Kowloon Bay (Site B9)
Area (Plan B9) : “OU(B) ” Zone 2009 2013^ Difference (in ha) (about) 22.21 22.39 +0.18@ No. of Private Industrial Buildings : 2009 2013^ Difference Occupied 44 43 -1 Wholly vacant - - - Under renovation - - - Tot al 44 43 -1 Other Building(s)/Site(s) : 2009 2013^ Difference Private Commercial/Office 7 9 +2 Bus depot 1 1 - Wor k-in-progress 2 1 -1 Vacant site - 1 +1 Government Housing Authority’s 2 1 -1 Factory Estate Government depot 1 1 - Temporary car park 2 1 -1 Vacant site - 1# +1 ^ Survey undertaken in October 2013. @ Involving an area adjoining to the ex-Kowloon Bay Factory Estate which was previously shown as ‘Road’, rezoned to “OU(B)” in April 2014. # Site of the ex-Kowloon Bay Factory Estate.
Details of Private Industrial Buildings
Total No. of Private Industrial Buildings : 43 Total No. of Units Involved : 4,890 Total GFA* Involved (about) : 1,108,857m2
No. of Sample Units Surveyed : 2,355 (48.2%) Total GFA * Involved (about) : 802,580m2 (72.4%)
No. of Buildings Wholly Under Occupied Tot al vacant renovation No. of Storeys 1 - 7 storeys 3 - - 3 8 - 19 storeys 38 - - 38 20 storeys or above 2 - - 2 Land Ownership (as at end June 2014) Single 11 - - 11 Multiple 32 - - 32
* Conversion factor from internal floor area to gross floor area is 1.3333.
Kowloon Bay “OU(B)” Area 1
No. of Buildings Wholly Under Occupied Tot al vacant renovation Building Age (as at end March 2014) < 15 years 1 - - 1 15 – 29 years 36 - - 36 30 years or above 6 - - 6 Building Condition Good 5 - - 5 Fair 37 - - 37 Poor 1 - - 1
Surrounding Land Uses : Residential and commercial developments, Hong Kong International Trade and Exhibition Centre, VTC Training Complex, Construction Industry Council Training Centre, open spaces, refuse transfer station, petrol filling station, government, institution and community uses (including schools, fire station and HK Auxiliary Police Headquarters), and Kwun Tong Bypass.
Vacancy Rate (based on GFA*)
PlanD’s Area Assessments “OU(B)” Zone 2009 Area Assessments Survey in 2013-14 Territorial 8.4% 6.0% Kowloon 9.1% 6.4% Kowloon Bay 4.1% 4.8%# # Survey undertaken in October 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% Kowloon 6.4% 5.4% 5.7% 5.2% 4.8% 5.1% Kowloon Bay 2.3% 1.4% 2.6% 1.5% 1.4% 1.8%
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 Kowloon (m2)* -78,096 37,781 104,504 -13,452 -76,985 -58,740 Kowloon Bay (m2)* 11,633 10,779 -20,415 11,875 1,952 -4,672
* Conversion factor from internal floor area to gross floor area is 1.3333.
Kowloon Bay “OU(B)” Area 2 Subdivision of Units Types of Units Units GFA* No. % m2 % Non-subdivided Units 4,542 92.9 1,033,931 93.2 Subdivided Units# 348 7.1 74,926 6.8 Total 4,890 1,108,857 # Among the 348 subdivided units, 309 units (about 88.8%) were divided into two to five subunits each, involving a total GFA of about 57,695m2 (about 77.0%). 28 units (about 8.0%) were divided into six to ten subunits each, involving a total GFA of about 15,722m2 (about 21.0%). Seven units (about 2.0%) were divided into 11 to 15 subunits each, involving a total GFA of about 665m2 (about 0.9%). Two units (about 0.6%) were divided into 16 to 20 subunits each, involving a total GFA of about 471m2 (about 0.6%). Two units (about 0.6%) were divided into 21 to 25 subunits each, involving a total GFA of about 373m2 (about 0.5%).
Predominant Uses 2009 2013^ GFA* (m2) % GFA* (m2) % Manufacturing/Workshop 42,455 3.8 39,099 3.5 Warehouse/Storage 307,387 27.3 310,934 28.0 Office 403,751 35.9 440,301 39.7 Others# 35,037 3.1 125,919 11.4 Vacant 45,995 4.1 53,070 4.8 Under Renovation 6,712 0.6 4,737 0.4 Non-response 283,023 25.2 134,797 12.2 Total 1,124,359 1,108,857 ^ Survey undertaken in October 2013. # The other uses identified in the 2013 survey were mainly showroom, research and development/testing centre, shops and services, eating place and studio, taking up about 4.2%, 3.8%, 1.2%, 0.8% and 0.5% of the GFA respectively.
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# 454 15.2 115,293 13.5 3,033 12.0 Non-manufacturing^ 2,539 84.8 741,443 86.5 22,253 88.0 Total 2,993 856,736 25,286 # The largest types of manufacturing business are printing and reproduction of recorded media (in terms of number of units) and manufacturing of electrical equipment, other machinery and equipment (in terms of 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 area (about 22.4 ha) is mixed with industrial and commercial/office developments comprising 43 private industrial buildings and nine commercial/office buildings. There
* Conversion factor from internal floor area to gross floor area is 1.3333.
Kowloon Bay “OU(B)” Area 3 are also six existing and one proposed commercial/office developments in the “Commercial”, “OU(Commercial Uses with Public Transport Terminus)” and “OU(Trade Mart and Commercial Development)” zones near the area.
When compared with the findings of 2009 Area Assessments, the total industrial stock in the area has slightly decreased from about 1.12 million m2 GFA to 1.11 million m2 due to the demolition of one industrial building. In terms of age, 36 of the buildings are 15-29 years old. Six buildings are 30 years old or above and the remaining one is 13 years old. In terms of height, 38 buildings are 8-19 storeys high and two have 23 and 33 storeys. The remaining three buildings are 6-7 storeys high. In terms of condition, 37 buildings are in fair condition, five are in good condition and the remaining one is in poor condition. 32 of the buildings are under multiple ownership, while the remaining 11 are under single ownership.
The updated overall vacancy of the area is about 4.8%, which is comparable with the 4.1% in 2009. Such vacancy is relatively lower than the territorial figure of 6.0% for all “OU(B)” areas and the average of 6.4% for the six areas in Kowloon. About 7.1% of the units are divided into subunits, involving about 6.8% of the GFA. In terms of usage, Office is still the largest user, occupying about 39.7% of the GFA which is higher than the 35.9% identified in 2009. Warehouse/Storage is still the second largest user, taking up about 28.0% of the GFA which is comparable to the 27.3% identified in 2009. The GFA for “Other Uses” has tripled from about 3.1% in 2009 to about 11.4% in 2014. The major types of uses include showroom, research and development/testing centre, shop and services, eating place and studio, all of which constitute about 10.5% of the GFA. Manufacturing/Workshop accounts for about 3.5% of the GFA, which is comparable with the 3.8% identified in 2009.
In terms of employment, about 25,286 workers are estimated to be engaged in the occupied non-subdivided units of the industrial buildings in the area, including about 3,033 workers (12.0%) in the manufacturing business and about 22,253 workers (88.0%) in the non-manufacturing business. The overall figure accounts for about 8.2% of the total of 306,960 persons engaged (other than those in the civil service) in various business/industries in the Kwun Tong District identified by C&SD in June 2014.
Since the completion of 2009 Area Assessments, the following new developments/redevelopments/wholesale conversion projects have been identified in the area (Plan B7):
(a) two new commercial/office developments completed at 1 Sheung Yuet Road and 18 Wang Chiu Road; (b) one government site at the junction of Sheung Yuet Road/Wang Tai Road/Wang Yuen Street sold in 2012-13 for a new commercial/office development with a related building plan approval; (c) one government site bounded by Wang Chiu Road and Lam Lee Street sold in 2013-14 for a new commercial development; (d) ex-Kowloon Bay Factory Estate site at junction of Hung Yip Street/Wai Yip Street/Shun Yip Street/Hoi Bun Road sold in 2014-15 for a new commercial/office development;
* Conversion factor from internal floor area to gross floor area is 1.3333.
Kowloon Bay “OU(B)” Area 4 (e) ex-government depot site at junction of Cheung Yip Street/Sheung Yee Road/Wai Yip Street sold in 2015-16 for a new commercial development; (f) one site with building plan approval for redevelopment of the existing industrial building at 14 Wang Tai Road for a new commercial/office development; (g) one site with building plan approval for redevelopment of the existing industrial building at 7 Wang Tai Road into a new industrial building (h) one site with a planning approval for a new hotel development at 8 Wang Kwong Road; (i) one site with (i) a planning approval for wholesale conversion of the existing industrial building at 3 Wang Kee Street for hotel use; and (ii) a related approval for wholesale conversion under revitalisation measures with special waiver executed; (j) one site with approval for wholesale conversion of the existing industrial building at 21 Sheung Yuet Road for commercial/office uses with special waiver executed; and (k) an Action Area designated by the Energizing Kowloon East Office for early release for commercial developments (including the sold ex-Kowloon Bay Factory Estate and government depot sites mentioned under items (d) and (e) above as well as four surrounding “G/IC” and “OU” sites currently used as vehicle examination centres and refuse transfer station).
Given the above, in particular the signs of transformation of the area as shown in the above new development/redevelopment/wholesale conversion projects, the low vacancy rate of the existing industrial buildings, and their high and increasing percentage of GFA for non-industrial use (about 51.1% for Office and “Other Uses” in total as compared with about 39.0% in 2009), it is considered that the area should 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.
Kowloon Bay “OU(B)” Area 5 GB R(A) Primary R(A) Primary O School G/IC(1) KAI LOK STREET OU(A) G/IC(1) School Secondary KAI LAI ROAD O School
CHOI WAN ROAD
G/IC A/K13/282 (7.9.12) A/K13/232 (12.9.08) Indoor CH G/IC(1) for Wholesale Conversion for Hotel A/K13/232-1 (26.8.09) Games for Relaxation of Building Height Hall G/IC KAI WAH STREET R(A)
KAI LOK STREET O
KAI SHING ST HK Aux. Police O Headquarters 20 R(A) KAI SHUN ROAD
O GB EMSD G/IC(1) C G/IC(3) KAI CHEUNGCHEUNG ROAD ROAD
C Secondary H O School
NGAU TAU KOK ROAD G/IC O
Fire Station G/IC(1) S/K13/28 G/IC(1)
LAMLAM HING STREET STREET WANG KWUN ROAD
WANG KWONG RD O G/IC(1) Site sold in 2013-14 TRADEMART DRIVE WANG CHIN STREET
WANG CHIN STREET
WAI YIPWAI STREET YIP STREET
WANG KEE ST LAM LEE STREET
WANG CHIU ROAD Kowloonbay Bus Depot G/IC(1) International Car Park R(A) Trade & * O Exhibition G/IC(1) Centre WANG TAI ROAD WANG TAI ROAD ESS G/IC Telford Gardens JORDAN VALLEY NORTH ROAD WANG KEE STREET WANG CHIU ROAD LAMLAM WAH WAHSTREET STREET WANG KWUN ROAD O Bus OU C MTR Depot Under Terminus O
WANG KWONG ROAD PFS O O C OU * LAMLAM FOOK FOOK STREETST A/K13/197 (29.4.05) A/K13/197-1 (9.1.09)
LAM LOK ST OU for Hotel R(A) G/IC(1) R(A) * O * Site sold in 2012-13 G/IC Commercial OU
Building G/IC(1) ST LOK LAM C KWUN TONG ROAD G/IC OU KWUN TONG ROAD SHEUNGSHEUNG YUETYUET ROAD ROAD PFS SHEUNG YEE RD WIP WANG TUNG ST R(A) G/IC SHEUNG YEE ROAD Exchange O OU * Tower G/IC WANG YUENWANG ST YUEN ST OU G/IC(1) WANG MAU STREET ON WAH ST O WANG HOI ROAD
WANG HOI ROAD Factory Estate Police O PFS Station O R(A) N
Factory Estate Yip On T O OU A G/IC K WANG TAI ROAD
Yip On WANG TAI ROAD C R O LAM FUNG FUNG STREET ST SIU YIP STREET O G/IC(1) A A/K13/164 (16.5.03) OU SIU YIP STREET O G/IC(1) VTC D A/K13/173 (5.12.03) G/IC KAI FUK ROAD Training Tele. A/K13/241 (10.7.09) Exchange Centre Ambulance ESS A/K13/241-1 (8.7.13) Depot Complex A/K13/250 (29.1.10) MegaBox OU A/K13/250-1 (27.1.14) Construction SHEUNG YEE RD Training Centre
for Hotel Industry OU OU A/K13/177 (26.3.04) G/IC S/K14S/19 R(A) G/IC(1) for Hotel OU Tunnel Refuse Transfer Ventilation Station R(A) A/K13/212 (16.6.06) G/IC(1) Shaft for Relaxation of Building Height R(A) OU(A) Ex-Government Depot Site
(site sold in 2015-16) TING YIP STREET Action Area O G/IC(1) initiated by Energizing R(A) TSUI HING ST WSD G/IC(1) Kowloon East Office TSUI HING ST Vehicle Kln East Exam. O Vehicle Regional Bldg. G/IC(1) G/IC Centre TAI YIP STREET Exam. R(A) Centre G/IC(1) G/IC(1) R(A) A/K13/157 (15.3.02) R(A) TING ON STREET G/IC G/IC(1) G/IC A/K13/157-1OU (28.8.06) ESS A/K13/157-2 (15.9.06) T R(A) I N for LPG Vehicle Repariring Workshop OU(A) G Fire Station PFS OU F O A/K13/217 (9.3.07) O U OU S T for Relaxation of Building Height R E Business E T Air Field Surface Detection Equipment Station OU(A) Ex-Kowloon Bay Factory Estate C(2) (site sold in 2014-15) Business G/IC O C(2) KAI HING ROAD Business CHEUNG YIP STREET O KAI HING ROAD OU G/IC(1) OU O S/K22/4 CHEUNG YIP STREETC(2) G/IC ESS OU O(2) Gas YAN YIP ST R(C) O Pigging Station
OU Boundary of " OU(B) " Zone
C(4) Land Use Pattern
R(C) Commercial/Office
LAI YIP STREET O Industrial/Office
Industrial (Flatted Factories) C(4) R(C) O C(4) R(C) Temporary Use/Structure Record of Application as at 31.3.2014 Storage A/K13/173 (5.12.03) Approved Application (date of meeting)
Special Wavier Executed for Wholesale Conversion (as at 4.2014) Other Specified Uses
*Proposed Developments with Building Plans Approved (as at 4.2014) Vacant Land Source* : R&V Dept. and PlanD's Survey (as at 10.2013) (note : the classification of occupied building is based on R&V Dept. data only) WIP Works in Progress OZP Nos. S/K13/28, S/K14S/19 and S/K22/4
Land Use Plan PLANNING DEPARTMENT
Kowloon Bay Plan No. M/HOLS/15/27 Plan B9 SCALE 1 : 5 000 Date : 3.8.2015 KAI LAI ROAD
CHOI WAN ROAD
KAI WAH STREET
KAI LOK STREET
KAI SHUN ROAD
KAI CHEUNG ROAD
NGAU TAU KOK ROAD
LAM HING STREET
WANG KWONG RD
WANG CHIN STREET
WAI YIP STREET
WANG KEE ST
WANG TAI ROAD
WANG CHIU ROAD LAM WAH STREET WANG KWUN ROAD
LAM FOOK ST
LAM LOK ST
KWUN TONG ROAD
SHEUNG YUET ROAD
SHEUNG YEE RD
WANG TUNG ST
WANG YUEN ST
WANG MAU STREET
WANG HOI ROAD
NGAU TAU KOK ROAD O N T A K
WANG TAI ROAD R LAM FUNG ST O SIU YIP STREET A
D
KAI FUK ROAD
SHEUNG YEE RD
TING YIP STREET
TSUI HING ST
TAI YIP STREET
TING ON STREET
SHUN YIP ST
KAI HING ROAD
CHEUNG YIP STREET
YAN YIP ST
Boundary of " OU(B) " Zone
Land Ownership
Single
Multiple
Source : Land Ownership recorded from Land Registry (as at 6.2014) Government Land Survey Sheets No. 11-NE-12A, 12B, 12C, 12D, 17A, 17B, 17C, 17D, 22A and 22B
Land Ownership PLANNING DEPARTMENT Kowloon Bay Plan No. M/HOLS/15/27 SCALE 1 : 5 000 Plan B9a Date : 21.7.2015 KAI LOK STREET
KAI LAI ROAD
CHOI WAN ROAD
CH
KAI WAH STREET
38 KAI LOK STREET 10 KAI SHING ST 20 KAI SHUN ROAD
11 26 KAI CHEUNGCHEUNG ROAD ROAD
C
H
O 23 12 21 13 26 10 27 NGAU TAU KOK ROAD 10 27 29
5 29
18
LAMLAM HING STREET STREET WANG KWUN ROAD 11 22 27 12 WANG KWONG RD 27 29
TRADEMART DRIVE WANG CHIN STREET 2 WANG CHIN STREET 8
WAI YIPWAI STREET YIP STREET 29 WANG KEE ST LAM LEE STREET
WANG CHIU ROAD 14 7 27 14 28 5 30 23 11 29 14 26
6 27 WANGWANG TAITAI ROADROAD JORDAN VALLEY NORTH ROAD WANG KEE STREET WANG CHIU ROAD 10 LAM WAH STREET WANG KWUN ROAD LAM WAH STREET 25 11 11 27 7 25 28 WANG KWONG ROAD 11 10 25 27
LAMLAM FOOK FOOK STREETST 12 13
8 LAM LOK ST 28 27 25 13 11 19 11 26 25 20 24 13 27 12 10 27 28
33 33 13
<1 ST LOK LAM KWUN TONG ROAD
KWUN TONG ROAD SHEUNG YUET ROAD 31 SHEUNG YUET ROAD 12 SHEUNG YEE RD 26 4 WANG TUNG ST
SHEUNG YEE ROAD
11 9 11 27 27 33 28 WANG YUENWANG ST YUEN ST 5
WANG MAU STREET ON WAH ST
WANG HOI ROAD 8 WANG HOI ROAD
25 12 NGAU TAU KOK ROAD 29 O N T A K
WANG TAI ROAD WANG TAI ROAD R LAM FUNG FUNG STREET ST SIU YIP STREET O SIU YIP STREET A
D
KAI FUK ROAD 41 41 5 19 9 7
SHEUNG YEE RD
10 31
TING YIP STREET
TSUITSUI HING HING ST
TAI YIP 9STREET 37
TING ON STREET 8 36
8 T 36 I 9 N 33 G F U S T R E E T
SHUN YIP ST
KAI HING ROAD CHEUNG YIP STREET KAI HING ROAD
CHEUNG YIP STREET
YAN YIP ST
Boundary of " OU(B) " Zone
12 Number Of Storeys 27 Building Age (Years) LAI YIP STREET
Total Area : 22.39 ha
Total No. of Industrial Buildings : 43
Total No. of Units : 4,890
Building Condition
Good
Fair
Source : Survey undertaken by PlanD (as at 10.2013) and Building age as in 3.2014 Poor Survey Sheets No. 11-NE-12A, 12B, 12C, 12D, 17A, 17B, 17C, 17D, 22A and 22B
Building Age, Number of Storeys and Building Conditions PLANNING DEPARTMENT Kowloon Bay Plan No. M/HOLS/15/27 SCALE 1 : 5 000 Plan B9b Date : 21.7.2015