Embed Size (px)
Citation preview
* Conversion factor from internal floor area to gross floor area is 1.3333. Tai Kok Tsui“R(E)” Area 1
(Site D4) Tai Kok Tsui
Area (Plan D4) :
“R(E)” Zone (in ha) (about)
2013^ 2.12
No. of Private Industrial Buildings :
2013^ Occupied 29 Wholly vacant 3 Under renovation 1 Total 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
Occupied Wholly vacant
Under renovation Total
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 Kowloon Corridor.
* Conversion factor from internal floor area to gross floor area is 1.3333. Tai Kok Tsui“R(E)” Area 2
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%
Take-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. % m % 2
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 3
Comparison of Industrial Buildings in Nearby “OU(B)” and “R(A)” Areas Subject “R(E)”
Area Nearby “OU(B)”
AreaNearby “R(A)”
# AreaOverall
^ GFA*
(m2%
) GFA*
(m2%
) GFA*
(m2%
) GFA*
(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 Non-subdivided Units
GFA* No. of Workers
No. % m % 2 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 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 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 4
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 Yau Tsim Mong District 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)”.
WE
ST
KO
WL
OO
N H
IGH
WA
Y
SA
I YE
UN
G C
HO
I ST
RE
ET
NO
RT
H
YU
CHA
U STREET
CHEUNG SHA WAN ROAD
LAI CHI KOK ROAD
HA
I TAN
STREET
APLIU
ST
PEI H
O S
T
YEE K
UK
STREET
MA
PLE S
TR
EET
TUN
G CH
AU
STREET
TAI N
AN
STREETK
I LUN
G STREET
POPL
AR
STR
EET
SY
CA
MO
RE
ST
RE
ET
CHUI YU ROAD
PO
RT
LA
ND
ST
RE
ET
TO
NG
MI R
OA
D
WILL
OW
ST
RE
ET
CED
AR
STR
EET
SHAM M
ONG ROAD
FUK LEE ST
LO
K K
WA
N S
T
WA
LN
UT S
TR
EET
ARRAN STREET
BEDFORD ROAD
CHUNG WUI STREET
SH
AN
GH
AI S
TR
EE
T
WO
NG
TA
I S
TR
EE
T
LIM
E S
TR
EET
AR
RA
N L
AN
E
LARCH
STREET
WE
ST
KO
WL
OO
N C
OR
RID
OR
WE
ST
WE
ST
KO
WL
OO
NC
OR
RI
DO
R
TAI TSUN STREETFU
K TSU
N STREET
FIR
ST
BUTE STREET
KO
K C
HE
UN
G S
TR
EE
T
IVY STREET
LI TAK STREET EL
M S
T
PIN
E S
T
MONG KOK ROAD
AS
H S
T
BE
EC
H S
TR
EE
T
OA
K S
TR
EE
T
FUK CHAK STREET ANCHOR STREETFIFE ST
KA SHIN STREET
TIT
SH
U S
T
PA
LM
ST
RE
ET
SHAMCHUN ST
POK MAN ST
CHERRY STREET
HO
I K
ING
ST
CA
NT
ON
RO
ADCHERRY STREET
WE
ST
KO
WL
OO
N H
IGH
WA
Y
S/K3/30
S/K20/30
S/K5/35
OU
R(A)10
R(A)1
O
O
G/IC
C(1)
O
O
R(A)
OU
R(A)
R(A)
R(A)
R(A)
R(A)
O
O
R(A)
G/IC
G/IC
R(A)
R(A)
G/IC
O
R(E)
R(E
)
R(A)
R(A)3
R(A)
R(A)
O
R(A)3
C(3)
R(A)
OU
C
R(A)
G/IC
C
R(E)
R(A)
R(A)
G/IC
R(A)
R(A)
R(A
)
R(A)3
R(A)
O
OU
R(A)
R(A)
O
CDA(1)
R(A)
R(A)
R(A)O
OU
R(E)
C(1)
R(A)
R(A)
G/IC
R(A)1
R(A)
R(E)
R(A)
R(A)
R(A
)2
R(A
)2
G/IC
R(A)
O
R(A)
R(A)
OR(A)
R(A)
O
G/IC
R(A)
R(A)
R(E)
O
R(A)
R(A)
R(A)
R(A)
O
R(A)
G/IC
R(A)
R(A)O
O
R(A)
O
R(E)1
R(A)
R(A)
R(E)
R(A)
R(A)
R(A)
R(A)
G/IC
R(A) G/IC
G/IC
G/IC
R(A)
R(A)
R(A)3
R(A)
O
R(A)
O
R(A)
R(E)
G/IC
R(A)
R(A)
O
O
G/ICOR(A)6
R(A)6
R(A)6
O
R(A)6
R(A)6R(A)6
G/IC R(A)6 R(A)6R(A)6
R(A)6R(A)6
R(A)6
R(A)
G/IC
C(2)
O
R(A)5
R(A)5
R(A)
C(2)
R(A)
G/IC
R(A)6 R(A)7R(A)6R(A)6
R(A)
G/IC
R(A)
G/IC
R(A) R(A)
URA
G/IC
OU
OU
OU
OU
OU
OU
OU
R(A)
OU
G/IC
G/IC
OU
R(A)
R(A)C
Oly
mpic S
tation
TAI KOK TSUI
Metro Harbour View
ESS
RCP
PFSPFS
Sewage
Pumping
Station
Kowloon
Funeral
Parlour
IVY STREET
ANCHOR STREET
EL
M S
T
TO
NG
MI R
OA
D
WE
ST
KO
WL
OO
N C
OR
RID
OR
FUK
TSUN
STREET
WEST K
OW
LOO
N C
OR
RID
OR
WA
LN
UT
ST.
Bu
sin
ess(1
)
Busin
ess
Busin
ess
Busin
ess
Business
Business
Business
Business
Fire
Station
Social
Services
Centre
Primary
School
Secondary
School Primary
School
Toilet
Telephone
Exchange
ESS
RCP
Secondary
School
Secondary
School
Secondary
School
RCP
MONG KOK RD
ESS
Health
CentrePrimary
School
WE
ST
KO
WL
OO
N C
OR
RID
OR
WE
ST
SCALE 1 : 5 000
Land Use Plan
Plan No.
PLANNING DEPARTMENT
Date :
Tai Kok Tsui
Vacant Building
M/HOLS/15/29Plan D4
(See Plan B5)
Land Use Pattern
Industrial
Under Renovation
Other
Recreational
Facilities
Commercial / Business & Office(Including Ancillary Office)
Industrial Buildings within
" OU(B) " and " R(A) " Zones
(See
Plan C3)
Site Boundary within
" R(E) " Zone
Source : Survey undertaken by PlanD (as at 11.2013)
(See
Plan B5)
(See
Plan B5)
(See
Plan B5)
OZP Nos. S/K3/30, S/K5/35 and S/K20/30
Record of Application as at 31.3.2014
Industrial(Manufacturing/Workshop)
(Warehouse/Storage)
21.7.2015
Approved Application (date of meeting)
Rejected Application (date of meeting)
Deferred Rezoning Request (date of meeting)
A/K3/377 (19.10.01)
Y/K3/4 (24.2.12)
Y/K3/6 (6.3.14)
A/K3/558 (7.3.14)for Hotel, Shop and Services and
Minor Relaxation of PR Restriction
for Business
Y/K3/2 (15.10.10)
Y/K3/6 (6.3.14)
for Commercial
Y/K3/4 (24.2.12)
for Business
A/K3/377 (19.10.01)for Residential andRetail Development
A/K3/441 (14.1.05)for Commercial /
Residential Development
A/K3/476 (3.2.06)
A/K3/476-2 (1.12.06)
for Residential
A/K3/535 (28.1.11)
A/K3/508 (10.10.08)
for Office
A/K3/533 (23.12.10)for Shop and
Services and Office
A/K3/559 (7.3.14)for Hotel and
Shop and Services
HO
I WA
NG
RO
AD
LA
I CH
EU
NG
RO
AD
WE
ST
KO
WL
OO
N H
IGH
WA
Y
IVY STREET
ANCHOR STREET
EL
M S
T
MONG KOK ROAD
TO
NG
MI R
OA
D
WE
ST
KO
WL
OO
N C
OR
RID
OR
FUK
TSUN
STREET
WEST K
OW
LOO
N C
OR
RID
OR
WA
LN
UT
ST.
WE
ST
KO
WL
OO
N C
OR
RID
OR
WE
ST
SA
I YE
UN
G C
HO
I ST
RE
ET
NO
RT
H
YU
CHA
U STREET
CHEUNG SHA WAN ROAD
LAI CHI KOK ROAD
HA
I TAN
STREET
APLIU
ST
PEI H
O S
T
YEE K
UK
STREET
MA
PLE S
TR
EET
TUN
G CH
AU
STREET
TAI N
AN
STREETK
I LUN
G STREET
POPL
AR
STR
EET
SY
CA
MO
RE
ST
RE
ET
CHUI YU ROAD
PO
RT
LA
ND
ST
RE
ET
TO
NG
MI R
OA
D
WILL
OW
ST
RE
ET
CED
AR
STR
EET
SHAM M
ONG ROAD
FUK LEE ST
LO
K K
WA
N S
T
WA
LN
UT S
TR
EET
ARRAN STREET
BEDFORD ROAD
CHUNG WUI STREET
SH
AN
GH
AI S
TR
EE
T
WO
NG
TA
I S
TR
EE
T
LIM
E S
TR
EET
AR
RA
N L
AN
E
LARCH
STREET
WE
ST
KO
WL
OO
N C
OR
RID
OR
WE
ST
WE
ST
KO
WL
OO
NC
OR
RI
DO
R
TAI TSUN STREETFU
K TSU
N STREET
FIR
ST
BUTE STREET
KO
K C
HE
UN
G S
TR
EE
T
IVY STREET
LI TAK STREET EL
M S
T
PIN
E S
T
MONG KOK ROAD
AS
H S
T
BE
EC
H S
TR
EE
T
OA
K S
TR
EE
T
FUK CHAK STREET ANCHOR STREETFIFE ST
KA SHIN STREET
TIT
SH
U S
T
PA
LM
ST
RE
ET
SHAMCHUN ST
POK MAN ST
CHERRY STREET
HO
I K
ING
ST
CA
NT
ON
RO
ADCHERRY STREET
WE
ST
KO
WL
OO
N H
IGH
WA
Y
KA
M L
AM
ST
LA
I CH
EU
NG
RO
AD
HO
I WA
NG
RO
AD
HO
I FA
I RO
AD
SOY STREET
Date :
Plan No.
PLANNING DEPARTMENT
M/HOLS/15/29Plan D4a
Land Ownership
SCALE 1 : 5 000
Tai Kok Tsui
Survey Sheets No. 11-NW-13D, 14C, 14D, 18B, 18D, 19A, 19B, 19C and 19D
PLANNING DEPARTMENT
Site Boundary within
" R(E) " Zone
Land Ownership
Single
Multiple
Government LandSource : Land Ownership recorded from Land Registry (as at 6.2014)
21.7.2015
LA
I CH
EU
NG
RO
AD
HO
I WA
NG
RO
AD
WE
ST
KO
WL
OO
N H
IGH
WA
Y
IVY STREET
ANCHOR STREET
EL
M S
T
MONG KOK ROAD
TO
NG
MI R
OA
D
WE
ST
KO
WL
OO
N C
OR
RID
OR
FUK
TSUN
STREET
WEST K
OW
LOO
N C
OR
RID
OR
WA
LN
UT
ST.
IVY STREET
ANCHOR STREET
EL
M S
T
MONG KOK ROAD
TO
NG
MI R
OA
D
WE
ST
KO
WL
OO
N C
OR
RID
OR
FUK
TSUN
STREET
WA
LN
UT
ST.
WE
ST
KO
WL
OO
N C
OR
RID
OR
WE
ST
SA
I YE
UN
G C
HO
I ST
RE
ET
NO
RT
H
YU
CHA
U STREET
CHEUNG SHA WAN ROAD
LAI CHI KOK ROAD
HA
I TAN
STREET
APLIU
ST
PEI H
O S
T
YEE K
UK
STREET
MA
PLE S
TR
EET
TUN
G CH
AU
STREET
TAI N
AN
STREETK
I LUN
G STREET
POPL
AR
STR
EET
SY
CA
MO
RE
ST
RE
ET
CHUI YU ROAD
PO
RT
LA
ND
ST
RE
ET
TO
NG
MI R
OA
D
WILL
OW
ST
RE
ET
CED
AR
STR
EET
SHAM M
ONG ROAD
FUK LEE ST
LO
K K
WA
N S
T
WA
LN
UT S
TR
EET
ARRAN STREET
BEDFORD ROAD
CHUNG WUI STREET
SH
AN
GH
AI S
TR
EE
T
WO
NG
TA
I S
TR
EE
T
LIM
E S
TR
EET
AR
RA
N L
AN
E
LARCH
STREET
WE
ST
KO
WL
OO
N C
OR
RID
OR
WE
ST
WE
ST
KO
WL
OO
NC
OR
RI
DO
R
TAI TSUN STREETFU
K TSU
N STREET
FIR
ST
BUTE STREET
KO
K C
HE
UN
G S
TR
EE
T
IVY STREET
LI TAK STREET EL
M S
T
PIN
E S
T
MONG KOK ROAD
AS
H S
T
BE
EC
H S
TR
EE
T
OA
K S
TR
EE
T
FUK CHAK STREET ANCHOR STREETFIFE ST
KA SHIN STREET
TIT
SH
U S
T
PA
LM
ST
RE
ET
SHAMCHUN ST
POK MAN ST
CHERRY STREET
HO
I K
ING
ST
CA
NT
ON
RO
ADCHERRY STREET
WE
ST
KO
WL
OO
N H
IGH
WA
Y
KA
M L
AM
ST
LA
I CH
EU
NG
RO
AD
HO
I WA
NG
RO
AD
HO
I FA
I RO
AD
SOY STREET
Date :SCALE 1 : 5 000
Plan No.
PLANNING DEPARTMENTBuilding Age, Number of Storeys and Building Conditions
Tai Kok Tsui
Survey Sheets No. 11-NW-13D, 14C, 14D, 18B, 18D, 19A, 19B, 19C and 19D
and Building age as in 3.2014
M/HOLS/15/29Plan D4b
14
43
15
32
12
50
10
49
8
49
10
49
17
25
16
30
16
20
16
30
16
31
14
47
6
56
16
22
12
48
8
51
11
53
11
48
6
546
5915
31
11
47
15
42
11
48
14
35
8
47
15
42
5
37
16
22
15
34
10
51
20
22
9
50
Source : Survey undertaken by PlanD (as at 11.2013)
21.7.2015
Good
Fair
Building Condition
Building Age (Years)
Number Of Storeys
Poor
Total No. of Industrial Buildings : 33
30
16
Total Area : 2.12 ha
Total No. of Units : 1,030
Site Boundary
within " R(E) " Zone
