* Conversion factor from internal floor area to gross floor area is 1.3333. Castle Peak Road/Wo Yi Hop Road “OU(B)” Area 1 (Site B11) Castle Peak Road/Wo Yi Hop Road Area (Plan B11) : “OU(B)” Zone (in ha) (about) 2009 2014 Difference ^ 23.2 22.85 -0.35 @ No. of Private Industrial Buildings : 2009 2014 Difference ^ Occupied 68 68 - Wholly vacant 1 1 - Under renovation 1 2 +1 Tot al 70 71 +1 Other Building(s)/Site(s) : 2009 2014 Difference ^ Private CLP Station 1 1 - Religious institution 1 1 - Hotel - 1 +1 Temporary Car-park 1 1 - Work-in-progress 2 1 -1 Vacant Site 1 - -1 Government Cooked Food Centre 1 - -1 Toilet 1 - -1 Dangerous Goods Store 1 - -1 Refuse Collection Point 1 - -1 Temporary Car-park 2 - -2 Vacant Site - 1 +1 FEHD’s Cleansing Depot 1 1 - Kai Fong Association 1 1 - Sitting-out Area 1 1 - ^ Survey undertaken in July 2014. @ Involving the sites of cooked food centre, public toilet, dangerous goods store, refuse collection point and temporary car-park rezoned to “G/IC” in April 2012. Details of Private Industrial Buildings Total No. of Private Industrial Buildings : 71 Total No. of Units Involved : 7,063 Total GFA* Involved (about) : 1,828,496m 2 No. of Sample Units Surveyed : 4,351 (61.6%) Total GFA * Involved (about) : 1,340,087m 2 (73.3%)
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* Conversion factor from internal floor area to gross floor area is 1.3333. Castle Peak Road/Wo Yi Hop Road “OU(B)” Area 1
Kai Fong Association 1 1 - Sitting-out Area 1 1 - ^ Survey undertaken in July 2014. @ Involving the sites of cooked food centre, public toilet,
dangerous goods store, refuse collection point and temporary car-park rezoned to “G/IC” in April 2012.
Details of Private Industrial Buildings
Total No. of Private Industrial Buildings : 71 Total No. of Units Involved : 7,063 Total GFA* Involved (about) : 1,828,496m
2
No. of Sample Units Surveyed : 4,351 (61.6%) Total GFA* Involved (about) : 1,340,087m2 (73.3%)
* Conversion factor from internal floor area to gross floor area is 1.3333. Castle Peak Road/Wo Yi Hop Road “OU(B)” Area 2
No. of Buildings
Occupied Wholly vacant
Under renovation Total
No. of Storeys 1 - 7 storeys 7 - - 7 8 - 19 storeys 39 1 1 41 20 storeys or above 22 - 1 23 Land Ownership (as at end June 2014) Single 16 1 1 18 Multiple 52 - 1 53 Building Age (as at end March 2014) < 15 years 2 - - 2 15 – 29 years 15 - - 15 30 years or above 51 1 2 54 Building Condition Good 7 - - 7 Fair 52 1 2 55 Poor 9 - - 9
Surrounding Land Uses : Residential developments, industrial buildings in nearby “R(E)” areas,
government, institution and community uses (including cooked food centres, refuse collection point, toilet, telephone exchange building, electricity sub-stations, public swimming pool and schools), petrol filling station and open spaces.
Vacancy Rate (based on GFA*) PlanD’s Area Assessments
“OU(B)” Zone 2009 Area Assessments Survey in 2013-14 Territorial 8.4% 6.0% Kwai Tsing/Tsuen Wan 7.5% 6.5% Castle Peak Road/Wo Yi Hop Road 7.4% 5.7%#
# Survey undertaken in July 2014. 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% Kwai Tsing/Tsuen Wan 5.8% 6.0% 5.2% 7.0% 5.3% 6.8% Castle Peak Road/Wo Yi Hop Road 7.4% 7.4% 6.2% 3.9% 7.4% 8.4%
Take-up (derived from R&VD’s raw data and based on BD’s Monthly Digests)
* Conversion factor from internal floor area to gross floor area is 1.3333. Castle Peak Road/Wo Yi Hop Road “OU(B)” Area 3
Subdivision of Units
Types of Units Units GFA* No. % m % 2
Non-subdivided Units 6,975 98.8 1,783,420 97.5 Subdivided Units 88 # 1.2 45,076 2.5 Total 7,063 1,828,496
# Among the 88 subdivided units, majority of them involving 39 units (about 44.3%) were divided into two to five subunits each, involving a total GFA of about 13,939m2 (about 30.9%). 25 units (about 28.4%) were divided into six to ten subunits each, involving a total GFA of about 13,493m2 (about 29.9%). Seven units (about 8.0%) were divided into 11 to 15 subunits each, involving a total GFA of about 3,643m2 (about 8.1%). Eight units (about 9.1%) were divided into 16 to 20 subunits each, involving a total GFA of about 6,376m2 (about 14.2%). Four units (about 4.5%) were divided into 21 to 25 subunits each, involving a total GFA of about 3,705m2 (about 8.2%). The remaining five units (about 5.7%) were divided into more than 30 subunits each, involving a total GFA of about 3,920m2
# The largest manufacturing business is manufacturing of wearing apparel (both in terms of 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 (both in terms of 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 22.9 ha) involves 71 private industrial buildings, a religious institution, a hotel and some GIC facilities surrounded by residential developments. When compared with the findings of 2009 Area Assessments, the total industrial stock in the area has slightly increased from about 1.82 million m2 GFA to about 1.83 million m2
due to the completion of a new industrial building at 18-22 Lam Tin Street. In terms of height, 23 out of 71 buildings have 20 storeys or above. 41 buildings are 8-19 storeys high, and the remaining seven are 1-7 storeys high. In terms of condition, 55 buildings are in fair condition. Seven buildings are in good condition and the remaining nine are in poor condition. In terms of age, 54 buildings are 30 years old or above. 15 buildings are 15-29 years old and the remaining two are less than 15 years old. 53 buildings are under multiple ownership, while the remaining 18 are under single ownership.
The updated overall vacancy of the area is about 5.7%, which is lower than the 7.4% identified in 2009. Such vacancy is also lower than the territorial figure of 6.0% for all “OU(B)” areas and the average of 6.5% for the five areas in Kwai Tsing/Tsuen Wan. About 1.2% of the units are divided into subunits, involving about 2.5% of the GFA. In terms of usage, Warehouse/Storage is still the largest user, taking up about 56.4% of the GFA which is higher than the 42.2% identified in 2009. Office is still the second largest user, occupying about 18.5% of the GFA which is lower than the 28.6% identified in 2009. Manufacturing/Workshop is the third largest user, accounting for about 6.6% of the GFA which is comparable to the 6.9% identified in 2009. The GFA for “Other Uses” takes up about 2.3% of the GFA. The major types of uses include data centre, research and development/testing centre and showroom, all of which constitute about 1.8% of the GFA. If taking into account the 71 industrial buildings in the subject “OU(B)” area and the five industrial buildings in the adjoining “R(E)” area together, the overall vacancy rate is about 5.0%. Warehouse/Storage is still the largest user, occupying about 59.3% of the GFA, followed by Office (about 17.1%), Manufacturing/Workshop (about 7.2%) and “Other Uses” (about 2.1%).
* Conversion factor from internal floor area to gross floor area is 1.3333. Castle Peak Road/Wo Yi Hop Road “OU(B)” Area 5
In terms of employment, about 29,711 workers are estimated to be engaged in the occupied units of the subject industrial buildings, including about 4,971 workers (16.7%) in the manufacturing business and about 24,740 workers (83.3%) in the non-manufacturing business. The overall figure is about 17.6% of the total of 169,072 persons engaged (other than those in the civil service) in various business/industries in the Kwai Tsing District identified by C&SD in June 2014. Since the completion of the 2009 Area Assessments, the following new development/redevelopment/wholesale conversion projects have been identified in the area (Plan B11): (a) completion of a new hotel at junction of Kin Hong Street/Kin Chuen Street/Castle
Peak Road - Kwai Chung with (i) a related planning approval; and (ii) a related approval for redevelopment of an old industrial building under revitalisation measures with lease modification executed;
(b) one government site at Kin Chuen Street sold in 2014-15 for a business development; (c) one site with building plan approvals for a data centre at 54-56 Ta Chuen Ping Street
and ; (d) one site with both planning approval and building plan approval for a new hotel
development at 57-59 Kwok Shui Road; (e) three sites at 15-19 Chun Pin Street, 57-61 Ta Chuen Ping Street and 119 Wo Yi Hop
Road each with a planning approval for a new hotel development and an approval for wholesale conversion of the existing industrial building for hotel use under revitalisation measures with special wavier executed;
(f) one site with approval for wholesale conversion of the existing industrial building at 31-35 Lam Tin Street for office use under revitalisation measures with special wavier executed; and
(g) two sites with planning approvals for new hotel developments at 26-38 Ta Chuen Ping Street, 75-87 Wo Yi Hop Road.
Given the above, in particular the signs of transformation in the area as shown in the above new development/redevelopment/wholesale conversion projects, the low and decreasing vacancy rate the existing industrial buildings, and their high percentage of GFA for industrial use (about 63.0% for Manufacturing/Workshop and Warehouse/Storage in total), it is considered that the area could be retained as “OU(B)” to continue facilitating the land use restructuring, while providing floorspace for industrial use.
Recommendation
To retain the area as “OU(B)”.
WIP
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YMCA
Community
Centre
Special
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Primary
School
Secondary
School
Church
Primary
School
Fire
Station
Police
Station Vehicle
Examination Centre
Health
Centre
Tang Shiu Kin
Scout & Guide Centre
Sport
Centre
Swimming
Pool
Tai Pak TinVillage
SKH
Lady MacLehose
Centre
CookedFood
Market
Secondary
School
PFS
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Primary
School
Secondary
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Primary
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Quarters
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Car
Park
Primary
School
Market
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Clinic
ESS
Water
Treatment
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Business
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Site sold in 2014-15
SCALE 1 : 5 000
Land Use Plan
Plan B11Plan No.
Date :
PLANNING DEPARTMENT
Castle Peak Road / Wo Yi Hop Road
(note : the classification of occupied building is based on R&V Dept. data only)
M/HOLS/15/27
Source : R&V Dept. and PlanD’s Survey (as at 7.2014)
Record of Application as at 31.3.2014
*Special Wavier Executed for Wholesale Conversion and
Redevelopment with Lease Modification executed (as at 4.2014)
*Proposed Developments with Building Plans Approved (as at 4.2014)