Sheung Shui (Site A19)

Area (Plan A19) : “I” Zone 2008 2014^ Difference (in ha) (about) 18.95 18.95 - No. of Private Industrial Buildings : 2008 2014^ Difference Occupied 9 9 - Wholly vacant - - - Under renovation - - - Tot al 9 9 - Other Building(s)/Site(s) : 2008 2014^ Difference Private Nil Government FSD’s training ground - 1 +1 MTR ventilation building 1 1 - Pump house 1 1 - Electricity substation - 1 +1 MTR works area 1 - -1 HyD’s works area - 1 +1 WSD’s works area - 1 +1 Temporary vegetable 1 1 - co-operation office Temporary car park 2 4 +2 Temporary open storage 1 1 - Vacant site 4 4 - ^ Survey undertaken in January 2014.

Details of Private Industrial Buildings

Total No. of Private Industrial Buildings : 9 Total No. of Units Involved : 967 Total GFA* Involved (about) : 197,963m2

No. of Units Successfully Surveyed : 956 (98.9%) Total GFA * Successfully Surveyed (about) : 196,808m2 (99.4%)

No. of Buildings Wholly Under Occupied Tot al vacant renovation No. of Storeys 1 - 7 storeys 9 - - 9 8 - 19 storeys - - - - 20 storeys or above - - - - Land Ownership (as at end June 2014) Single 6 - - 6 Multiple 3 - - 3

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

Sheung Shui “I” Area 1

No. of Buildings Wholly Under Occupied Tot al vacant renovation Building Age (as at end March 2014) < 15 years - - - - 15 – 29 years 9 - - 9 30 years or above - - - - Building Condition Good - - - - Fair 9 - - 9 Poor - - - -

Surrounding Land Uses : Sewage treatment works, villages, open car parks, bus depot, river channel, East Rail and roads.

Vacancy Rate (based on GFA*)

PlanD’s Area Assessments “I” Zone 2005 Area 2009 Area Survey in 2013-14 Assessments Assessments Territorial 7.0% 6.5% 3.5% Northeast 5.7% 4.3% 2.8% Sheung Shui 3.4% 5.4% 2.4%# # Survey undertaken in January 2014.

Derived from R&VD’s Raw Data “I” Zone 2008 2009 2010 2011 2012 2013 Territorial 4.5% 5.0% 4.6% 3.3% 4.7% 2.4% Northeast New Territories 2.6% 4.0% 2.7% 2.2% 4.1% 1.5% Sheung Shui 5.2% 5.4% 6.6% 2.0% 5.4% 3.7%

Tak e-up (derived from R&VD’s raw data and based on BD’s Monthly Digests) “I” Zone 2008 2009 2010 2011 2012 2013 Territorial (m2)* 54,071 -49,072 224,505 143,426 -122,913 219,561 Northeast New Territories (m2)* 39,893 -35,519 37,363 28,245 -46,652 67,391 Sheung Shui (m2)* 377 -377 -2,126 9,137 -7,011 3,370

Subdivision of Units Types of Units Units GFA* No. % m2 % Non-subdivided Units 964 99.7 183,194 92.5 Subdivided Units# 3 0.3 14,769 7.5 Total 967 197,963 # All three subdivided units were divided into two to five subunits each.

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

Sheung Shui “I” Area 2

Predominant Uses 2005 2008 2014^ GFA* (m2) % GFA* (m2) % GFA* (m2) % Manufacturing/Workshop 20,767 10.6 14,523 7.4 18,573 9.4 Warehouse/Storage 144,381 73.6 112,379 57.3 163,861 82.8 Office 22,952 11.7 24,562 12.5 7,021 3.5 Others# 1,156 0.6 4,449 2.3 2,336 1.2 Vacant 6,753 3.4 10,564 5.4 4,708 2.4 Under Renovation - - 338 0.2 309 0.2 Non-response 259 0.1 29,305 14.9 1,155 0.6 Total 196,267 196,120 197,963 ^ Survey undertaken in January 2014. # The other uses identified in the 2014 survey were mainly shops and services, showroom and eating place, taking up about 0.5%, 0.3% and 0.3% 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# 42 4.5 15,550 8.7 110 16.3 Non-manufacturing^ 898 95.5 162,945 91.3 564 83.7 Total 940 178,495 674 # The largest types of manufacturing business are manufacturing of food products, beverages and tobacco products (in terms of number of units) and manufacturing of games and toys (in terms of 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 19.0 ha) is located on the northwestern fringe of the /Sheung Shui New Town. A large portion of the area is occupied by nine industrial buildings and a FSD’s training ground, while the remaining portion is mainly for temporary uses or left vacant (Plan A19).

No new development/redevelopment of the nine industrial buildings has been undertaken since the completion of 2009 Area Assessments. The total industrial stock retains at about 0.20 million m2 GFA. Eight out of the nine industrial buildings in the area have 6 storeys while the remaining one is 3-storey. All the buildings are 17-22 years and in fair condition. Six buildings are under single ownership and the remaining three are under multiple ownership.

The overall vacancy rate is about 2.4%, which is much lower than the territorial figures of 3.5% and the 5.4% identified in the 2009 Area Assessments. Such vacancy is also relatively lower than the average of 2.8% for the seven areas in the Northeast New Territories. About 0.3% of the units are divided into subunits, involving about 7.5% of the GFA. In terms of usage, Warehouse/Storage is still the largest user, with increased GFA

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

Sheung Shui “I” Area 3

from about 57.3% in 2009 to about 82.8% in 2014. Manufacturing/Workshop is the second largest user, occupying about 9.4% of the GFA. The GFA for both Office and “Other Uses” has decreased with the former reduced from about 12.5% in 2009 to about 3.5% in 2014 and the latter reduced from about 2.3% in 2009 to about 1.2% in 2014. The major types of “Other Uses” are shop and services (about 0.5%), showroom (about 0.3%) and eating place (about 0.3%).

In terms of employment, about 674 workers are estimated to be engaged in the occupied non-subdivided units of the subject industrial buildings, including about 110 workers (16.3%) in the manufacturing business and about 564 workers (83.7%) in the non-manufacturing business. The overall figure only accounts for about 1.5% of the total of 45,103 persons engaged (other than those in the civil service) in various industry sections in the North District identified by C&SD in June 2014.

Since the completion of the 2009 Area Assessments, two planning applications had been approved for wholesale conversion of the existing industrial buildings at 21 Po Wan Road and 6 Choi Fai Road for shop and services and eating place. Both buildings are still found predominantly for Warehouse/Storage use in the latest survey, while the one at 21 Po Wan Road has the related special wavier executed under the revitalisation measures (Plan A19).

The area is under a study for public housing development by HD. The whole area should be retained as “I”, pending for the findings and recommendations of that study.

Recommendation

To retain the whole area as “I”, pending for the findings and recommendations of a study being undertaken by HD.

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

Sheung Shui “I” Area 4 Secondary School

OU GB OU

Sewage Treatment Works G/IC

V

SHEK SHEUNG RIVER Jockey

OU G/IC

Club Sewage Kindergarten Treatment Works SHEUNG SHUI

Road

Pump

TUNG House Secondary AFSS/208 (20.7.12) School Ventilation for Wholesale Conversion for Building PO WAN ROAD HING Shop and Services and Eating Place

OU

SAN PO ST RD

KA FU CLOSE ESS Car Park

Car Vegetable Park * Cooperation Office

East Rail

SAN WAN ROAD Car Park V

FSD's Training O Ground G/IC PO SHEK WU ROAD

AGR HyD's Works Area OU Bus Depot Open Storage CHOI SHUN ST

Rural CHOI FAI ST Committee WSD's G/IC CHOI FAT STREET OU Works Area

CHOI YUEN RD

Car Park

SAN FUNG AVENUE East Rail V

G/IC R(A)1 C/R AFSS/209 (5.10.12) O for Wholesale Conversion for Shop and Services and Eating Place R(A) OU

Boundary of " I " Zone C H O I Y U Land Use Pattern E CDA GB N R O GB A V Industrial (Warehouse/Storage) D

C Temporary Use/Structure A S T L RecordE of Application as at 31.3.2014 GIC P E AFSS/209A (5.10.12) Approved Application (date of meeting) K Other Specified Uses R O 10 SpecialA DWavier Executed for Wholesale Conversion (as at 4.2014) -K *Source : Survey undertaken by PlanD (as at 1.2014) Vacant Land OZP No. S/FSS/20

Land Use Plan PLANNING DEPARTMENT

Sheung Shui Plan No. M/HOLS/15/26 Plan A19 SCALE 1 : 5 000 Date : 4.8.2015

SHEK SHEUNG RIVER Jockey

Club

SHEUNG SHUI

Road

TUNG

HING

SAN PO ST ROAD PO WAN ROAD KA FU CLOSE

SAN WAN ROAD

PO SHEK WU ROAD

CHOI SHUN ST

CHOI FAI STREET

CHOI FAT STREET

CHOI YUEN ROAD

SAN FUNG AVENUE

C H O I Y U E Boundary of " I " Zone N FANLING HIGHWAY R O A D Land Ownership

C A S T Single L E

P E A K Multiple R O 10

Source : Land Ownership recorded from Land Registry (as at 6.2014) Government Land Survey Sheets No. 3-SW-1C, 1D, 6A, 6B, 6C and 6D

Land Ownership PLANNING DEPARTMENT

Sheung Shui Plan No. M/HOLS/15/26 Plan A19a SCALE 1 : 5 000 Date : 21.7.2015

SHEK SHEUNG RIVER Jockey

Club

SHEUNG SHUI

Road

TUNG

HING

6 SAN PO ST 22 ROAD 6 PO WAN ROAD 22 KA FU CLOSE

6 6 21 22

6 SAN WAN ROAD 22 6 21

PO SHEK WU ROAD

CHOI SHUN ST 6 18

CHOI FAI STREET3 17

CHOI FAT STREET 6 18

CHOI YUEN ROAD

SAN FUNG AVENUE

Boundary of " I " Zone

C H Number Of StoreysO 6 I Y U 22 E Building Age (Years) N FANLING HIGHWAY R O A Total Area : 18.95 ha D

Total No. of Industrial Buildings : 9 C A S T Total No. of Units : 967 L E

P E A Building Condition K R O 10 Source : Survey undertaken by PlanD (as at 1.2014) Fair and Building age as in 3.2014 Survey Sheets No. 3-SW-1C, 1D, 6A, 6B, 6C and 6D

Building Age, Number of Storeys and Building Conditions PLANNING DEPARTMENT Sheung Shui Plan No. M/HOLS/15/26 Plan A19b SCALE 1 : 5 000 Date : 21.7.2015