Siu Lek Yuen (Site A15) - pland.gov.hk .Yuen Shun Circuit wholesale cfor onversionof the existing

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  • * Conversion factor from internal floor area to gross floor area is 1.3333. Siu Lek Yuen I Area 1

    (Site A15) Siu Lek Yuen

    Area (Plan A15) :

    I Zone (in ha) (about)

    2008 2013 Difference 7.48 7.48 -

    No. of Private Industrial Buildings :

    2008 2013 Difference Occupied 8 9 +1 Wholly vacant 1 - -1 Under renovation - - - Total 9 9 -

    Other Building(s)/Site(s) : 2008 2013 Difference Private Bus depot 1 1 - Works in progress 1 1 - Government

    Nil ^ Survey undertaken in September 2013.

    Details of Private Industrial Buildings

    Total No. of Private Industrial Buildings : 9 Total No. of Units Involved : 192 Total GFA* Involved (about) : 253,509m

    2

    No. of Units Successfully Surveyed : 153 (79.7%) Total GFA* Successfully Surveyed (about) : 203,569m2

    (80.3%)

    No. of Buildings

    Occupied Wholly vacant Under

    renovation Total

    No. of Storeys 1 - 7 storeys 6 - - 6 8 - 19 storeys 3 - - 3 20 storeys or above - - - - Land Ownership (as at end June 2014) Single 7 - - 7 Multiple 2 - - 2 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 - - - -

  • * Conversion factor from internal floor area to gross floor area is 1.3333. Siu Lek Yuen I Area 2

    Surrounding Land Uses : Existing and planned residential developments, commercial building,

    government, institution and community uses, motoring school, open space, telephone exchange, Ma On Shan Line City One Station, nullah and roads.

    Vacancy Rate (based on GFA*) PlanDs Area Assessments

    I Zone 2005 Area Assessments

    2009 Area Assessments Survey in 2013-14

    Territorial 7.0% 6.5% 3.5% Northeast New Territories 5.7% 4.3% 2.8% Siu Lek Yuen 6.5% 4.2% 7.2%#

    # Survey undertaken in September 2013. Derived from R&VDs 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% Siu Lek Yuen 0.4% 0.1% 2.0% - 0.1% -

    Take-up (derived from R&VDs raw data and based on BDs 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 Siu Lek Yuen (m2 -697 )* 708 -4,819 5,043 -225 225

    Subdivision of Units

    Types of Units Units GFA* No. % m % 2

    Non-subdivided Units 192 100.0 253,509 100.0 Subdivided Units# - - - - Total 192 253,509

    Predominant Uses

    2005 2008 2013^ GFA* (m2 % ) GFA* (m2 % ) GFA* (m2 % )

    Manufacturing/Workshop 43,962 17.3 9,532 3.8 37,565 14.8 Warehouse/Storage 183,706 72.4 180,490 71.5 89,459 35.3 Office 8,344 3.3 49,758 19.7 39,211 15.5 Others 1,273 # 0.5 992 0.4 18,778 7.4 Vacant 16,403 6.5 10,693 4.2 18,328 7.2 Under Renovation - - - - 229 0.1 Non-response - - 1,044 0.4 49,940 19.7 Total 253,688 252,509 253,509

    ^ Survey undertaken in September 2013. # The other uses identified in the 2013 survey were mainly shops and services, showroom and research

    and development or testing centre and studio, taking up about 2.1%, 1.7%, 1.4% and 1.3% of the GFA respectively.

  • * Conversion factor from internal floor area to gross floor area is 1.3333. Siu Lek Yuen I Area 3

    Business Nature and No. of Workers in Occupied Units Business Nature Occupied Units GFA* No. of Workers

    No. % m % 2 No. % Manufacturing 19 # 14.4 79,554 43.0 555 30.3 Non-manufacturing 113 ^ 85.6 105,458 57.0 1,276 69.7 Total 132 185,012 1,831

    # The largest types of manufacturing business are manufacturing of furniture (in terms of number of units) and manufacturing of food products, beverages and tobacco products (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 7.5 ha) is close to the central part of Sha Tin New Town. It is easily accessible to the Ma On Shan Rail City One Station and mainly surrounded by residential developments, village settlements, GIC facilities and open spaces (Plan A15). The area comprises nine private industrial buildings, a bus depot and a site under construction for a new hotel development. A commercial/office building (zoned C), and some temporary uses held under short-term tenancy/temporary government land allocation (zoned O and G/IC) exist in the immediate surroundings. The area was recommended for rezoning to R(E) in the 2009 Area Assessments subject to the relocation of the bus depot. The bus depot site is however under private ownership for bus depot use. Since the bus deport is still in operation without any relocation programme, the previous rezoning proposal for residential use is not further recommended in view of the potential industrial/residential interface problems. No new development/redevelopment of industrial buildings has been undertaken in the area since the completion of 2009 Area Assessments. The total industrial stock retains at about 0.25 million m2

    GFA. All nine industrial buildings in the area are 15-29 years and in fair condition. Six of the buildings have 1-7 storeys while the remaining three have 8-19 storeys. Seven buildings are under single ownership and the remaining two are under multiple ownership.

    The updated overall vacancy rate is about 7.2%, which is much higher than the territorial figure of 3.5% and the 4.2% identified in the 2009 Area Assessments. While such vacancy is also significantly higher than the average of 2.8% for the seven areas in the Northeast New Territories, most of the vacant GFA is found in one building at 5-7 Yuen Shun Circuit. No subdivided unit was found in all the buildings. In terms of usage, Warehouse/Storage is still the largest user, it occupies about 35.3% of the GFA which is less than half of the 71.5% identified in the 2009 Area Assessments. Office and Manufacturing/Workshop uses are still the second and third largest users, taking up about 15.5% and 14.8% of the GFA respectively. More than 77.0% of the Manufacturing/Workshop GFA was found in one building wholly occupied by a company for manufacture of beverages. The GFA for Other Uses has increased from about 0.4% to about 7.4%. Major types of uses are shop and services (about 2.1%), showroom (about 1.7%), research and development/testing centre (about 1.4%) and studio (about 1.3%). Overall, about half (50.1%) of the GFA is

  • * Conversion factor from internal floor area to gross floor area is 1.3333. Siu Lek Yuen I Area 4

    still for industrial use (i.e. Manufacturing/Workshop and Warehousing/Storage). In terms of employment, about 1,831 workers are estimated to be engaged in the occupied units of the industrial buildings in the area, including about 555 workers (30.3%) in the manufacturing business and about 1,276 workers (69.7%) in the non-manufacturing business. The overall figure accounts for about 1.3% of the total of 140,077 persons engaged (other than those in the civil service) in various business/industries in the Sha Tin District identified by C&SD in June 2014. Two sites in the area have obtained planning approvals for non-industrial uses after the completion of the 2009 Area Assessments (Plan A15). One is at the junction of Yuen Shun Circuit and Yuen Hong Street for a proposed hotel of 700 rooms while another is at 10-12 Yuen Shun Circuit for wholesale conversion of the existing industrial building for office, shop and services and eating place. The approved hotel at the former site is still under construction while the approved conversion for the latter site is completed. Despite the said new hotel development and the wholesale conversion of one industrial building for non-industrial use, there are still vibrant industrial operations in the area with majority of GFA for industrial use. As such, the existing I(1) zoning for the area1

    could be retained to cope with the demand arising from general logistics/warehousing. However, noting the good accessibility of the subject area to the Ma On Shan Rail City One Station, government sites occupying by temporary uses adjoining the area may be considered for non-industrial use such as commercial/office development so as to better utilise land resources, increase employment opportunities and support the industrial activities in the area.

    Recommendation

    To retain the area as I(1). Adjoining government sites occupying by temporary uses may be considered for non-industrial use such as commercial/office development.

    1 The area was rezoned from I to I(1) in September 2006 to allow for planning application for Hotel

    use.

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