* Conversion factor from internal floor area to gross floor area is 1.3333. Yuen Long “OU(B)” Area 1 (Site B19) Yuen Long Area (Plan B19) : “OU(B)” Zone (in ha) (about) 2009 2014 Difference ^ 11.63 6.94 -4.69 @ No. of Private Industrial Buildings : 2009 2014 Difference ^ Occupied 24 17 -7 @ Wholly vacant - - - Under renovation - - - Tot al 24 17 -7 Other Building(s)/Site(s) : 2009 2014 Difference ^ Private Nil Government Petrol filling station 1 1 - Bus depot 1 1 - ^ Survey undertaken in March 2014. @ Involving an area with seven industrial buildings rezoned to “R(E)1” in March 2011 based on the recommendations of the 2009 Area Assessments. Details of Private Industrial Buildings Total No. of Private Industrial Buildings : 17 Total No. of Units Involved : 786 Total GFA* Involved (about) : 207,733m 2 No. of Sample Units Surveyed : 701 (89.1%) Total GFA * Involved (about) : 194,356m 2 (93.6%) No. of Buildings Occupied Wholly vacant Under renovation Tot al No. of Storeys 1 - 7 storeys 9 - - 9 8 - 19 storeys 8 - - 8 20 storeys or above - - - - Land Ownership (as at end June 2014) Single 8 - - 8 Multiple 9 - - 9 Building Age (as at end March 2014) < 15 years - - - - 15 – 29 years 16 - - 16 30 years or above 1 - - 1 Building Condition Good 1 - - 1 Fair 16 - - 16 Poor - - - -
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* Conversion factor from internal floor area to gross floor area is 1.3333. Yuen Long “OU(B)” Area 1
^ The figures cover the portion to the north of Wang Yip Street West with seven industrial buildings rezoned to “R(E)1” in March 2011.
# The subject area was the only “OU(B)” area in the Northwest New Territories before 2012. Take-up (derived from R&VD’s raw data and based on BD’s Monthly Digests)
# Involving 12 private industrial buildings in the adjoining Yuen Long “R(E)” area (Site D13) (Plan B19). Business Nature and No. of Workers in Occupied Units
# The largest types of manufacturing business is manufacturing of food products, beverages and tobacco products (in terms of number of units) and assembly of motor vehicles and manufacturing of transport equipment (in terms of GFA) (based on the Hong Kong Standard Industrial Classification Version 2.0 adopted by the Census and Statistics Department).
^ The largest type of non-manufacturing business is transportation, storage, postal and courier services (in terms of number of units) and import/export, wholesale and retail trades (in terms of 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. Yuen Long “OU(B)” Area 4
Area Assessment
The area (about 6.9 ha) is located in the Tung Tau Industrial Area, with a total of 17 private industrials buildings. The area had a larger extent before. Based on the recommendation of the 2009 Area Assessments, a portion of about 4.7 ha in the northwest covering seven industrial buildings had been rezoned to “R(E)1” in March 2011. The total industrial stock in the area has therefore decreased from about 0.34 million m2 GFA in 2009 to about 0.21 million m2
in 2014.
In terms of age, 16 out of the 17 buildings are 15-29 years old while the remaining one is 30 years old. In terms of condition, 16 buildings are in fair condition, and the remaining one is in good condition. In terms of height, nine buildings are 1-7 storeys high while the remaining eight have 8-19 storeys. In terms of ownership, nine buildings are under multiple ownership, while the remaining eight are under single ownership. The updated overall vacancy of the area is about 0.8%, which is significantly lower than the 4.7% identified in 2009. Such vacancy is also much lower than the updated territorial figure of 6.0% for all “OU(B)” areas and the average of 3.0% for the two areas in NWNT. No subdivided unit was found in all the 17 buildings. In terms of usage, Warehouse/Storage is still the largest user, taking up about 50.8% of the GFA which is higher than the 46.2% identified in 2009. Office remains the second largest user, occupying about 18.1% of the GFA which is also higher than the 11.2% identified in 2009. Manufacturing/Workshop is the third largest user, occupying about 8.9% of the GFA which is lower than the 9.5% identified in 2009. The GFA for “Other Uses” has increased significantly from about 3.8% in 2009 to about 6.0% in 2014. The major types of uses include shop and services, showroom, research and development/testing centre, eating place and studio, all of which constitute about 4.9% of the GFA. If taking into account the 17 industrial buildings in the subject “OU(B)” area and the 12 industrial buildings in the adjoining Yuen Long “R(E)” area together, the overall vacancy is about 1.0%. Warehouse/Storage use is still the largest user, occupying about 41.1% of the GFA, followed by Office (about 27.6%). Manufacturing/Workshop takes up about 9.3% of the GFA. “Other Uses” account for about 3.4% of the GFA. In terms of employment, about 2,513 workers are estimated to be engaged in the occupied units of the industrial buildings in the area, including about 958 workers (38.1%) in the manufacturing business and about 1,555 workers (61.9%) in the non-manufacturing business. The overall figure accounts for about 3.1% of the total of 80,779 persons engaged (other than those in civil service) in various business/industries in the Yuen Long District identified by C&SD in June 2014. Since the completion of the 2009 Area Assessments, the following two planning approvals have been identified in the area (Plan B19): (a) planning approval for rezoning the site at 8-12 Hi Yip Street for GIC uses; and (b) planning approval for rezoning the site at 21-35 Wang Yip Street East for residential
use.
* Conversion factor from internal floor area to gross floor area is 1.3333. Yuen Long “OU(B)” Area 5
Given the above, in particular the signs of transformation in the area as shown in the above two planning approvals, the low and decreasing vacancy rate of the existing industrial buildings and their increasing percentage of GFA for non-industrial use (about 24.1% for Office and “Other Uses” in total as compared with 15.0% in 2009), it is considered that the area could be retained as “OU(B)” to continue facilitating the land use restructuring.
Recommendation
To retain the area as “OU(B)”.
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G/IC(2)
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Comprehensive Development
to Include
Wetland Restorarion Area
Shan Pui
Chung Hau Tsuen
Tung Tau
Wai
Yeung Uk
San Tsuen
Public
Car Park
SCALE 1 : 5 000
Land Use Plan
Plan B19Plan No.
PLANNING DEPARTMENT
Date :
Other Specified Uses
Yuen Long
(note : the classification of occupied building is based on R&V Dept. data only)
Storage
M/HOLS/15/27
(See
Plan D13)
(See
Plan D13)
Record of Application as at 31.3.2014Industrial (Flatted Factories)
Temporary Use/Structure
(See
Plan D13)
(See
Plan
D13)
Land Use Pattern
Boundary of " OU(B) " Zone
Industrial Buildings within
" R(E) " Zones
Source : R&V Dept. and PlanD’s Survey (as at 3.2014)
OZP Nos. S/YL/21 and S/YL-NSW/8
21.7.2015
Approved Application (date of meeting)
Rejected Application (date of meeting)
Deferred Rezoning Request (date of meeting)
Y/YL/6 (20.4.12)
Y/YL/4 (18.2.11)
Y/YL/7 (21.3.14)
for G/IC
for G/IC
Y/YL/4 (18.2.11)
Y/YL/6 (20.4.12)
Y/YL/7 (21.3.14)
for Residential
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CASTLE PEAK ROAD - YUEN LONG
Date :SCALE 1 : 5 000
Plan No.
PLANNING DEPARTMENTLand Ownership
Land Ownership
Multiple
Single
Survey Sheets No. 6-NW-4D, 5C, 9B, 9D, 10A and 10C
Yuen LongPlan B19a
Boundary of " OU(B) " Zone
M/HOLS/15/27
Source : Land Ownership recorded from Land Registry (as at 6.2014)Government Land
21.7.2015
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Plan No.
PLANNING DEPARTMENT
Date :
Plan B19bSCALE 1 : 5 000
and Building age as in 3.2014
Building Age, Number of Storeys and Building Conditions
Yuen Long
Survey Sheets No. 6-NW-4D, 5C, 9B, 9D, 10A and 10C
M/HOLS/15/27
15
25
9
26
6
26
10
255
26
5
25
7
28
7
28
10
30
10
27
9
21
4
25
8
26
2
26
4
27
14
22
6
25
Source : Survey undertaken by PlanD (as at 3.2014)