(site b6) cheung sha wan
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* Conversion factor from internal floor area to gross floor area is 1.3333. Cheung Sha Wan “OU(B)” Area 1
(Site B6) Cheung Sha Wan
Area (Plan B6) :
“OU(B)” Zone (in ha) (about)
2009 2014 Difference ^ 17.54 17.51 -0.03#
No. of Private Industrial Buildings :
2009 2014 Difference ^ Occupied 102 100 -2 Wholly vacant - - - Under renovation - - - Total 102 100 -2
Other Building(s)/Site(s) : 2009 2014 Difference ^ Private Commercial/Office 6 8 +2 Residential 5 5 - Religious institution 1 1 - Electricity sub-station 1 - -1 Work-in-progress 4 3 -1 Government Sitting out area 1 1 -
Refuse collection point 1 1 - Temporary works area
(Drainage Services Department (DSD))
1 1 -
Temporary godown/ warehouse
1 1 -
^ Survey undertaken in January 2014. # Involving a site of electricity sub-station at the junction of
Castle Peak Road/Tai Nam West Street rezoned to “G/IC” in September 2010.
Details of Private Industrial Buildings
Total No. of Private Industrial Buildings : 100 Total No. of Units Involved : 5,705 Total GFA* Involved (about) : 1,563,609m2
No. of Sample Units Surveyed : 3,647 (63.9%) Total GFA* Involved (about) : 1,170,646m2
(74.9%)
No. of Buildings
Occupied Wholly vacant
Under renovation Total
No. of Storeys 1 - 7 storeys 4 - - 4 8 - 19 storeys 74 - - 74 20 storeys or above 22 - - 22
* Conversion factor from internal floor area to gross floor area is 1.3333. Cheung Sha Wan “OU(B)” Area 2
Land Ownership (as at end June 2014) Single 18 - - 18 Multiple 82 - - 82 Building Age (as at end March 2014) < 15 years 3 - - 3 15 – 29 years 33 - - 33 30 years or above 64 - - 64 Building Condition Good 17 - - 17 Fair 72 - - 72 Poor 11 - - 11
Surrounding Land Uses : Residential and commercial developments, government, institution and
community uses (including cooked food centre, school and hospital), open spaces, petrol filling stations and trunk roads (including Ching Cheung Road and Tsing Sha Highway).
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% Cheung Sha Wan 6.5% 4.1%#
# Survey undertaken in January 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% Kowloon 6.4% 5.4% 5.7% 5.2% 4.8% 5.1% Cheung Sha Wan 4.8% 5.2% 5.5% 4.2% 4.2% 3.4%
Take-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 -166,430 )* 4,831 225,015 -87,256 53,699 -85,817 Kowloon (m2 -78,096 )* 37,781 104,504 -13,452 -76,985 -58,740 Cheung Sha Wan (m2)* 11,675 -11,395 21,908 40,472 -15,053 7,011
* Conversion factor from internal floor area to gross floor area is 1.3333. Cheung Sha Wan “OU(B)” Area 3
Subdivision of Units Types of Units Units GFA*
No. % m % 2 Non-subdivided Units 5,314 93.1 1,360,354 87.0 Subdivided Units 391 # 6.9 203,255 13.0 Total 5,705 1,563,609
# Among the 391 subdivided units, 325 units (about 83.1%) were divided into two to five subunits each, involving a total GFA of about 156,369m2 (about 76.9%). 41 units (about 10.5%) were divided into six to ten subunits each, involving a total GFA of about 24,319m2 (about 12.0%). 12 units (about 3.1%) were divided into 11 to 15 subunits each, involving a total GFA of about 10,956m2 (about 5.4%). Seven units (about 1.8%) were divided into 16 to 20 subunits each, involving a total GFA of about 7,388m2 (about 3.6%). Five units (about 1.3%) were divided into 21 to 25 subunits each, involving a total GFA of about 3,347m2 (about 1.7%). The remaining one unit (about 0.3%) was divided into 26 subunits, involving a total GFA of about 876m2
(about 0.4%).
Predominant Uses
2009 2014^ GFA* (m2 % ) GFA* (m2 % )
Manufacturing/Workshop 58,786 3.7 73,120 4.7 Warehouse/Storage 317,825 20.0 207,672 13.3 Office 803,914 50.5 742,059 47.5 Others 70,717 # 4.4 156,747 10.0 Vacant 103,362 6.5 63,467 4.1 Under Renovation 14,678 0.9 18,469 1.2 Non-response 222,255 14.0 302,074 19.3 Total 1,591,536 1,563,609
^ Survey undertaken in January 2014. # The other uses identified in the 2014 survey were mainly showroom, shop and services, eating place,
research and development or testing centre and religious institutions, taking up about 2.7%, 2.6%, 1.0%, 1.0% and 0.6% of the GFA respectively. Domestic use and training centre or educational institutions also take up about 0.4% of the GFA each.
Comparison of Industrial Buildings in Nearby “OU(B)”, “R(A)” and “CDA” Areas
Subject “OU(B)”
Area
Nearby “R(A)” Area
Nearby “R(E)” Area#
Nearby “CDA”
^ Area
Overall
& GFA*
(m2%
) GFA*
(m2%
) GFA*
(m2%
) GFA*
(m2%
) GFA*
(m2%
) Manufacturing/Workshop 73,120 4.7 439 2.5 3,362 4.0 - - 76,921 4.2 Warehouse/Storage 207,672 13.3 13,430 75.1 16,064 19.2 139,936 91.8 377,102 20.7 Office 742,059 47.5 1,673 9.4 22,044 26.3 - - 765,776 42.1 Others 156,747 10.0 997 5.6 5,041 6.0 - - 162,785 9.0 Vacant 63,467 4.1 645 3.6 13,239 15.8 3,206 2.1 80,557 4.4 Under Renovation 18,469 1.2 169 0.9 3,181 3.8 - - 21,819 1.2 Non-response 302,074 19.3 538 3.0 20,875 24.9 9,266 6.1 332,753 18.3 Total 1,563,609 17,891 83,807 152,408 1,817,713
# Involving three private industrial buildings in the nearby Cheung Sha Wan/Lai Chi Kok “R(A)” area (Site C5) (Plan B6).
^ Involving six private industrial buildings in the nearby Cheung Sha Wan “R(E)” area (Site D5) (Plan B6).
& Involving two private industrial buildings in the nearby Cheung Sha Wan/Lai Chi Kok “CDA” area (Site E5) (Plan B6).
* Conversion factor from internal floor area to gross floor area is 1.3333. Cheung Sha Wan “OU(B)” Area 4
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 671 # 17.5 211,401 20.2 6,833 22.0 Non-manufacturing 3,165 ^ 82.5 836,919 79.8 24,248 78.0 Total 3,836 1,048,320 31,081
# 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 area (about 17.5 ha) involves 100 private industrial buildings and eight commercial/office developments. The area is a vibrant industrial/business district. Adjacent to the “OU(B)” area is a commercial/office development under “Commercial(4)” zone at Cheung Sha Wan Road. When compared with the 2009 Area Assessments, the total industrial GFA in the area has only slightly decreased from about 1.59 million m2 to about 1.56 million m2
due to the demolition of four industrial buildings but completion of two new industrial buildings. In terms of height, 74 buildings have 8-19 storeys, 22 have 20 storeys or above, and the remaining four have 1-7 storeys. In terms of condition, 72 buildings are in fair condition, 17 are in good condition and the remaining 11 are in poor condition. In terms of age, 64 buildings are 30 years and above, 33 are 15-29 years and the remaining three are only 3-5 years. In terms of ownership, 82 buildings are under multiple ownership, while the remaining 18 are under single ownership.
The updated overall vacancy rate is 4.1%, which is lower than the 6.5% identified in 2009. Such vacancy is also relatively lower than the territorial figure of 6.0% for all “OU(B)” areas and the average of 6.4% for the six areas in Kowloon. About 6.9% of the units are divided into subunits, occupying about 13.0% of the GFA. In terms of usage, Office is still the largest user, occupying about 47.5% of the GFA which is slightly lower than the 50.5% in 2009. Warehouse/Storage is still the second largest user, taking up about 13.3% of the GFA which is much lower than the 20.0% in 2009. The GFA for “Other Uses” has been more than doubled from about 4.4% in 2009 to about 10.0% in 2014. The major types of uses include showroom, shop and services, eating place and research and development/testing centre, all of which constitute about 7.3% of the GFA. Manufacturing/Workshop is the fourth largest user, occupying about 4.7% of the GFA which is slightly higher than the 3.7% in 2009. If taking into account the 100 industrial buildings in the subject “OU(B)” area and the total of 11 industrial buildings in the nearby Cheung Sha Wan/Lai Chi Kok “R(A)” area, Cheung Sha Wan “R(E)” area and Cheung Sha Wan/Lai Chi Kok “CDA” area together, the overall vacancy is about 4.4%. Office is still the largest user, occupying about 42.1% of the GFA.
* Conversion factor from internal floor area to gross floor area is 1.3333. Cheung Sha Wan “OU(B)” Area 5
The second largest user is still Warehouse/Storage, occupying about 20.7% of the GFA. The third largest user is “Other Uses” accounting for about 9.0% of the GFA. Manufacturing/Workshop only takes up about 4.2% of the GFA. In terms of employment, about 31,081 workers are estimated to be engaged in the occupied units of the industrial buildings in the area, including about 6,833 workers (22.0%) in the manufacturing business and about 24,248 workers (78.0%) in the non-manufacturing business. The overall figure accounts for about 17.7% of the total of 175,980 persons engaged (other than those in the civil service) in various business/industries in the Sham Shui Po 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 B6):
(a) completion of two new commercial/office developments at 483A Castle Peak Road
and 10 Cheung Yue Street with the latter redeveloped from a 32 years old industrial building found in 2009 Area Assessments;
(b) completion of two new industrial buildings at 932 Cheung Sha Wan Road and 77 Wing Hong Street;
(c) two sites at 17 Cheung Shun Street and 59-63 Wing Hong Street/92 King Lam Street under works in progress for a new commercial/office development (with the former having approval and lease modification executed for redevelopment of previous industrial building under revitalisation measures);
(d) one site at 680 Castle Peak Road under works in progress for a new industrial development;
(e) building plan approvals for redevelopment of two existing industrial buildings at 495 Castle Peak Road and 9 Cheung Yee Street into a new industrial building and a new commercial development respectively;
(f) planning approvals obtained for redevelopment of existing industrial buildings at 838 Lai Chi Kok Road, 7 Wing Hong Street and 609 Tai Nan West Street for hotel use; and
(g) four sites with approvals for wholesale conversion of the existing industrial buildings at 788 and 924-926 Cheung Sha Wan Road, 15 Cheung Shun Street and 9 Cheung Yee Street for commercial/office 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, the low and decreasing vacancy rate of the existing industrial buildings, and their relatively high and stable percentage of GFA for non-industrial use (about 57.5% for Office and “Other Uses” in total as compared with 54.9% 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)”.
WING HONG STREET
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S/K5/35
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R(A)11
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R(A)2
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R(A)8
R(A)8
GB
R(A)9
R(A)8
R(A)
R(A)7
R(A)8
R(E)2
R(A)8
R(E)2
G/IC(4)
R(A)
R(E)
G/IC
R(A)7
R(A)8
R(A)8
R(A)8
OU
R(E)1
O
G/IC
R(A)8
R(A)8
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R(A)8
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CHEUNG SHA WAN
Sham
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Hong Kong Industrial Centre
Cheung Sha Wan Plaza
RCP
Church& Office
Roman Catholic Cemetery
Caritas Medical Centre
CFC
ESS
PFS
ESS
Vacant
SecondarySchool
PrimarySchool
PrimarySchool
H.K.I.V.E.
ESS
PFS
SewagePumpingStation
IndoorSports Centre
WIP
Warehouse
PoliceStation
TempCar Park
Warehouse
Temp. WholesalePoultry Market
Sitting-outArea
WIP
WIP
DSD’sWorksArea
ESS
PFS
H.K.I.V.E.
PFS
ServiceReservoir
Lai Chi KokReception
Centre
Jao TsungAcademy
PFS
ESS
SecondarySchool
PrimarySchool
PrimarySchool Primary
School
SecondarySchool
PrimarySchool
SecondarySchool
SecondarySchool
CASTLE PEAK ROAD
CHEUNG SHA WAN ROAD
CH
EU
NG
LA
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LAI CHI KOK ROAD
CHEUNG SHA WAN ROAD
KWAI CHUNG ROAD
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SecondarySchool
ESS
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Primary andSecondary
School
ESS
SecondarySchool
SecondarySchool
SecondarySchool
Fire Station
PoliceStation
Bus Depot
Cheung Sha WanSewage Pumping Station
and Pumping Station
Clinic
Community Centre
Swimming Pool
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CA
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CHING C
HEUNG RD
Private Residential
Industrial/Office
GIC
Works in ProgressWIP
Land Use Plan
SCALE 1 : 5 000
Plan No.
Date :
PLANNING DEPARTMENT
M/HOLS/15/27
Record of Application as at 31.3.2014
* Plan B6
Cheung Sha Wan
Industrial (Flatted Factories)
Temporary Use/Structure
Open Space
Land Use Pattern
Storage
OZP Nos. S/K5/35, S/K16/16, S/K20/30 and S/KC/28
*
* *
*
Boundary of " OU(B) " Zone
(See
Plan D5)
(See
Plan E2)
(See
Plan D5)
(See
Plan C5)
(See
Plan C5)
(See
Plan C5)
Commercial/Office
(note : the classification of occupied building is based on R&V Dept. data only)
Source : R&V Dept. and PlanD’s Survey (as as 1.2014)
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)
*
*
**
Industrial Buildings within " R(A) ",
" R(E) " and " CDA " Zones
21.7.2015
A/K5/540 (24.10.03)
for Hotel
for Hotel
A/K5/526 (7.11.03)
for Hotel
for Hotel
A/K5/530 (29.8.03)
A/K5/580 (15.12.04)
for Hotel
A/K5/541 (27.2.04)
for Hotel
A/K5/705 (17.6.11)
for Hotel
A/K5/661 (5.12.08)
for Hotel
A/K5/517 (7.2.03)
A/K5/527 (10.10.03)
A/K5/561 (1.4.04)
A/K5/578 (7.12.04)
Approved Application (date of meeting)A/K5/540 (24.10.03)
for Hotel
A/K5/729 (25.1.13)
A/K5/742 (7.3.14)
for Hotel
A/K5/553 (16.4.04)
for Hotel
*
*
*
CHING C
HEUNG ROAD
CASTLE PEAK ROAD
KING LAM STREET
WING HONG STREET
CHEUNG SHA WAN ROAD
CH
EU
NG
LA
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LAI CHI KOK ROAD
CHEUNG SHA WAN ROAD
KWAI CHUNG ROAD
CH
EU
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WA
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HANG CHEUNG STREET
FORTU
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PRA
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FAT T
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LAI CHI KOK ROAD
WEST KOW
LOON CORRIDOR
YIN
G W
A ST
50
100
2030
20
50
30
WING TAK RD
BUTTERFLYVALLEY
INTERCHANGE
CHING CHEUNG ROAD
WING
MIN
GST
BUTTE
RFL
YV
ALLE
YR
D
FUK
WA
STKING LAM STREET
ME
I LA
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CASTLE PEAK ROAD
WING HONG STREET
TU
NG
CH
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CAS
TL
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CHEUNG
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TCHEUNG SHA WAN ROAD
KWAI CHUNG ROADCHEUNG SHA WAN ROAD
CHEUNG SHUN STREET
LAI CHI KOK ROAD
CH
EU
NG
LA
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CHEUNG YEE STREET
CH
EU
NG
SH
A W
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PA
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BR
OA
DW
AY
LAI CHI KOK ROAD
BR
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SHAM SHINGROAD
LAIHONG
STREET
LAI FA
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SHAM M
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ST W
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Plan No.
Date :
PLANNING DEPARTMENT
M/HOLS/15/27Survey Sheets No. 11-NW-7B, 7D, 8A, 8B, 8C, 8D,
9A, 9C, 12B, 13A, 13B and 14A
Plan B6aSCALE 1 : 5 000
Land Ownership
Cheung Sha Wan
Land Ownership
Government Land
Single
Boundary of " OU(B) " Zone
Multiple
Source : Land Ownership recorded from Land Registry (as at 6.2014)
21.7.2015
CHING C
HEUNG ROAD
CASTLE PEAK ROAD
KING LAM STREET
WING HONG STREET
CHEUNG SHA WAN ROAD
CH
EU
NG
LA
I ST
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Plan No.
Date :
PLANNING DEPARTMENT
M/HOLS/15/27
SCALE 1 : 5 000
and Building age as at 3.2014
Building Age, Number of Storeys and Building Conditions
Cheung Sha WanSurvey Sheets No. 11-NW-7B, 7D, 8A, 8B, 8C, 8D,
9A, 9C, 12B, 13A, 13B and 14A
14
4317
43
10
4321
37
29
710
43
10
5128
15
10
52
13
34
11
35
9
51
17
229
52
21
17
29
5
14
23
12
42
37
1727
15
12
33
18
21
13
34
14
32
17
22
12
44
30
15
14
25
14
26
13
29
13
32
18
2018
21
9
53
6
49
27
15
7
53
14
31
13
24
13
31
12
34
12
32
33
16
20
19
11
44
21
17
9
53
6
57
6
57
6
57 6
57
15
42
14
47
23
30
9
52
12
48
11
33
13
36
9
51
34
1537
18
9
5322
22
6
55
29
17
7
55
11
42
12
41
10
43
12
41
17
32
13
41
12
37
14
3712
43
23
18
13
28
11
30
19
2012
3420
22
26
6
15
19
13
36
26
18
13
27
14
36
13
34
14
36
12
36
23
16
14
35
14
37
33
9
13
37
14
36
12
35
14
29
20
10
13
37
13
37
14
36
32
17
29
<112
3721
1811
35
13
37
12
35
32
12
13
32
29
3
27
3
32
3
Source : Survey undertaken by PlanD (as at 1.2014)
Plan B6b21.7.2015
Good
Fair
Building Condition
Building Age (Years)
Number Of Storeys
Poor
43
Boundary of " OU(B) " Zone
10
Total No. of Units : 5,705
Total No. of Industrial Buildings : 100
Total Area : 17.51 ha
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