tai kok tsui (site c3) - pland.gov.hk · nearby tai kok tsui ou(b)” and ““r(e)” areas...
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* Conversion factor from internal floor area to gross floor area is 1.3333. Tai Kok Tsui “R(A)” Area 1
(Site C3) Tai Kok Tsui
Area (Plan C3) :
“R(A)” Zone (in ha) (about)
2013^ 0.05
No. of Private Industrial Buildings :
2013^ Occupied 1 Wholly vacant 1 Under renovation - Total 2
^ Survey undertaken in November 2013.
Details of Private Industrial Buildings
Total No. of Private Industrial Buildings : 2 Total No. of Units Involved : 18 Total GFA* Involved (about) : 3,556m2
No. of Units Successfully Surveyed : 16 (88.9%) Total GFA* Successfully Surveyed (about) : 3,084m2
(86.7%)
No. of Buildings
Occupied Wholly Vacant
Under renovation Total
No. of Storeys 1 - 7 storeys - - - - 8 - 19 storeys 1 1 - 2 20 storeys or above - - - - Land Ownership (as at end June 2014) Single - - - - Multiple 1 1 - 2 Building Age (as at end March 2014) < 15 years - - - - 15 – 29 years - - - - 30 years or above 1 1 - 2 Building Condition Good - - - - Fair - - - - Poor 1 1 - 2
Surrounding Land Uses : Residential and commercial developments, industrial buildings in
nearby “OU(B)” and “R(E)” areas, government, institution and community uses and open spaces.
* Conversion factor from internal floor area to gross floor area is 1.3333. Tai Kok Tsui “R(A)” Area 2
Vacancy Rate (based on GFA*) PlanD’s Area Assessments
“R(A)” Zone Survey in 2013-14 Territorial 10.2% Kowloon 13.7% Tai Kok Tsui 36.3%#
# Survey undertaken in November 2013. Derived from R&VD’s Raw Data
“R(A)” Zone 2008 2009 2010 2011 2012 2013 Territorial 4.2% 3.0% 6.5% 9.7% 4.3% 5.6% Kowloon 4.2% 4.0% 3.9% 4.7% 4.0% 4.3% Tai Kok Tsui 8.5% 8.5% 8.5% 12.7% 8.5% 21.2%
Take-up (derived from R&VD’s raw data and based on BD’s Monthly Digests)
“R(A)” Zone 2009 2010 2011 2012 2013 Territorial (m2 3,888 )* -10,915 -11,736 17,801 -15,224 Kowloon (m2 2,973 )* -6,000 1,041 4,959 -3,821 Tai Kok Tsui (m2 - )* - -151 151 -452
Subdivision of Units
Types of Units Units GFA* No. % m % 2
Non-subdivided Units 18 100.0 3,556 100.0 Subdivided Units - - - - Total 18 3,556
Predominant Uses
Survey in 2013^ GFA* (m2 % )
Manufacturing/Workshop 216 6.1 Warehouse/Storage 553 15.5 Office 707 19.9 Others 318 # 8.9 Vacant 1,290 36.3 Under Renovation - - Non-response 472 13.3 Total 3,556
^ Survey undertaken in November 2013. # The other uses identified were studio and shop and services, taking up about 6.6% and 2.3% of the GFA
respectively.
* Conversion factor from internal floor area to gross floor area is 1.3333. Tai Kok Tsui “R(A)” Area 3
Comparison of Industrial Buildings in Nearby “OU(B)” and “R(E)” Areas Subject “R(A)”
Area Nearby “OU(B)”
AreaNearby “R(E)”
Area# Overall
^ GFA*
(m2%
) GFA*
(m2%
) GFA*
(m2%
) GFA*
(m2%
) Manufacturing/Workshop 216 6.1 10,897 5.1 12,669 5.5 23,782 5.3 Warehouse/Storage 553 15.5 57,075 26.9 60,776 26.1 118,404 26.4 Office 707 19.9 64,024 30.1 52,157 22.4 116,889 26.1 Others 318 8.9 20,376 9.6 13,566 5.8 34,260 7.6 Vacant 1,290 36.3 23,441 11.0 27,689 11.9 52,420 11.7 Under Renovation - - 2,281 1.1 8,298 3.6 10,579 2.4 Non-response 472 13.3 34,394 16.2 57,305 24.7 92,171 20.6 Total 3,556 212,489 232,460 448,505
# Involving 41 private industrial buildings in the nearby Tai Kok Tsui “OU(B)” area (Site B5) (Plan C3). ^ Involving 33 private industrial buildings in the nearby Tai Kok Tsui “R(E)” area (Site D4) (Plan C3). Business Nature and No. of Workers in Occupied Units
Business Nature Occupied Units GFA* No. of Workers No. % m % 2 No. %
Manufacturing 1 # 12.5 236 13.1 8 27.6 Non-manufacturing^ 7 87.5 1,558 86.9 21 72.4 Total 8 1,794 29
# The manufacturing business in the occupied unit is manufacturing of furniture (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 0.05 ha) involves two private industrial buildings, mainly mixed with existing residential developments and industrial buildings in the Tai Kok Tsui “OU(B)” and “R(E)” areas (Plan C3). One of the buildings is 10-storey high and 46 years old while another building is 8-storey high and 50 years old. Both buildings are in poor condition and under multiple ownership. The overall vacancy of the area is about 36.3%, noting that one of the buildings is wholly vacant. No subdivided unit was found in the concerned buildings. About 19.9% of the GFA is for Office use, to be followed by Warehouse/Storage use (about 15.5%). “Other Uses” take up about 8.9% of the GFA, including studio (about 6.6%) and shop and services (about 2.3%). Manufacturing/Workshop use occupies about 6.1% of the GFA. If taking into account all the 76 industrial buildings in the subject “R(A)” area and the nearby Tai Kok Tsui “OU(B)” and “R(E)” 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%.
* Conversion factor from internal floor area to gross floor area is 1.3333. Tai Kok Tsui “R(A)” Area 4
In terms of employment, about 29 workers are estimated to be engaged in the occupied units of the industrial buildings in the area, including about 8 workers (27.6%) in the manufacturing business and about 21 workers (72.4%) in the non-manufacturing business. The overall figure is very insignificant when compared to 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, none of the two industrial buildings in the area is subject to planning permission or building plan approval for wholesale conversion/wholesale conversion of the existing building. Since the two industrial buildings in the area are located in a mature residential community, the existing “R(A)” zoning could be retained to continue facilitating their redevelopment for residential use which would reduce the I/R interface problems.
Recommendation
To retain the area as “R(A)”.
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S/K3/30
S/K20/30
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R(A)
Oly
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HSBC Centre
TAI KOK TSUI
Metro Harbour View
Toilet
SecondarySchool Primary
School
PrimarySchool
SecondarySchool
SecondarySchool
SecondarySchool
ESS
FireStation
PrimarySchool
HealthCentre
RCPRCP
TelephoneExchange
RCP
RCP
ESS
RCP
ESS
ESS
Market
SewagePumpingStation
SocialServicesCentre
KowloonFuneralParlour
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SCALE 1 : 5 000
Land Use Plan
Plan No.
PLANNING DEPARTMENT
Date :
Tai Kok TsuiM/HOLS/15/28
Plan C3
Land Use PatternCommercial / Business & Office(Including Ancillary Office)
Site Boundary
within " R(A) " Zone
Industrial Buildings within
" OU(B) " and " R(E) " Zones
(See Plan B5)
(See
Plan D4)
(See
Plan D4)
(See
Plan D4)(See
Plan D4)
(See
Plan D4)
Vacant BuildingSource : 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
21.7.2015
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Plan No.
PLANNING DEPARTMENT
M/HOLS/15/28Plan C3a
Site Boundary
within " R(A) " Zone
Land Ownership
Land Ownership
SCALE 1 : 5 000
Multiple
Tai Kok Tsui
Survey Sheets No. 11-NW-13D, 14C, 14D, 18B, 18D, 19A, 19B, 19C and 19D
Source : Land Ownership recorded from Land Registry (as at 6.2014)
21.7.2015
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Date :SCALE 1 : 5 000
Plan No.
PLANNING DEPARTMENT
Building Condition
Building Age (Years)
Number Of Storeys
Poor
Total No. of Industrial Buildings : 2
46
Building 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/15/28
10
Plan C3b
Total No. of Units : 18
Total Area : 500 m2
Site Boundary
within " R(A) " Zone
10
46
8
50
Source : Survey undertaken by PlanD (as at 11.2013)
21.7.2015