undertaken by PlanD (as at 6.2013) G/IC
*
OU MEI LAI ROAD LAI MEI R(A)
Secondary Proposed Developments with Building Plans Approved (as at 4.2014) BROADWAY School ESS INTERCHANGE
BUTTERFLY KWAI CHUNG ROAD CHUNG KWAI VALLEY OZP Nos. S/K5/35, S/K16/16, S/K20/30 and S/KC/28 O G/IC ESS
G/IC CASTLE PEAK ROAD PEAK CASTLE O GB Jao Tsung Academy
30 GB O R(A) G/IC
BROADWAY ROAD KOK CHI LAI CHEUNG SHA WAN ROAD WAN SHA CHEUNG ESS CDA PO LUN STREET 50
S/K16/16 BUTTERFLY VALLEY RD VALLEY BUTTERFLY Station Fire G/IC Lai Chi Kok Bus Depot
Reception Centre 20 G/IC G/IC G/IC
G/IC G/IC 20 G/IC ESS G/IC Pumping Sewage Station OU OU Business(1) G/IC S/KC/28 OU Business Primary School Reservoir Business(2) O
Service WEST KOWLOON HIGHWAY KOWLOON WEST Car Park PFS OU Temp
PFS H.K.I.V.E. TUNG CHAU WEST ST WEST CHAU TUNG
ESS G/IC 100 Station OU Police
OU
Business OU LIN CHEUNG ROAD CHEUNG LIN Business OU G/IC R(A)3 * Business(1) OU G/IC Business(3) (See Plan B6) GB Hong Kong Industrial Centre OU R(A)9 OU OU CHEUNG SHA WAN ROAD R(A)7 Business(4)
G/IC
Business OU SHAM MONG ROAD MONG SHAM KING LAM STREET Business HOI LAI STREET OU
R(A)4 WING HONG STREET G/IC Primary School Roman Catholic Cemetery Business Secondary OU School Business(2)
Business(1) CHEUNG LAI ST LAI CHEUNG G/IC
Cheung Sha Wan Plaza SHAM SHING ROAD
CHEUNG SHUN ST GB R(A)8 S/K20/30
CHEUNG YEE ST
ESS Business(4) (See Plan B6) G/IC(4) (See Plan B6) CDA Primary School OU Business OU Business C(4)
CASTLE PEAK ROADBusiness(1) OU Secondary School
OU Business R(A)3 ST WEST NAN TAI G/IC OU OU O OU Cheung Sha Wan / Lai Chi Kok Business(4) OU CHEUNG Business(3) CDA CHING CHEUNG ROAD G/IC G/IC WING MING ST Reservoir G/IC Service OU Secondary Business(2) CFC Business
School ESS OU
Temp. Wholesale YUE ST YUE OU Poultry Market Business(1) O G/IC
LAI HONG STREET 30 Land Use Plan FAT TSEUNG ST WEST G/IC CHEUNG SHA WAN PATH O
PFS Secondary SCALE 1 : 5 000
O
GB School
WEST KOWLOON CORRIDOR KOWLOON WEST
LAI FAT ST Plan E2) FAT (See LAI OU 50 R(A)11 Wang Cheong Building (Government Warehouse) WING TAK RD O S/K5/35 CHEUNG SHA WAN Caritas Medical Centre G/IC O G/IC Primary and Secondary G/IC G/IC School G/IC C(3)
Sewage Pumping Station Wang Cheong Factory Estate
Sham Shui Po ESS
Business(1) OU and Pumping Station
Cheung Sha Wan ROAD KOK CHI LAI Sports Ground FUK WA STREET WA FUK C(5) R(A)9 R(A)8 GB R(E)1
HING WAH STREET R(A)8
O
YING WA ST WA YING H.K.I.V.E. ST WING FUK R(A)8
OU R(A)8 O R(E)1
PFS FORTUNE STREET FORTUNE G/IC WING HONG STREET Plan D5) (See G/IC Secondary C(1) G/IC R(A)8 School
R(A)8 HANG CHEUNG STREET CHEUNG HANG G/IC
CHEUNG WAH STREET R(A) G/IC Primary School R(A)8 FAT TSEUNG STREET OU Secondary G/IC School O G/IC R(A)8 R(A)8 R(A) Swimming Pool
R(A)8 CHEUNG SHA WAN ROAD WAN SHA CHEUNG R(A)2 R(A)8 O R(A) R(A)8
R(A)8 UN CHAU STREET CHAU UN R(A) G/IC R(A)8 R(A)8
Land Use Pattern
PO ON ROAD ON PO R(A) ROAD PEAK CASTLE Plan D5) (See R(A)
R(A)8 SHUN NING ROAD NING SHUN PLANNING DEPARTMENT Plan No. Date : R(A) R(A)8
" R(E) and CDA Zones Industrial Buildings within " OU(B) ", Site Boundary within " R(A) Zone
Industrial Commercial / Business & Office (Including Ancillary Office) G/IC R(A)8 R(E)2
21.7.2015 CHEUNG FAT STREET R(E) R(A)1 O M/HOLS/15/28 R(A)8 TONKIN STREET (Warehouse/Storage)
Primary
O School G/IC R(E)2 ESS G/IC R(A) Secondary R(A)8 G/IC R(A)8 R(A)8 School Primary Secondary Clinic School R(A)7 School FAT TSEUNG STREET GB Community R(A)8 Secondary Centre School Plan C5 R(A)7 R(A)7 R(A)7 PRATAS STREET G/IC O OU O
Source : Land Ownership recorded from Registry (as at 6.2014)
MEI LAI ROAD LAI MEI BROADWAY INTERCHANGE
BUTTERFLY KWAI CHUNG ROAD CHUNG KWAI 9A, 9C, 12B, 13A, 13B and 14A Survey Sheets No. 11-NW-7B, 7D, 8A, 8B, 8C, 8D,
VALLEY CASTLE PEAK ROAD PEAK CASTLE
30
BROADWAY ROAD KOK CHI LAI CHEUNG SHA WAN ROAD WAN SHA CHEUNG
PO LUN STREET
50
BUTTERFLY VALLEY RD VALLEY BUTTERFLY
20
20
WEST KOWLOON HIGHWAY KOWLOON WEST
TUNG CHAU WEST ST WEST CHAU TUNG
100 LIN CHEUNG ROAD CHEUNG LIN
CHEUNG SHA WAN ROAD
SHAM MONG ROAD MONG SHAM SHAM MONG ROAD MONG SHAM KING LAM STREET HOI LAI STREET
WING HONG STREET CHEUNG LAI ST LAI CHEUNG
SHAM SHING ROAD
CHEUNG SHUN ST
CHEUNG YEE ST Cheung Sha Wan / Lai Chi Kok
CASTLE PEAK ROAD TAI NAN WEST ST WEST NAN TAI Land Ownership
CHEUNG CHING CHEUNG ROAD WING MING ST
SCALE 1 : 5 000 YUE ST YUE
LAI HONG STREET 30 FAT TSEUNG ST WEST
CHEUNG SHA WAN PATH
WEST KOWLOON CORRIDOR KOWLOON WEST LAI FAT ST FAT LAI 50
WING TAK RD
LAI CHI KOK ROAD KOK CHI LAI FUK WA STREET WA FUK
HING WAH STREET
YING WA ST WA YING
FUK WING ST WING FUK FORTUNE STREET FORTUNE
WING HONG STREET HANG CHEUNG STREET CHEUNG HANG
CHEUNG WAH STREET
FAT TSEUNG STREET
CHEUNG SHA WAN ROAD WAN SHA CHEUNG
UN CHAU STREET CHAU UN
PO ON ROAD ON PO
CASTLE PEAK ROAD PEAK CASTLE SHUN NING ROAD NING SHUN Land Ownership PLANNING DEPARTMENT Plan No. Date :
21.7.2015 CHEUNG FAT STREET M/HOLS/15/28 Multiple Single " R(A) Zone Site Boundary within TONKIN STREET
FAT TSEUNG STREET Plan C5a
PRATAS STREET
Source : Survey undertaken by PlanD (as at 6.2013)
MEI LAI ROAD LAI MEI BROADWAY INTERCHANGE
BUTTERFLY KWAI CHUNG ROAD CHUNG KWAI 9A, 9C, 12B, 13A, 13B and 14A Survey Sheets No. 11-NW-7B, 7D, 8A, 8B, 8C, 8D, and Building age as in 3.2014
VALLEY CASTLE PEAK ROAD PEAK CASTLE
30
BROADWAY ROAD KOK CHI LAI CHEUNG SHA WAN ROAD WAN SHA CHEUNG
PO LUN STREET
50
BUTTERFLY VALLEY RD VALLEY BUTTERFLY
20
20
WEST KOWLOON HIGHWAY KOWLOON WEST
TUNG CHAU WEST ST WEST CHAU TUNG
100 LIN CHEUNG ROAD CHEUNG LIN
CHEUNG SHA WAN ROAD
32 12
SHAM MONG ROAD MONG SHAM SHAM MONG ROAD MONG SHAM KING LAM STREET HOI LAI STREET
WING HONG STREET
Building Age, Number of Storeys and Conditions CHEUNG LAI ST LAI CHEUNG
SHAM SHING ROAD
CHEUNG SHUN ST
CHEUNG YEE ST Cheung Sha Wan / Lai Chi Kok
CASTLE PEAK ROAD TAI NAN WEST ST WEST NAN TAI
CHEUNG CHING CHEUNG ROAD WING MING ST
SCALE 1 : 5 000 YUE ST YUE
LAI HONG STREET 30 FAT TSEUNG ST WEST
CHEUNG SHA WAN PATH
WEST KOWLOON CORRIDOR KOWLOON WEST LAI FAT ST FAT LAI 50
WING TAK RD
LAI CHI KOK ROAD KOK CHI LAI FUK WA STREET WA FUK
HING WAH STREET
YING WA ST WA YING
FUK WING ST WING FUK FORTUNE STREET FORTUNE 60
4 WING HONG STREET HANG CHEUNG STREET CHEUNG HANG
CHEUNG WAH STREET
FAT TSEUNG STREET
CHEUNG SHA WAN ROAD WAN SHA CHEUNG
UN CHAU STREET CHAU UN
PO ON ROAD ON PO CASTLE PEAK ROAD PEAK CASTLE
Building Condition Total Area : 0.23 ha ROAD NING SHUN Total No. of Units : 61 Total No. of Industrial Buildings : 3 PLANNING DEPARTMENT Plan No. Date : 12 32
21.7.2015 CHEUNG FAT STREET M/HOLS/15/28 Fair " R(A) Zone Site Boundary within TONKIN STREET Building Age (Years) Number Of Storeys 47 10
FAT TSEUNG STREET Plan C5b
PRATAS STREET