Kok (Site B14)

Area (Plan B14) : “OU(B) ” Zone 2009 2013^ Difference (in ha) (about) 8.18 8.18 - No. of Private Industrial Buildings : 2009 2013^ Difference Occupied 17 16 -1 Wholly vacant 2 4 +2 Under renovation - - - Tot al 19 20 +1 Other Building(s)/Site(s) : 2009 2013^ Difference Private Works in progress 2 1 -1 Government Nil ^ Survey undertaken in November 2013.

Details of Private Industrial Buildings

Total No. of Private Industrial Buildings : 20 Tot al No. of Units Involved : 2,352 Total GFA* Involved (about) : 917,513m2

No. of Sample Units Surveyed : 1,490 (63.4%) Total GFA * Involved (about) : 656,902m2 (71.6%)

No. of Buildings Wholly Under Occupied Tot al vacant renovation No. of Storeys 1 - 7 storeys 4 4 - 8 8 - 19 storeys 2 - - 2 20 storeys or above 10 - - 10 Land Ownership (as at end June 2014) Single 4 2 - 6 Multiple 12 2 - 14 Building Age (as at end March 2014) < 15 years 2 - - 2 15 – 29 years 4 - - 4 30 years or above 10 4 - 14 Building Condition Good 4 1 - 5 Fair 11 - - 11 Poor 1 3 - 4

Surrounding Land Uses : Residential and commercial/office developments, industrial buildings in nearby “I” and “R(A)” zones, government, institution and community uses, open spaces, West Rail West Station and Tsuen Wan MTR Station.

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

Chai Wan Kok “OU(B)” Area 1

Vacancy Rate (based on GFA*)

PlanD’s Area Assessments “OU(B)” Zone 2009 Area Assessments Survey in 2013-14 Territorial 8.4% 6.0% Kwai Tsing/Tsuen Wan 7.5% 6.5% 10.1% 11.0%# # Survey undertaken in November 2013.

Derived from R&VD’s Raw Data “OU(B)” Zone 2008 2009 2010 2011 2012 2013 Territorial 5.9% 5.3% 5.5% 5.6% 4.8% 5.5% Kwai Tsing/Tsuen Wan 5.8% 6.0% 5.2% 7.0% 5.3% 6.8% Chai Wan Kok 6.5% 8.9% 5.5% 5.5% 4.6% 5.3%

Tak e-up (derived from R&VD’s raw data and based on BD’s Monthly Digests) “OU(B)” Zone 2008 2009 2010 2011 2012 2013 Territorial (m2)* -166,430 4,831 225,015 -87,256 53,699 -85,817 Kwai Tsing/Tsuen Wan (m2)* -76,224 -31,256 122,658 -91,858 151,296 4,245 Chai Wan Kok (m2)* -61,730 -17,913 49,614 -32 53,662 76,649

Subdivision of Units Types of Units Units GFA* No. % m2 % Non-subdivided Units 2,320 98.7 884,799 96.4 Subdivided Units# 31 1.3 32,714 3.6 Total 2,351 917,513 # Among the 31 subdivided units, 30 units (about 96.8%) were divided into two to five subunits each, involving a total GFA of about 28,002 m2 (about 85.6%). The remaining one unit (about 3.2%) was divided into six to ten subunits each, involving a total GFA of about 4,712 m2 (about 14.4%).

Predominant Uses 2009 2013^ GFA* (m2) % GFA* (m2) % Manufacturing/Workshop 29,586 3.8 100,181 10.9 Warehouse/Storage 329,737 41.9 311,709 34.0 Office 194,270 24.7 169,596 18.5 Others# 19,352 2.5 49,345 5.4 Vacant 79,168 10.1 100,687 11.0 Under Renovation 2,408 0.3 31,442 3.4 Non-response 132,339 16.8 154,554 16.8 Total 786,861 917,513 ^ Survey undertaken in November 2013. # The other uses identified in the 2013 survey were mainly studio and showroom, taking up about 2.0% and 1.8% of the GFA respectively.

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

Chai Wan Kok “OU(B)” Area 2 Comparison of Industrial Buildings in Adjoining “I” and “R(A)” Areas Subject “OU(B)” Adjoining “I” Nearby Overall Area Area# “R(A)”Area^ GFA* % GFA* % GFA* % GFA* % (m2) (m2) (m2) (m2) Manufacturing/Workshop 100,181 10.9 43,951 4.9 996 3.6 145,128 7.9 Warehouse/Storage 311,709 34.0 401,152 44.8 10,224 37.1 723,085 39.3 Office 169,596 18.5 203,989 22.8 7,856 28.5 381,441 20.7 Others 49,345 5.4 30,166 3.4 655 2.4 80,165 4.4 Vacant 100,687 11.0 80,922 9.0 1,641 6.0 183,250 10.0 Under Renovation 31,442 3.4 17,389 1.9 833 3.0 49,664 2.7 Non-response 154,554 16.8 118,819 13.3 5,338 19.4 278,711 15.1 Total 917,513 896,388 27,543 1,841,444 # Involving 40 private industrial buildings in the adjoining Chai Wan Kok “I” area (Site A12) (Plan B14). ^ Involving one private industrial building in the nearby Chai Wan Kok “R(A)” area (Site C8) (Plan B14).

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# 222 16.8 152,873 25.4 2,939 29.6 Non-manufacturing^ 1,103 83.2 449,032 74.6 6,983 70.4 Total 1,325 601,905 9,922 # The largest manufacturing business is manufacturing of textiles (in terms of both number of units and GFA) (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 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 area (about 8.2 ha) involves a total of 20 private industrial buildings. A cluster of 12 buildings are bounded by Hoi Shing Road/Chai Wan Kok Street/Pun Shan Street. Another cluster of six buildings are at – Tsuen Wan to the east of Discovery Park. The remaining two buildings are at Hoi On Road to the northeast of Cove.

When compared with the findings of 2009 Area Assessments, the total industrial stock in the area has increased from about 0.79 million m2 GFA in 2009 to about 0.92 million m2 in 2013. Such increase is mainly due to a net increase of one industrial building, arising from the demolition of an industrial building at 2-6 Sha Tsui Road and completion of two new industrial buildings at 3 and 11 Hoi Shing Road. In terms of age, 14 out of the 20 buildings are 30 years or above, among which eight are more than 40 years old. Four buildings are 15-29 years old, while the remaining two are around one year old. In terms of height, ten buildings are 20 storeys or above. Eight buildings are 1-7 storeys high, while the remaining two have 14 storeys. In terms of condition, 11 buildings are in fair condition, five are in good condition and the remaining four are in poor condition. 14 of the buildings are under multiple ownership and the remaining six are under single ownership.

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

Chai Wan Kok “OU(B)” Area 3 The updated overall vacancy of the area is about 11.0%, which is slightly higher than the 10.1% identified in 2009. Such vacancy is also higher than the updated territorial figure of 6.0% for all “OU(B)” areas and the average of 6.5% for the five areas in Kwai Tsing/Tsuen Wan. About 3.8% out of the 11.0% vacant GFA is from two newly completed buildings of around one year old, while another 1.9% is from four wholly vacant buildings in the cluster at Castle Peak Road – Tsuen Wan. About 1.3% of the units are divided into subunits, involving about 3.6% of the GFA. In terms of usage, Warehouse/Storage is still the largest user, taking up about 34.0% of the GFA which is much lower than the 41.9% identified in 2009. Office is still the second largest user, occupying about 18.5% of the GFA which is also much lower than the 24.7% identified in 2009. The GFA for Manufacturing/Workshop has significantly increased from about 3.8% in 2009 to about 10.9% in 2013. The GFA for “Other Uses” is also more than double from about 2.5% in 2009 to about 5.4% in 2014. The major types of uses include studio and showroom, all of which constitute about 3.8% of the GFA.

If taking into account the 20 industrial buildings in the subject “OU(B)” area, the 40 industrial buildings in the adjoining Chai Wan Kok “I” area and the industrial building in the nearby “R(A)” area together, the overall vacancy is about 10.0%. Warehouse/Storage is still the largest user, occupying about 39.3% of the GFA, followed by Office (about 20.7%), Manufacturing/Workshop (about 7.9%) and “Other Uses” (about 4.4%).

In terms of employment, about 9,922 workers are estimated to be engaged in the occupied units of the industrial buildings in the area, including about 2,939 workers (29.6%) in the manufacturing business and about 6,983 workers (70.4%) in the non-manufacturing business. The overall figure accounts for about 8.6% of the total of 114,790 persons engaged (other than those in the civil service) in various business/industries in the Tsuen Wan District identified by C&SD in June 2014.

Since the completion of the 2009 Area Assessments, the following new development/redevelopment projects have been identified in the area (Plan B14):

(a) completion of two new industrial buildings at 3 and 11 Hoi Shing Road with majority of the occupied GFA for Office use; and (b) one site with building plan approval for redevelopment of the old industrial building at 2-6 Sha Tsui Road for a new commercial/office development.

Given the above, in particular the signs of transformation in the area as shown in the above new development/redevelopment projects, and the stable percentage of GFA of the existing industrial buildings for non-industrial use (about 23.9% for Office and “Other Uses” in total as compared with 27.2% in 2009), it is considered that the area could be retained as “OU(B)” to continue facilitating the land use restructuring.

Recommendation

To retain the area as “OU(B)”.

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

Chai Wan Kok “OU(B)” Area 4 G/IC Kwong Pan Tin 50 Tsuen 100

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GB 200 Tso Kung Tam

50 Pigging GB O G/IC Station G/IC 150 100 R(A) Secondary School Tsuen Wan G/IC Tso Kung Tam Nursery Primary School

CH IU T O TA Pak Tin Pa S R(A) M U P A San Tsuen E O T CFC N H G/IC K OU I 100 N R(A)

G Primary O O Swimmimg School C

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TSUEN KING CIRCUIT T G/IC C R(A)

E U GB

E I T T G/IC R EE T R ST S GB 50 (See Sports N Centre T I Secondary R(A) Plan C8) A Y Y School R(A) N N G/IC O O M Police E ESS I Church 50 Station W Adventist A Hospital N S G/IC T R(A) R CHEUNG E CHEUNG PEIP E ESHANI ROAD TSUEN KINGON CIRCUIT YUK RD T 30 OU SH AN G/IC G/IC RO AD GB Basketball Court R(A) R(A)6 ESS GB O Discovery Park 100 CHAI WAN KOK

CHEUNG PEI SHAN ROAD Mass Transit 50 Fire Railway I Station R(A)11 WIP C(6) * G/IC CASTLE PEAK ROAD - TSUEN WAN O (See Plan A12) SAI LAU G/IC SAI LAU KOK ROAD Government R(A)13 Office ESS PUN SHAN ST KOK PUN SHAN ST PAK TINPAK PAR TIN PAR STREET STREET C ROAD RD Cooked G/IC Food R(A) Market (See Plan A12) R(A) GB HEUNG CHE STREET Fuk Loi Estate C R(A)5 SHA TSUI ROAD R(A)13

TSUEN WAN G/IC Ventilation CHAI WAN KOK(See STREET Plan A12) G/IC Building G/IC TSO KUNG SQ CHAI WAN KOK STREET TAI CHUNG ROAD Telephone LO TAK COURT HOI PA STREET Exchange O OU SHA TSUI ROAD TSO KUNG ST G/IC CASTLE PEAK ROAD - G/IC R(A)9 R(A)13 Secondary School HEUNG SHING ST CASTLE PEAK ROAD - TSUEN WAN I FU YUNG ST G/IC R(A)13 O HOI SHING ROAD O Primary HOI SHING ROAD HEUNG WO STREET HOI TAK ST R(A)13 School O HOI ON ROAD G/IC(9) T I TAI CHUNGG/IC ROAD Car U Secondary TAI PA STREET C Park R School I O C A/TW/331 (25.7.03) Court

HOI HING ROAD N for Hotel and Minor HOI HING ROAD ESS Building Temp. U Relaxation of GFA Restriction T Open Storage R(A)13 N Town HAU TEI SQ E U Hall Y G/IC SHA TSUI ROAD G/IC

R(A) G/IC

TSUENTSUEN WAN ROAD ROAD

R(A) TAI UK ST

O WO TIK STREET O Clague Garden R(A) Estate R(A)12 TSUEN WAN R(A)13

Tsuen Wan West Station G/IC CHUEN LUNG STREETYI PEI HOI KWAI ROAD CDA C SQUARE

YEUNG UK ROAD R(A)

TAI HO ROAD

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Pier OU

Boundary of " OU(B) " Zone Pier

Industrial Buildings within " I " and " R(A) " Zones CDA Land Use Pattern Record of Application as at 31.3.2014

A/TW/331 (25.7.03) Approved Application (date of meeting) Industrial (Flatted Factories)

Proposed Developments with Building Plans Approved (as at 4.2014) Vacant Building Source* : R&V Dept. and PlanD's Survey (as at 11.2013) (note : the classification of occupied building is based on R&V Dept. data only) WIP Works in Progress OZP No. S/TW/31

Land Use Plan PLANNING DEPARTMENT

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Boundary of " OU(B) " Zone

Land Ownership

Single

T Multiple E X

Source : Land Ownership recorded from Land Registry (as at 6.2014) Government Land Survey Sheets No. 6-SE-15C, 15D, 20A, 20B, 20C, 20D, 25A and 25B

Land Ownership PLANNING DEPARTMENT Chai Wan Kok Plan No. M/HOLS/15/27 SCALE 1 : 5 000 Plan B14a Date : 21.7.2015 50

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6 42 14 CASTLE PEAK ROAD - TSUEN WAN 4 3 41 47 25 SAISAI LAULAU KOK ROAD

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FU YUNG ST 30 HOI SHING ROAD 30 HOI SHING ROAD HEUNG WO STREET HOI TAK ST HOI ON ROAD

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Boundary of " OU(B) " Zone

27 Number Of Storeys 32 Building Age (Years)

Total Area : 8.18 ha

Total No. of Industrial Buildings : 20

Total No. of Units : 2,352

Building Condition

Good

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Source : Survey undertaken by PlanD (as at 11.2013) and Building age as in 3.2014 Poor Survey Sheets No. 6-SE-15C, 15D, 20A, 20B, 20C, 20D, 25A and 25B

Building Age, Number of Storeys and Building Conditions PLANNING DEPARTMENT

Chai Wan Kok Plan No. M/HOLS/15/27 Plan B14b SCALE 1 : 5 000 Date : 21.7.2015