Tai Kok Tsui (Site B5)

Area (Plan B5) : “OU(B) ” Zone 2009 2013^ Difference (in ha) (about) 2.82 2.57 -0.25@ No. of Private Industrial Buildings : 2009 2013^ Difference Occupied 44 40 -4@ Wholly vacant 1 1 - Under renovation - - - Tot al 45 41 -4 Other Building(s)/Site(s) : 2009 2013^ Difference Private Commercial/Office 2 2 - Hotel - 2 +2 Temporary use 1 - -1 Works in progress 3 - -3 Government Nil ^ Survey undertaken in November 2013. @ Involving an area with four industrial buildings at Elm Street rezoned to “R(E)” in September 2010 based on the recommendations of the 2009 Area Assessments and a small portion of land at the junction of Tai Kok Tsui Road and Tung Chau Street rezoned to an area shown as ‘Road’ in August 2011.

Details of Private Industrial Buildings

Total No. of Private Industrial Buildings : 41 Total No. of Units Involved : 1,546 Total GFA* Involved (about) : 212,489m2

No. of Sample Units Surveyed : 969 (62.7%) Total GFA * Involved (about) : 156,332m2 (73.6%)

No. of Buildings Wholly Under Occupied Tot al vacant renovation No. of Storeys 1 - 7 storeys 14 1 - 15 8 - 19 storeys 24 - - 24 20 storeys or above 2 - - 2 Land Ownership (as at end June 2014) Single 11 1 - 12 Multiple 29 - - 29 Building Age (as at end March 2014) < 15 years 2 - - 2 15 – 29 years 11 - - 11

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

Tai Kok Tsui “OU(B)” Area 1 30 years or above 27 1 - 28 Building Condition Good 6 - - 6 Fair 15 - - 15 Poor 19 1 - 20

Surrounding Land Uses : Residential and office developments, industrial buildings in nearby “R(E)” and “R(A)” areas, open spaces, government, institution and community uses (including schools, funeral parlour, refuse collection point and electricity sub-station), petrol filling stations and West Kowloon Corridor.

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% Tai Kok Tsui 15.6% 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% Kowloon 6.4% 5.4% 5.7% 5.2% 4.8% 5.1% Tai Kok Tsui 8.9% 9.9% 7.2% 9.5% 9.7% 10.0%

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)* 54,071 4,831 225,015 -87,256 53,699 -85,817 Kowloon (m2)* 39,893 37,781 104,504 -13,452 -76,985 -58,740 Tai Kok Tsui (m2)* 20,479 -1,609 10,324 1,079 2,831 4,815

Subdivision of Units Types of Units Units GFA* No. % m2 % Non-subdivided Units 1,339 86.6 161,668 76.1 Subdivided Units# 207 13.4 50,821 23.9 Total 1,546 212,489 # Among the 207 subdivided units, 158 units (about 76.3%) were divided into two to five subunits each, involving a total GFA of about 33,550m2 (about 66.0%). 32 units (about 15.5%) were divided into six to ten subunits each, involving a total GFA of about 11,891m2 (about 23.4%). 15 units (about 7.2%) were divided into 11 to 15 subunits each, involving a total GFA of about 4,820m2 (about 9.5%). Two units (about 1.0%) were divided into 26 to 30 subunits each, involving a total GFA of about 560m2 (about 1.1%).

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

Tai Kok Tsui “OU(B)” Area 2

Predominant Uses 2009 2013^ GFA* (m2) % GFA* (m2) % Manufacturing/Workshop 20,500 9.4 10,897 5.1 Warehouse/Storage 48,482 22.2 57,075 26.9 Office 76,792 35.2 64,024 30.1 Others# 11,600 5.3 20,376 9.6 Vacant 33,995 15.6 23,441 11.0 Under Renovation 504 0.2 2,281 1.1 Non-response 26,593 12.2 34,394 16.2 Total 218,467 212,489 ^ Survey undertaken in November 2013. # The other uses identified in the 2013 survey were mainly studio, shop and services and domestic use, taking up about 2.8%, 1.8% and 1.5% of the GFA respectively.

Comparison of Industrial Buildings in Nearby “R(A)” and “R(E)” Areas Subject “OU(B)” Nearby “R(A)” Nearby “R(E)” Overall Area Area# Area^ GFA* % GFA* % GFA* % GFA* % (m2) (m2) (m2) (m2) Manufacturing/Workshop 10,897 5.1 216 6.1 12,669 5.5 23,782 5.3 Warehouse/Storage 57,075 26.9 553 15.5 60,776 26.1 118,404 26.4 Office 64,024 30.1 707 19.9 52,157 22.4 116,889 26.1 Others 20,376 9.6 318 8.9 13,566 5.8 34,260 7.6 Vacant 23,441 11.0 1,290 36.3 27,689 11.9 52,420 11.7 Under Renovation 2,281 1.1 - - 8,298 3.6 10,579 2.4 Non-response 34,394 16.2 472 13.3 57,305 24.7 92,171 20.6 Total 212,489 3,556 232,460 448,505 # Involving two private industrial buildings in the nearby Tai Kok Tsui “R(A)” area (Site C3) (Plan B5). ^ Involving 33 private industrial buildings in the nearby Tai Kok Tsui “R(E)” area (Site D4) (Plan B5).

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# 132 14.6 18,962 16.4 596 18.2 Non-manufacturing^ 771 85.4 96,345 83.6 2,686 81.8 Total 903 115,307 3,282 # 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).

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

Tai Kok Tsui “OU(B)” Area 3

Area Assessment

The area (about 2.6 ha) involving 41 private industrial buildings are scattered widely in the district which is predominantly residential in nature. The scattered distribution of these “OU(B)” zones was intended to create environmental buffers against the West Kowloon Corridors.

When compared with the findings of 2009 Area Assessments, the total industrial stock in the area has slightly decreased from about 0.22 million m2 to about 0.21 million m2 due to the rezoning of four industrial buildings at Elm Street to “R(E)” in September 2010 but the completion of two new industrial buildings at Bedford Road. As regards the 41 private industrial buildings, 28 of them are 30 years or above, 11 are 15-29 years old and the remaining two are three years and less than one year old. In terms of height, 24 and 15 buildings are 8-19 storeys and 1-7 storeys high respectively, while the remaining two have 20 storeys or above. In terms of condition, 20 and 15 buildings are in poor and fair condition respectively, while the remaining six are in good condition. In terms of ownership, 29 buildings are under multiple ownership, while the remaining 12 are under single ownership.

The updated overall vacancy of the area is about 11.0% (with one wholly vacant industrial building), which is relatively lower than the 15.6% identified in 2009. Such vacancy is however significantly higher than the updated territorial figure of 6.0% for all “OU(B)” areas and the average of 6.4% for the six areas in Kowloon. About 13.4% of the units are divided into subunits, involving about 23.9% of the GFA. In terms of usage, Office is still the largest user, occupying about 30.1% of the GFA though the figure is lower than the 35.2% identified in 2009. Warehouse/Storage is still the second largest user. The updated figure is about 26.9% which is higher than the 22.2% identified in 2009. The GFA for “Other Uses” has increased from about 5.3% to about 9.6%. The major types of uses include studio, shop and services, domestic use, showroom and training centre/educational institution, all of which constitute about 7.5% of the GFA. Manufacturing/Workshop is the fourth largest user, occupying about 5.1% of the GFA which is much lower than the 9.4% in 2009.

If taking into account the 41 industrial buildings in the subject “OU(B)” area, the total of 35 industrial buildings in the nearby Tai Kok Tsui “R(E)” and “R(A)” areas together, the overall vacancy is about 11.7%. Warehouse/Storage and Office become the two largest uses, occupying about 26.4% and 26.1% of the GFA respectively. The “Other Uses” take up about 7.6%, while Manufacturing/Workshop only takes up about 5.3%.

In terms of employment, about 3,282 workers are estimated to be engaged in the occupied non-subdivided units of the industrial buildings in the area, including about 596 workers (18.2%) in the manufacturing business and about 2,686 workers (81.8%) in the non-manufacturing business. The overall figure only accounts for about 1.0% of the total of 322,215 persons engaged (other than those in the civil service) in various business/industries in the Yau Tsim Mong District identified by C&SD in June 2014.

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

Tai Kok Tsui “OU(B)” Area 4

Since the completion of the 2009 Area Assessments, the following new development/redevelopment/wholesale conversion projects have been identified in the area (Plan B5):

(a) two new hotels completed at 84-86 and 88 Tai Kok Tsui Road; (b) two new industrial buildings completed at 81-83 and 93 Bedford Road with the latter redeveloped from a 52 years old industrial building found in 2009 Area Assessments; and (c) one site with approval for wholesale conversion of the existing industrial building at 135-137 Tung Chau Street for office and shop and services uses under revitalisation measures with related special waiver executed.

Given the above, in particular the signs of transformation in the area as shown in the above new development/redevelopment/wholesale conversion projects, and the relatively high and stable percentage of GFA of the existing industrial buildings for non-industrial use (about 39.7% for Office and “Other Uses” in total as compared with 40.5% 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.

Tai Kok Tsui “OU(B)” Area 5 SAI YEUNG CHOI STREET NORTH

YU CHAU STREET CHEUNG SHA WAN ROAD LAI CHI KOK 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 O R(A)6 G/IC O TUNG CHAU STREET R(A)6 R(A)6 R(A)6 O R(A) R(A) R(A) R(A) R(A) TAI NAN STREET WEST KOWLOONR(A) CORRIDOR RCP O G/IC G/IC Secondary R(A) R(A) O School G/IC KI LUNG STREET O POPLAR STREET R(A) O S/K5/35 G/IC ESS Secondary R(A) R(A) S C R(A) School Y R(A) C R(A) A M CHUI YU ROAD O

O PORTLAND STREET O R Secondary E TONG MIOU ROAD W TONG MI ROAD R(A) R(A)1 I School L L S

T * O CEDAR STREET Metro Harbour View R W

Kowloon G/IC E

E SHAM MONG ROAD Funeral S

T Parlour T R(A) O R R(A) FUK LEE ST C E

E G/IC LOK KWAN ST G/IC R(A) T

WEST KOWLOON CORRIDOR WEST G/IC OU O Fire O Station R(A) C ESS R(A) R(A) S/K3/30 G/IC O G/IC R(A) G/IC R(A) O R(A) S/K20/30 ESS G/IC R(A) WALNUT STREET O O R(E) RCP R(A) G/IC R(A) Health R(A) R(A)3 R(A) R(A) R(A) O Primary Centre School ARRAN STREET WALNUTR(E) ST.(See CHUNG WUI STREET BEDFORD ROAD R(A)

Plan D4) SHANGHAI STREET A/K3/440 (17.12.04) Primary FUK TSUN STREET WONG TAI STREET TAI WONG R(A)3 School LIME STREET R(E) (See A/K3/485 (21.7.06) ARRAN LANE R(A) LARCH STREET WEST KOWLOON CORRIDOR WEST W Plan D4) A/K3/485-1 (11.10.07) CDA(1) Social G/IC TAI TSUN STREET G/IC E FUK TSUN STREETServices for Hotel S R(A) R(A) R(A) Centre T R(A) O R(A) R(E) WEST KOWLOON CORRIDOR R(A)3 R(A) R(A)10 K FIR STR(A)

O A/K3/487 (29.9.06) G/IC BUTE STREET G/IC R(A) W KOK CHEUNG STREET R(E) A/K3/489 (1.12.06) IVY STREET R(A) L R(A) (See R(A)3 IVY STREETR(A) O Telephone A/K3/506 (6.6.08) O Plan D4) R(A) Exchange for Hotel (See N LI TAK STREET (See PlanELM STD4) G/IC C O Plan C3) R(A)

OU O (See PINE ST ESS RCP

R Plan D4) R(E) MONG KOK ROAD R(E) R OU

I R(E)1 R(E) ASH ST R(A) ELM ST BEECH STREET R(A) D MONG KOK ROAD R(A) OAK STREET PFS FUK CHAK STREET ANCHOR STREETR(A) O PFS G/IC Sewage ANCHOR STREET URA R(A) R(A) R R(A) Pumping OU R(A) Station R(A) R(A) FIFE ST KA SHIN STREET G/IC Toilet

TIT SHU ST TAI KOK TSUI R(A) PALM STREET O R(A) SHAMCHUN ST POK MAN ST RCP C(1) O R(A) G/IC R(A) A/K3/516 (6.8.10) HSBC Centre Secondary R(A) R(A) R(A) for Petrol Filling Station, R(A) School Primary School O O Market Shop and Services R(A) G/IC and Office ESS R(A) R(A)2 R(A)2 CHERRY STREET C(2) R(A) O OU C(3) HOI KING ST KING HOI O R(A) Olympic Station C(1) O R(A) R(A)

CANTON ROAD C(2) R(A)1 Boundary of " OU(B) " Zone

CHERRY STREET Industrial Buildings within " R(A) " and " R(E) " Zones

WEST KOWLOON HIGHWAY R(A)5 R(A) Land Use Pattern Record of Application as at 31.3.2014 Commercial / Office A/K3/440 (17.12.04) Approved Application (date of meeting) Hotel A/K3/516 (6.8.10) Rejected Application / Rezoning Request (date of meeting)

Special Wavier Executed for Wholesale Conversion (as at 4.2014) Industrial (Flatted Factories) 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) 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/15/27 Plan B5 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

WALNUT STREET

ARRAN STREET WALNUT ST. CHUNG WUI STREET BEDFORD ROAD

SHANGHAI STREET FUK TSUN STREET

WONG TAI STREET TAI WONG LIME 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

CHERRY STREET HOI KING ST KING HOI

CANTON ROAD

CHERRY STREET Boundary of " OU(B) " Zone

WEST KOWLOON HIGHWAY Land Ownership

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/15/27 Plan B5a 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 WEST KOWLOONPEI HO ST CORRIDOR YEE KUK STREET

MAPLE STREET

TUNG CHAU STREET

TAI NAN STREET

KI LUNG STREET

POPLAR STREET

14 S Y 17 C 16 A 18 M CHUI YU ROAD 14 5 O 19 PORTLAND STREET 58 R W E TONG MI ROAD 15 I TONG MI ROAD 31 L 4 L S 4 58 T O 16 58 CEDAR STREET R 21 W 16 5 4 E

20 E SHAM MONG ROAD 57 58S

3 15 T T 58 21 R FUK LEE ST 3 4 59 5E 9 57 5 57 E LOK KWAN ST 52 58 T WEST KOWLOON CORRIDOR WEST 5 57 16 31 24 16 <1 16 33 5 23 15 57 15 12 23 25 47 23 12 5 3 47 57 WALNUT STREET

14 5 12 46 57 48 16 5 18 57 ARRAN STREET WALNUT ST. CHUNG WUI STREET BEDFORD ROAD

SHANGHAI STREET FUK TSUN STREET

WONG TAI STREET TAI WONG LIME STREET 16

ARRAN LANE LARCH STREET 33 WEST KOWLOON CORRIDOR WEST W

TAI TSUN STREET E FUK TSUN STREET S 15 T 32 WEST KOWLOON CORRIDOR

FIR ST K O BUTE STREET

W KOK CHEUNG STREET 14 IVY STREET L 27 40 O 4 IVY STREET O 16 16

27 N 33 29 2 LI TAK STREET ELM ST C 13 O PINE ST 38

R 23 MONG KOK ROAD R 16

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 15 30

TIT SHU ST

PALM STREET SHAMCHUN ST POK MAN ST

CHERRY STREET HOI KING ST KING HOI

Boundary of " OU(B) " Zone

CANTON ROAD 16 Number Of Storeys 33 Building Age (Years)

Total Area : 2.57 ha CHERRY STREET Total No. of Industrial Buildings : 41

WEST KOWLOON HIGHWAY Total No. of Units : 1,546

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/15/27 Plan B5b SCALE 1 : 5 000 Date : 21.7.2015