(Site D4)

Area (Plan D4) : “R(E) ” Zone 2013^ (in ha) (about) 2.12 No. of Private Industrial Buildings : 2013^ Occupied 29 Wholly vacant 3 Under renovation 1 Tot al 33 ^ Survey undertaken in November 2013.

Details of Private Industrial Buildings

Total No. of Private Industrial Buildings : 33 Total No. of Units Involved : 1,030 Total GFA* Involved (about) : 232,460m2

No. of Units Successfully Surveyed : 877 (85.1%) Total GFA * Successfully Surveyed (about) : 175,154m2 (75.4%)

No. of Buildings Wholly Under Occupied Tot al vacant renovation No. of Storeys 1 - 7 storeys 1 3 - 4 8 - 19 storeys 27 - 1 28 20 storeys or above 1 - - 1 Land Ownership (as at end June 2014) Single 4 1 1 6 Multiple 25 2 - 27 Building Age (as at end March 2014) < 15 years - - - - 15 - 29 years 5 - - 5 30 years or above 24 3 1 28 Building Condition Good 3 - - 3 Fair 17 - 1 18 Poor 9 3 - 12

Surrounding Land Uses : Residential and commercial developments, industrial buildings in nearby “OU(B)” and “R(A)” areas, public open spaces, funeral parlour, government, institution and community uses (including schools), petrol filling stations and West Corridor.

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

Tai Kok Tsui“R(E)” Area 1

Vacancy Rate (based on GFA*)

PlanD’s Area Assessments “R(E)” Zone Survey in 2013-14 Territorial 6.0% Kowloon 8.8% Tai Kok Tsui 11.9%# # Survey undertaken in November 2013.

Derived from R&VD’s Raw Data “R(E)” Zone 2008 2009 2010 2011 2012 2013 Territorial 4.2% 4.7% 4.3% 4.2% 4.6% 2.9% Kwoloon 6.3% 7.3% 4.7% 6.6% 7.1% 3.9% Tai Kok Tsui 6.1% 5.3% 4.5% 7.4% 5.0% 7.6%

Tak e-up (derived from R&VD’s raw data and based on BD’s Monthly Digests) “R(E)” Zone 2009 2010 2011 2012 2013 Territorial (m2)* -5,044 -4,826 -11,792 -19,690 25,287 Kowloon (m2)* -7,888 20,674 -15,448 -18,657 27,269 Tai Kok Tsui (m2)* 1,554 1,678 -6,101 3,907 -5,874

Subdivision of Units Types of Units Units GFA* No. % m2 % Non-subdivided Units 867 84.2 168,432 72.5 Subdivided Units# 163 15.8 64,028 27.5 Total 1,030 232,460 # Among the 163 subdivided units, 107 units (about 65.6%) were divided into two to five subunits each, involving a total GFA of about 43,097m2 (about 67.3%). 40 units (about 24.5%) were divided into six to ten subunits each, involving a total GFA of about 14,632m2 (about 22.9%). 13 units (about 8.0%) were divided into 11 to 15 subunits each, involving a total GFA of about 4,752m2 (about 7.4%). Two units (about 1.2%) were divided into 16 to 20 subunits each, involving a total GFA of about 799m2 (about 1.2%). The remaining one unit (about 0.6%) was divided into 26 subunits, involving a total GFA of about 748m2 (about 1.2%).

Predominant Uses Survey in 2013^ GFA* (m2) % Manufacturing/Workshop 12,669 5.5 Warehouse/Storage 60,776 26.1 Office 52,157 22.4 Others# 13,566 5.8 Vacant 27,689 11.9 Under Renovation 8,298 3.6 Non-response 57,305 24.7 Total 232,460 ^ Survey undertaken in November 2013. # The other uses identified in the 2013 survey were mainly shop and services, studio, showroom, wholesale centre and recreational facilities, taking up about 1.9%, 1.7%, 0.6%, 0.5% and 0.5% of the GFA respectively.

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

Tai Kok Tsui“R(E)” Area 2

Comparison of Industrial Buildings in Nearby “OU(B)” and “R(A)” Areas Subject “R(E)” Nearby “OU(B)” Nearby “R(A)” Overall Area Area# Area^ GFA* % GFA* % GFA* % GFA* % (m2) (m2) (m2) (m2) Manufacturing/Workshop 12,669 5.5 10,897 5.1 216 6.1 23,782 5.3 Warehouse/Storage 60,776 26.1 57,075 26.9 553 15.5 118,404 26.4 Office 52,157 22.4 64,024 30.1 707 19.9 116,889 26.1 Others# 13,566 5.8 20,376 9.6 318 8.9 34,260 7.6 Vacant 27,689 11.9 23,441 11.0 1,290 36.3 52,420 11.7 Under Renovation 8,298 3.6 2,281 1.1 - - 10,579 2.4 Non-response 57,305 24.7 34,394 16.2 472 13.3 92,171 20.6 Total 232,460 212,489 3,556 448,505 # Involving 41 private industrial buildings in the nearby Tai Kok Tsui “OU(B)” area (Site B5) (Plan D4). ^ Involving two private industrial buildings in the nearby Tai Kok Tsui “R(A)” area (Site C3) (Plan D4).

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# 125 19.8 21,860 20.7 616 21.9 Non-manufacturing^ 506 80.2 83,597 79.3 2,197 78.1 Total 631 105,457 2,813 # The largest manufacturing business is manufacturing of wearing apparel (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 subject area (about 2.1ha) involving 33 private industrial buildings are scattered widely in a wider district which is predominantly residential in nature. Most of the buildings are adjacent to the 41 private industrial buildings in the Tai Kok Tsui “OU(B)” areas.

Among the 33 private industrial buildings, 28 buildings are 30 years or above and five are 15-29 years old. In terms of height, 28 buildings have 8-19 storeys, four buildings have 1-7 storeys and the remaining one has 20 storeys. In terms of building condition, only three buildings are in good condition. 18 and 12 buildings are in fair and poor conditions respectively. In terms of ownership, 27 buildings are multiple owned and the remaining six buildings are single owned.

The overall vacancy rate is 11.9%, which is almost doubled the territorial figure of 6.0% for all “R(E)” areas and higher than the average of 8.8% for four areas in Kowloon. Only about 15.8% of the units are divided into subunits, involving about 27.5% of the GFA. In terms of usage, Warehouse/Storage and Office are the largest two uses, occupying about 26.1% and 22.4% of the GFA respectively. About 5.8% of the GFA is for “Other Uses”, including shop and services (1.9%), studio (1.7%), showroom (0.6%), wholesale centre (0.5%) and recreational facilities (0.5%). Manufacturing/Workshop is the fourth largest * Conversion factor from internal floor area to gross floor area is 1.3333.

Tai Kok Tsui“R(E)” Area 3

use, occupying about 5.5% of the GFA only.

If taking into account all the 76 industrial buildings in the subject “R(E)” area and the nearby Tai Kok Tsui “OU(B)” and “R(A)” areas together, the overall vacancy is about 11.7%. Warehouse/Storage and Office are still the largest two uses, occupying about 26.4% and 26.1% of the GFA respectively. “Other Uses” take up about 7.6%, while Manufacturing/Workshop only takes up about 5.3%.

In terms of employment, about 2,813 workers are estimated to be engaged in the occupied non-subdivided units of the industrial buildings in the area, including about 616 workers (21.9%) in the manufacturing business and about 2,197 workers (78.1%) in the non-manufacturing business. The overall figure only accounts for about 0.9% of the total of 322,215 persons engaged (other than those in the civil service) in various business/industries in the identified by C&SD in June 2014.

So far, the following three industrial buildings in the subject area have obtained planning permissions for redevelopment/wholesale conversion:

(a) 1125-1127 Canton Road which has obtained a permission in December 2010 for wholesale conversion of the existing industrial building for shop and services and office uses, and a permission in March 2014 for wholesale conversion of the existing industrial building for hotel and shop and services uses; (b) 7 Arran Street which has obtained the latest permission in January 2011 for redevelopment of the existing industrial building for a residential development; and (c) 37 Beech Street which has obtained a permission in March 2014 for redevelopment of the existing industrial building for hotel and shop and services uses with minor relaxation of plot ratio restriction (Plan D4).

Apart from the above, the industrial building at 25-29 Kok Cheung Street is subject to a section 12A application for rezoning the site to “Commercial (4)”. The application is yet to be considered by the Board. For the remaining 29 industrial buildings, there is no planning or building plan approval for any redevelopment or wholesale conversion of concerned industrial buildings.

Noting that the subject area is already a mature residential community, it should be retained as “R(E)” to continue facilitating phasing out the industrial uses for residential use and to address the potential I/R interface problems that may appear during the redevelopment process.

Recommendation

To retained the area as “R(E)”.

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

Tai Kok Tsui“R(E)” Area 4

SAI YEUNG CHOI STREET NORTH

YU CHAU STREET ROAD

HAI TAN STREET APLIU ST PEI HO ST R(A)6 YEE KUK STREET R(A)6 R(A)6 R(A)7

R(A)6 R(A)6 R(A)6 MAPLE STREET R(A)6 R(A)6 R(A)6 G/IC R(A)6 R(A)6 R(A)6 G/IC O TUNG CHAU STREET R(A)6 R(A)6 O R(A)6 O R(A) R(A) R(A) R(A) R(A) TAI NAN STREET O WEST KOWLOONR(A) CORRIDOR RCP G/IC G/IC R(A) Secondary O School G/IC KI LUNG STREET O R(A) POPLARR(A) STREET S/K5/35 R(A) ESS Secondary A/K3/377 (19.10.01) School S for Residential and C R(A) Y G/IC C R(A) Retail Development A M CHUI YU ROAD O O

O PORTLAND STREET R A/K3/441 (14.1.05) R(A) C Secondary W E TONG MIOU ROAD for Commercial / I School TONG MI ROAD R(A) L Residential Development L S T R(A) O CEDAR STREET R Kowloon Business W A/K3/476 (3.2.06) G/IC E

WEST KOWLOON CORRIDOR WEST

Funeral E S A/K3/476-2 (1.12.06) R(A)1 Parlour T OU T A/K3/535 (28.1.11) O R R(A) FUK LEE ST O E for Residential

E G/IC LOK KWAN ST G/IC T R(A) R(A) OU Business Fire O Station O R(A) (See Plan B5) G/IC OU ESS R(A) Business S/K3/30 R(A) G/IC G/IC R(A) G/IC C O R(A) R(A) S/K20/30 ESS OU O RCP R(A) WALNUT STREET G/IC Business O R(A) G/IC R(A) O Health R(A) R(E) Primary R(A) R(A) OU O Centre R(A)3 R(A) School ARRAN STREET R(A) WALNUT ST. CHUNG WUI STREET R(E) BEDFORD ROAD Y/K3/4 (24.2.12)SHANGHAI STREET A/K3/558 (7.3.14) Primary FUK TSUN STREET WONG TAI STREET TAI WONG R(A)3 LIME R(A)STREET R(E) for Hotel, Shop and Services and School for Business Business ARRAN LANE R(A) LARCH STREET Minor Relaxation of PR RestrictionWEST KOWLOON CORRIDOR WEST W R(E) G/IC TAI TSUN STREET CDA(1) (See E G/IC FUK TSUN STREET Plan B5) S R(A) R(A) T

Social CORRIDOR G/IC Services OU R(A) R(A)10 FIR STR(A) K R(A)3 R(A) R(A) O Centre O Recreational G/IC R(A) BUTE STREET W Facilities KOK CHEUNG STREET R(E) IVY STREET R(A) L Telephone R(A)3 R(A) OU R(A) O Exchange (See IVY STREET Business O R(A) Plan B5) (See R(E)1 N LI TAK STREET Plan C3) G/IC ELM ST Business C O

OU O PINE ST RCP R(A) R R(E) R(E) ROAD R OU OU MONG KOK RD I R(E) ASH ST R(A) ELM ST BEECH STREET R(A) R(A) D OAK STREET PFS R(A) FUK CHAK STREET R(A) O G/IC ANCHORANCHOR STREET STREET URA PFS R(A) Business(1) Sewage R(A) R(A) R (See R(A) Pumping OU Station Toilet R(A) FIFE ST Plan B5) KA SHIN STREET G/IC A/K3/508 (10.10.08) for Office TAI KOK TSUI Y/K3/2 (15.10.10) TIT SHU ST OU R(A) PALM STREET A/K3/533 (23.12.10) O R(A) for Business SHAMCHUN ST POK MAN ST for Shop and C(1) Services and Office O R(A) G/IC R(A) Secondary R(A) A/K3/559 (7.3.14)R(A) School R(A) Y/K3/6 (6.3.14) R(A) Primary for Hotel and School O O Shop and Services R(A) G/IC for Commercial R(A) R(A)2 R(A)2 CHERRY STREET R(A) C(3) C(2) R(A) O

HOI KING ST KING HOI Site Boundary within

Olympic Station " R(E) " Zone C(1) O Industrial Buildings within " OU(B) " and " R(A) CANTON" ROADZones C(2) R(A)5 Land Use Pattern

CHERRY STREET R(A)1 Commercial / Business & Office (Including Ancillary Office)

WEST KOWLOON HIGHWAY Industrial R(A) O OU (Manufacturing/Workshop) R(A)5 Record of Application as at 31.3.2014 Industrial (Warehouse/Storage)

A/K3/377 (19.10.01) Approved Application (date of meeting) Other Y/K3/4 (24.2.12) Rejected Application (date of meeting) Under Renovation Y/K3/6 (6.3.14) Deferred Rezoning Request (date of meeting)

Source : Survey undertaken by PlanD (as at 11.2013) Vacant Building OZP Nos. S/K3/30, S/K5/35 and S/K20/30

Land Use Plan PLANNING DEPARTMENT Tai Kok Tsui Plan No. M/HOLS/15/29 Plan D4 SCALE 1 : 5 000 Date : 21.7.2015 SAI YEUNG CHOI STREET NORTH

YU CHAU STREET CHEUNG SHA WAN ROAD LAI CHI KOK ROAD

HAI TAN STREET APLIU ST PEI HO ST YEE KUK STREET

MAPLE STREET

TUNG CHAU STREET

TAI NAN STREET

KI LUNG STREET

POPLAR STREET

S Y C A M CHUI YU ROAD O

PORTLAND STREET R

W E TONG MI ROAD I TONG MI ROAD L L S

T O CEDAR STREET

R W

E

E SHAM MONG ROAD S

T T FUK LEE ST R E

E

LOK KWAN ST

T

WEST KOWLOON CORRIDOR WEST

WALNUT STREET

ARRAN STREET WALNUT ST. CHUNG WUI STREET BEDFORD ROAD

SHANGHAI STREET

WONG TAI STREET TAI WONG LIME STREET FUK TSUN STREET ARRAN LANE LARCH STREET WEST KOWLOON CORRIDOR WEST W

TAI TSUN STREET E FUK TSUN STREET S

T

WEST KOWLOON CORRIDOR

FIR ST K O BUTE STREET

W KOK CHEUNG STREET

IVY STREET L IVY STREET O

O

N LI TAK STREET ELM ST C

O PINE ST R MONG KOK ROAD R

I ASH ST

ELM ST BEECH STREET D MONG KOK ROAD OAK STREET FUK CHAK STREET O ANCHORANCHOR STREET STREET R

FIFE ST KA SHIN STREET

TIT SHU ST

PALM STREET SHAMCHUN ST POK MAN ST

WEST KOWLOON HIGHWAY

CHERRY STREET HOI KING ST KING HOI

CANTON ROAD

CHERRY STREET Site Boundary within " R(E) " Zone

WEST KOWLOON HIGHWAY

HOI WANG ROAD Land Ownership

LAI CHEUNG ROAD

KAM LAM ST

LAI CHEUNG ROAD Single

HOI WANG ROAD

HOI FAI ROAD Multiple SOY STREET

Source : Land Ownership recorded from Land Registry (as at 6.2014) Government Land Survey Sheets No. 11-NW-13D, 14C, 14D, 18B, 18D, 19A, 19B, 19C and 19D

Land Ownership PLANNING DEPARTMENT

Tai Kok Tsui Plan No. M/HOLS/15/29 Plan D4a SCALE 1 : 5 000 Date : 21.7.2015 SAI YEUNG CHOI STREET NORTH

YU CHAU STREET CHEUNG SHA WAN ROAD LAI CHI KOK ROAD

HAI TAN STREET APLIU ST PEI HO ST YEE KUK STREET

MAPLE STREET

TUNG CHAU STREET

TAI NAN STREET WEST KOWLOON CORRIDOR

KI LUNG STREET

POPLAR STREET

S Y C A M CHUI YU ROAD O

PORTLAND STREET R

W E TONG MI ROAD I TONG MI ROAD L L S

T O CEDAR STREET

R W

E

E SHAM MONG ROAD S

T T FUK LEE ST R E

E

LOK KWAN ST

T

WEST KOWLOON CORRIDOR WEST

6 54 6 15 59 31 11 WALNUT STREET 48 11 47 11 53 ARRAN STREET WALNUT14 ST. BEDFORD8 ROAD CHUNG WUI STREET 47 51 10 51 SHANGHAI STREET

9 WONG TAI STREET TAI WONG 12 LIME STREET 48 50 FUK TSUN STREET 20 ARRAN LANE 16 LARCH STREET 22 WEST KOWLOON CORRIDOR WEST 16 22 W 6 TAI TSUN STREET 31 E FUK TSUN56 STREET 15 S 16 34 30 T WEST KOWLOON CORRIDOR 16 22 16 K FIR ST 11

20 O BUTE STREET 48 10 16 W KOK CHEUNG STREET 49 15 14 30 L IVY STREET 42 35 8 IVY STREET O 49 8 O 5 47 37 10 N 12 49 LI TAK STREET 50 ELM ST C

O PINE ST 14 R 43 15 MONG KOK ROAD R 42

I ASH ST

ELM ST BEECH STREET

D 17 15 MONG KOK ROAD OAK STREET FUK CHAK STREET O 25 32 ANCHORANCHOR STREET STREET R

FIFE ST KA SHIN STREET

TIT SHU ST

PALM STREET SHAMCHUN ST POK MAN ST

WEST KOWLOON HIGHWAY

CHERRY STREET HOI KING ST KING HOI Site Boundary within " R(E) " Zone

CANTON ROAD 16 Number Of Storeys 30 Building Age (Years)

Total Area : 2.12 ha CHERRY STREET Total No. of Industrial Buildings : 33

WEST KOWLOON HIGHWAY Total No. of Units : 1,030

HOI WANG ROAD LAI CHEUNG ROAD

Building Condition KAM LAM ST

LAI CHEUNG ROAD Good HOI WANG ROAD

HOI FAI ROAD Fair SOY STREET Source : Survey undertaken by PlanD (as at 11.2013) and Building age as in 3.2014 Poor Survey Sheets No. 11-NW-13D, 14C, 14D, 18B, 18D, 19A, 19B, 19C and 19D

Building Age, Number of Storeys and Building Conditions PLANNING DEPARTMENT Tai Kok Tsui Plan No. M/HOLS/15/29 Plan D4b SCALE 1 : 5 000 Date : 21.7.2015