san po kong (site b8) - planning department | 規劃署 · 2018-01-24 · san po kong “ou(b)”...
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* Conversion factor from internal floor area to gross floor area is 1.3333.
San Po Kong “OU(B)” Area 1
(Site B8) San Po Kong
Area (Plan B8) :
“OU(B)” Zone (in ha) (about)
2009 2014 Difference ^ 10.96 10.96 -
No. of Private Industrial Buildings :
2009 2014 Difference ^ Occupied 64 59 -5 Wholly vacant - 2 +2 Under renovation - - - Total 64 61 -3
Other Building(s)/Site(s) : 2009 2014 Difference ^ Private Commercial/Office 3 3 - Hotel - 1 +1 Electricity sub-station 1 1 - Works in progress 1 3 +2 Vacant Site - 1 +1
^ Survey undertaken in May 2014.
Details of Private Industrial Buildings
Total No. of Private Industrial Buildings : 61 Total No. of Units Involved : 3,889 Total GFA Involved (about) : 1,164,661 m
2
No. of Sample Units Surveyed : 3,036 (78.1%) Total Sample GFA Surveyed (about) : 1,063,949 m2
(91.4%)
No. of Buildings
Occupied Wholly vacant
Under renovation Total
No. of Storeys 1 - 7 storeys 2 1 - 3 8 - 19 storeys 38 1 - 39 20 storeys or above 19 - - 19 Land Ownership (as at end June 2014) Single 4 1 - 5 Multiple 55 1 - 56 Building Age (as at end March 2014) < 15 years 1 - - 1 15 – 29 years 10 - - 10 30 years or above 48 2 - 50 Building Condition Good 5 - - 5 Fair 54 2 - 56 Poor - - - -
* Conversion factor from internal floor area to gross floor area is 1.3333.
San Po Kong “OU(B)” Area 2
Surrounding Land Uses : Residential developments, government, institution and community uses
(including schools, bus terminus, cooked food centre and sport centre) 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% Kowloon 9.1% 6.4% San Po Kong 10.2% 4.1%#
# Survey undertaken in May 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% San Po Kong 7.5% 5.0% 5.5% 5.4% 4.9% 5.0%
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 San Po Kong (m2 -26,111 )* 29,485 14,412 1,244 -86,375 -1,253
Subdivision of Units
Types of Units Units GFA* No. % m % 2
Non-subdivided Units 3,578 92.0 952,465 81.8 Subdivided Units 311 # 8.0 212,196 18.2 Total 3,889 1,164,661
# Among the 311 subdivided units, 222 units (about 71.4%) were divided into two to five subunits each, involving a total GFA of about 120,899m2 (about 57.0%). 66 units (about 21.2%) were divided into six to ten subunits each, involving a total GFA of about 52,703m2 (about 24.8%). 14 units (about 4.5%) were divided into 11 to 15 subunits each, involving a total GFA of about 30,256m2 (about 14.3%). Two units (about 0.6%) were divided into 16 to 20 subunits each, involving a total GFA of about 924m2 (about 0.4%). Five units (about 1.6%) were divided into 21 to 25 subunits each, involving a total GFA of about 5,791m2 (about 2.7%). The remaining two units (about 0.6%) were divided into more than 30 subunits each, involving a total GFA of about 1,623m2 (about 0.8%).
* Conversion factor from internal floor area to gross floor area is 1.3333.
San Po Kong “OU(B)” Area 3
Predominant Uses
2009 2014^ GFA* (m2 % ) GFA* (m2 % )
Manufacturing/Workshop 101,197 8.4 78,814 6.8 Warehouse/Storage 364,272 30.1 324,126 27.8 Office 471,212 39.0 376,977 32.4 Others 31,531 # 2.6 59,798 5.1 Vacant 122,784 10.2 47,672 4.1 Under Renovation 7,733 0.6 21,456 1.8 Non-response 110,056 9.1 255,819 22.0 Total 1,208,785 1,164,661
^ Survey undertaken in May 2014. # The other uses identified in the 2014 survey were mainly shop and services and recreational facilities,
taking up about 2.0% and 0.8% of the GFA respectively. 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 435 # 18.1 150,942 22.4 6,774 33.4 Non-manufacturing 1,969 ^ 81.9 522,430 77.6 13,532 66.6 Total 2,404 673,372 20,306
# 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 11.0 ha) mainly comprises 61 private industrial buildings. The area is surrounded by several residential developments, open space, GIC facilities, and is well connected by existing road networks. There are also two planned public housing developments at the “R(E)” site to the south and “CDA” site to the northeast. To the further south across Prince Edward Road East is the Kai Tak Development. When compared with the 2009 Area Assessments, the total industrial stock in the area has been slightly decreased from about 1.21 million m2 to 1.16 million m2
due to the demolition of three industrial buildings. Among the 61 industrial buildings in the area, 39 buildings are 8-19 storeys high and 19 are 20 storeys high or above, while the remaining three are 1-7 storeys. In terms of age, 50 buildings are 30 years or above and ten are 15-29 years old. There is only one relatively new building which is six years old. In terms of condition, all buildings are in fair condition except five are in good condition. 56 out of the 61 buildings are under multiple ownerships, while the remaining five are under single ownership.
The updated overall vacancy of the area is 4.1%, which is significantly lower than the 10.2%
* Conversion factor from internal floor area to gross floor area is 1.3333.
San Po Kong “OU(B)” Area 4
identified in the 2009 Area Assessments. 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 8.0% of the units are divided into subunits, involving about 18.2% of the
GFA. In terms of usage, Office is still the largest user, taking up about 32.4% of the GFA
though the figure is lower than the 39.0% identified in 2009. The second largest user is still
Warehouse/Storage use, taking up about 27.8% of the GFA which is lower than the 30.1%
identified in 2009. Manufacturing/Workshop is the third largest user, occupying about 6.8%
of the GFA which is also slightly lower than the 8.4% identified in 2009. “Other Uses”
account for about 5.1% which is nearly double as compared with the 2.6% identified in 2009.
The major types of uses include shop and services and recreational facilities, both of which
constitute about 2.8% of the GFA.
In terms of employment, about 20,306 workers are estimated to be engaged in the occupied
units of the industrial buildings in the area, including about 6,774 workers (33.4%) in the
manufacturing business and about 13,532 workers (66.6%) in the non-manufacturing
business. The overall figure accounts for about 28.8% of the total of 70,511 persons
engaged (other than those in the civil service) in various business/industries in the Wong Tai
Sin District identified by C&SD in June 2014.
Since the completion of the 2009 Area Assessments, the following new
development/redevelopment projects have been identified in the area (Plan B8):
(a) a new hotel completed at 15-19 Luk Hop Street;
(b) building plan approvals for new commercial/office developments at three sites,
including 2 Ng Fong Street (which also has a related approval under revitalisation
measures for redevelopment of the existing industrial building with lease modification
executed), 1-3 Sheung Hei Street and 33 Tseuk Luk Street;
(c) building plan approval for a new industrial development at 20-24 Tai Yau Street; and
(d) planning approvals for proposed hotel developments at three sites, including 210-212
Choi Hung Road/15-17 Ng Fong Street, 29 Tai Yau Street and 20-24 Tai Yau Street.
Given the above, in particular the signs of transformation in the area as shown in the above
new development/redevelopment 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 37.5% for Office and “Other Uses” in total as compared with 41.6%
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)”.
WIP
Vacant Building
LU
NG
PO
ON
ST
FU
NG
TA
KR
OA
D
MUK LUN STREET
SH
ATI
NP
AS
SR
OA
D
TAI HOM ROAD
CHUN YAN STREET
CHOI HUNG ROADNG FONG STREET
TAI SHING STREET
LUK HOP STREET
CHOI YEE LANE
SH
EU
NG
HE
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TA
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PAT TAT STREET
TSEUK LUK STREET
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TSAT PO STREETS
AM
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UK
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YI LUN ST
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GR
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G L
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KING FUK STREET
YIN
HIN
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TR
EE
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YAN OI STHONG
KEUNGSTREET
PRINCE EDWARD ROAD EAST
NING YUEN ST
CONCORDE
RO
AD
YU
KK
WA
NST
REET
MU
K H
UN
G S
TR
EE
T
KA
I T
AK
RIV
ER
KAI
TA
KRI
VE
R
S/K11/27
S/K8/21
S/K22/4
OU
R(A)
R(A)
R(A)R(A)
G/IC
G/IC
O
R(A)
R(A)G/IC
CDA
O
O
O
G/IC
G/IC
O
G/IC
O
R(A)
R(A)
G/IC
R(A)
R(E)
G/IC(1)
R(A)
O
OR(A)
R(A)
G/IC
G/IC
R(A)
G/IC
R(A)
G/IC(2)
O
G/IC OUC(6)
OU
G/IC
G/IC
OUG/IC
O
R(A)2
O
GB
O
O
O(1
)
G/IC
G/IC
U
R(A)
G/IC
R(A)
R(A)
G/IC
G/IC
U
O
O
R(A)
R(A)
R(A)
OU
OU
OU
OU
OU
Police Station
ESS
ESS
ESS
Secondary
School
Sports Centre
(Market &
CFC under)
Primary
School
Secondary
School
Secondary
School
Pumping
Station
Health
Centre
Secondary
School
Secondary
School
Bus Terminus
Kai Tak East
Sports Centre
Church
PAT TA
T STREET
TA
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AU
ST
RE
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LUK
HO
P STREET
TSEUK
LUK
STREET
CHOI HUNG ROAD
LUN
G CH
EUN
G RO
AD
SZ
E M
EI
ST
RE
ET
KING FUK STREET
PRINCE EDWARD ROAD EAST
SA
MC
HU
KS
T
TSAT PO ST
HONG KEUNGST
NG
FON
G ST
SH
EU
NG
HE
I ST
SCALE 1 : 5 000
Land Use Plan
Plan B8Plan No.
PLANNING DEPARTMENT
Date :
San Po KongM/HOLS/15/27
(note : the classification of occupied building is based on R&V Dept. data only)
Boundary of " OU(B) " Zone
Commercial/Office
Land Use Pattern
Industrial (Flatted Factories)
Industrial/Office
Hotel
Other Specified Uses
Works in Progress
Vacant Land
WIP
WIP
WIP
*Proposed Developments with Building Plans Approved (as at 4.2014)
*
Record of Application as at 31.3.2014
**
Source : R&V Dept. and PlanD’s Survey (as at 5.2014)
OZP Nos. S/K8/21, S/K11/27 and S/K22/4
Special Wavier Executed for Wholesale Conversion and Redevelopment with Lease Modification Executed (as at 4.2014)
21.7.2015
A/K11/150 (5.12.03)
for Hotel
A/K11/154 (13.2.04)
for Hotel
A/K11/163 (13.8.04)
Approved Application (date of meeting)A/K11/150 (5.12.03)
A/K11/152 (19.12.03)
for Hotel
A/K11/149 (5.12.03)
for Hotel
A/K11/146 (30.5.03)
A/K11/145 (16.5.03)
A/K11/144 (16.5.03)
A/K11/205 (4.12.12)
for Hotel
A/K11/199 (15.10.10)
for Hotel
for Hotel
A/K11/160 (30.7.04)
A/K11/160-1 (29.7.08)
A/K11/208 (6.7.12)
*
*
*
PAT TA
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LUK
HO
P STREET
TSEUK
LUK
STREET
CHOI HUNG ROAD
LUN
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EUN
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AD
SZ
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ST
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ET
KING FUK STREET
PRINCE EDWARD ROAD EAST
SA
MC
HU
KS
T
TSAT PO ST
HONG KEUNGST
NG
FON
G ST
SH
EU
NG
HE
I ST
LU
NG
PO
ON
ST
FU
NG
TA
KR
OA
D
MUK LUN STREET
SH
ATI
NP
AS
SR
OA
D
TAI HOM ROAD
CHUN YAN STREET
CHOI HUNG ROADNG FONG STREET
TAI SHING STREET
LUK HOP STREET
CHOI YEE LANE
SH
EU
NG
HE
I ST
RE
ET
TA
I Y
AU
ST
RE
ET
PAT TAT STREET
TSEUK LUK STREET
SZ
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ST
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TSAT PO STREETS
AM
CH
UK
ST
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ET
YI LUN ST
UN
GR
OA
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SH
UN
G L
ING
ST
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ET
KING FUK STREET
YIN
HIN
G S
TR
EE
T
YAN OI STHONG
KEUNGSTREET
PRINCE EDWARD ROAD EAST
NING YUEN ST
CONCORDE
RO
AD
YU
KK
WA
NST
REET
MU
K H
UN
G S
TR
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MUK CHUI STREET
KA
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RIV
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KAI
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Plan B8aPlan No.
PLANNING DEPARTMENT
Date :
M/HOLS/15/27
SCALE 1 : 5 000
Land Ownership
Survey Sheets No. 11-NE-6A, 6B, 6C, 6D, 7A, 7C, 11A, 11B and 12A
San Po Kong
Land Ownership
Government Land
Multiple
Single
Boundary of " OU(B) " Zone
Source : Land Ownership recorded from Land Registry (as at 6.2014)
21.7.2015
PAT TA
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TA
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ST
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ET
LUK
HO
P STREET
TSEUK
LUK
STREET
CHOI HUNG ROAD
LUN
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EUN
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AD
SZ
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EI
ST
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ET
KING FUK STREET
PRINCE EDWARD ROAD EAST
SA
MC
HU
KS
T
TSAT PO ST
HONG KEUNGST
NG
FON
G ST
SH
EU
NG
HE
I ST
LU
NG
PO
ON
ST
FU
NG
TA
KR
OA
D
MUK LUN STREET
SH
ATI
NP
AS
SR
OA
D
TAI HOM ROAD
CHUN YAN STREET
CHOI HUNG ROADNG FONG STREET
TAI SHING STREET
LUK HOP STREET
CHOI YEE LANE
SH
EU
NG
HE
I ST
RE
ET
TA
I Y
AU
ST
RE
ET
PAT TAT STREET
TSEUK LUK STREET
SZ
E M
EI
ST
RE
ET
TSAT PO STREETS
AM
CH
UK
ST
RE
ET
YI LUN ST
UN
GR
OA
D
SH
UN
G L
ING
ST
RE
ET
KING FUK STREET
YIN
HIN
G S
TR
EE
T
YAN OI STHONG
KEUNGSTREET
PRINCE EDWARD ROAD EAST
NING YUEN ST
CONCORDE
RO
AD
YU
KK
WA
NST
REET
MU
K H
UN
G S
TR
EE
T
MUK CHUI STREET
KA
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AK
RIV
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KAI
TA
KRI
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R
Plan B8bPlan No.
PLANNING DEPARTMENT
Date :
M/HOLS/15/27
SCALE 1 : 5 000
Building Age, Number of Storeys and Building Conditions
San Po Kong
Survey Sheets No. 11-NE-6A, 6B, 6C, 6D, 7A, 7C, 11A, 11B and 12A
and Building age as in 3.2014
Good
Fair
Building Condition
Building Age (Years)
Number Of Storeys
Total No. of Industrial Buildings : 61
32
Boundary of " OU(B) " Zone
13
13
17
43
13
45
49
12
489
48
14
48
12
4827
22
25
30
9
49
26
22
30
18
12
48
9
48
15
48
15
42
14
43
14
47
14
47
14
45
36
19
26
40
17
44
25
42
25
8
497
50
8
48
27
28
24
1725
318
49
31
1717
47
24
31
12
49
10
50
10
49
6
49
7
4911
47
48
11
26
1622
42
24
32
14
47
26
35
11
48
13
48
18
44
31
18
44
22
610
49 13
44 14
4815
4814
4414
4814
48
12
48
Total Area : 10.96 ha
Total No. of Units : 3,889
25
Source : Survey undertaken by PlanD (as at 5.2014)
24
26
6
28
16
27
6
34
1
21.7.2015
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