san hei tsuen/tong yan san tsuen (site a25) · 2018. 1. 24. · non-response - - 1,649 1.5 4,699...
TRANSCRIPT
* Conversion factor from internal floor area to gross floor area is 1.3333. San Hei Tsuen/Tong Yan San Tsuen “I” Area 1
(Site A25) San Hei Tsuen/Tong Yan San Tsuen
Area (Plan A25) :
“I” Zone (in ha) (about)
2008 2014 Difference ^ 14.80 14.80 -
No. of Private Industrial Buildings :
2008 2014 Difference ^ Occupied 18 19 +1 Wholly vacant 1 - -1 Under renovation - - - Total 19 19 -
Other Building(s)/Site(s) : 2008 2014 Difference ^ Private Petro filling station 2 2 - Eating place 1 1 - Site with village houses/ squatters 5 5 - Temporary concrete batching plant
1 1 -
Temporary workshop 10 10 - Temporary open storage/ warehouse
9 10 +1
Vacant site 4 2 -2 Government Open space 1 1 -
Site with village houses/ squatters 1 1 - Grave 2 2 - Temporary workshop 1 1 - Temporary open storage/
warehouse 1 2 +1
Temporary car park 2 2 - Vacant site 4 3 -1 ^ Survey undertaken in April 2014.
Details of Private Industrial Buildings
Total No. of Private Industrial Buildings : 19 Total No. of Units Involved : 121 Total GFA* Involved (about) : 113,368m
2
No. of Units Successfully Surveyed : 110 (90.1%) Total GFA* Successfully Surveyed (about) : 108,669m2
(95.9%)
No. of Buildings
Occupied Wholly vacant
Under renovation Total
No. of Storeys 1 - 7 storeys 19 - - 19 8 - 19 storeys - - - - 20 storeys or above - - - - Land Ownership (as at end June 2014) Single 15 - - 15 Multiple 4 - - 4
* Conversion factor from internal floor area to gross floor area is 1.3333. San Hei Tsuen/Tong Yan San Tsuen “I” Area 2
No. of Buildings
Occupied Wholly vacant
Under renovation Total
Building Age (as at end March 2014) < 15 years 1 - - 1 15 - 29 years 12 - - 12 30 years or above 3 - - 3 Unknown 3 - - 3 Building Condition Good 1 - - 1 Fair 10 - - 10 Poor 8 - - 8
Surrounding Land Uses : Residential developments and village settlements, industrial buildings
at nearby Ping Shan “CDA” area, petrol filling station, open spaces, Light Rail and roads.
Vacancy Rate (based on GFA*) PlanD’s Area Assessments
“I” Zone 2005 Area Assessments
2009 Area Assessments
Survey in 2013-14
Territorial 7.0% 6.5% 3.5% Northwest New Territories 7.4% 5.0% 3.5% San Hei Tsuen/Tong Yan San Tsuen 2.8% 1.3% 0.1%#
# Survey undertaken in April 2014. Derived from R&VD’s Raw Data
“I” Zone 2008 2009 2010 2011 2012 2013 Territorial 4.5% 5.0% 4.6% 3.3% 4.7% 2.4% Northwest New Territories 3.0% 4.2% 4.0% 2.4% 4.2% 1.9% San Hei Tsuen/Tong Yan San Tsuen 0.2% 1.1% 0.1% 0.1% 1.1% 2.7%
Take-up (derived from R&VD’s raw data and based on BD’s Monthly Digests)
“I” Zone 2008 2009 2010 2011 2012 2013 Territorial (m2 54,071 )* -49,072 224,505 143,426 -122,913 219,561 Northwest New Territories (m2 26,989 )* -34,693 5,150 56,034 -27,246 44,341 San Hei Tsuen/Tong Yan San Tsuen (m2 994 )* -7,693 1,100 10,994 -1,116 -1,675
Subdivision of Units
Types of Units Units GFA* No. % m % 2
Non-subdivided Units 121 100.0 113,368 100.0 Subdivided Units - - - - Total 12 113,368
* Conversion factor from internal floor area to gross floor area is 1.3333. San Hei Tsuen/Tong Yan San Tsuen “I” Area 3
Predominant Uses
2005 2008 2014^ GFA* (m2 % ) GFA* (m2 % ) GFA* (m2 % )
Manufacturing/Workshop 35,349 32.4 26,296 24.2 19,002 16.8 Warehouse/Storage 68,712 62.9 78,416 72.2 88,648 78.2 Office 1,202 1.1 700 0.6 904 0.8 Others 826 0.8 213 0.2 - - Vacant 3,070 2.8 1,368 1.3 115 0.1 Under Renovation - - - - - - Non-response - - 1,649 1.5 4,699 4.1 Total 109,159 108,642 113,368
^ Survey undertaken in April 2014. Comparison of Industrial Buildings in Nearby “CDA” Area
Subject “I” Area
Nearby “CDA” Area
Overall #
GFA* (m2
% )
GFA* (m2
% )
GFA* (m2
% )
Manufacturing/Workshop 19,002 16.8 5,146 53.3 24,148 19.6 Warehouse/Storage 88,648 78.2 2,999 31.1 91,647 74.5 Office 904 0.8 - - 904 0.7 Others - - - - - - Vacant 115 0.1 1,503 15.6 1,618 1.3 Under Renovation - - - - - - Non-response 4,699 4.1 - - 4,699 3.8 Total 113,368 9,648 123,016
# Involving two private industrial buildings in the nearby Ping Shan “CDA” area (Site E8) (Plan A25). Business Nature and No. of Workers in Occupied Units
Business Nature Occupied Units GFA* No. of Workers No. % m % 2 No. %
Manufacturing 35 # 32.1 19,063 17.6 150 43.3 Non-manufacturing 74 ^ 67.9 89,491 82.4 196 56.7 Total 109 108,554 346
# The largest manufacturing business is manufacturing of food products, beverages and tobacco products (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 transportation, storage, postal and courier services (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 14.8 ha) involves 19 industrial buildings mixed with some temporary workshop and storage uses as well as village houses/squatters (Plan A25). The area is to the south of Ping Shan “CDA” area (Site E8). Besides, it is within the Study Area of the ongoing Planning and Engineering Study for Housing Sites in Yuen Long South – Investigation (YLS Study) jointly commissioned by PlanD and CEDD, and near to the proposed Hung Shui Kiu New Development Area (NDA) covered by the ongoing Hung
* Conversion factor from internal floor area to gross floor area is 1.3333. San Hei Tsuen/Tong Yan San Tsuen “I” Area 4
Shui Kiu NDA Planning and Engineering Study (HSKNDA Study) also jointly commissioned by PlanD and CEDD. When compared with the 2009 Area Assessments, one vacant industrial building previously found was demolished and replaced by a new 3-storey industrial building. Thus, the total industrial GFA in the area has slightly increased from about 108,642m2 to about 113,368m2
. All 19 industrial buildings in the area have 1-3 storeys. In terms of age, 12 buildings are 15-29 years, three are 30 years or above, one is 2 years and the age of the remaining three is unknown. In terms of condition, ten and eight buildings are in fair and poor condition respectively, while the remaining one is in good condition. In terms of ownership, 15 buildings are under single ownership and the remaining four are under multiple ownership.
The updated overall vacancy rate is only 0.1%, which is much lower than the territorial figure of 3.5% and the 1.3% identified in the 2009 Area Assessments. Such vacancy is also significantly lower than the average of 3.5% for the seven areas in the Northwest New Territories. No subdivided unit was found in all the buildings. In terms of usage, Warehouse/Storage is still the largest user, occupying about 78.2% of the GFA which is higher than the 72.2% identified in the 2009 Area Assessments. The GFA for Manufacturing/Workshop has decreased from about 24.2% in 2009 to about 16.8% in 2014. Office use only takes up about 0.8% of the GFA, which is similar to the 0.6% identified in the 2009 Assessments. If taking into account the 19 industrial buildings in the subject “I” area and the two industrial buildings in the nearby Ping Shan “CDA” area together, the overall vacancy is about 1.3%. Warehouse/Storage is still the largest user, occupying about 74.5% of the GFA, followed by Manufacturing/Workshop (about 19.6%) and Office (about 0.7%). In terms of employment, about 346 workers are estimated to be engaged in the occupied units of the industrial buildings in the area, including about 150 workers (43.3%) in the manufacturing business and about 196 workers (56.7%) in the non-manufacturing business. The overall figure only accounts for about 0.4% of the total of 80,779 persons engaged (other than those in the 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, two planning applications have been approved for minor relaxation of building height restrictions for the permitted industrial use at 11 San Hi Tsuen Street and 1 Ping Fuk Lane (Plan A25). In view of the very low vacancy of the area and its high usage for industrial uses (in particular Warehouse/Storage), the area could be retained as “I” for the time being. On the other hand, it is noted that the area is surrounded by both existing and planned residential developments (including existing village and residential developments to east, north and west, two “R(B)1” sites to the northwest and two “CDA” sites to the northeast). To help address the existing and potential I/R interface problems, the area should be retained as “I” for the time being and take account of the possible changing local circumstances arising from the coming recommendations of the YLS Study and HSKNDA Study.
* Conversion factor from internal floor area to gross floor area is 1.3333. San Hei Tsuen/Tong Yan San Tsuen “I” Area 5
Recommendation
To retain the area as “I”.
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S/YL-PS/16
S/YL-TYST/10
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CDA
Monastery
Ping Shan
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Girl Guide
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Open
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PFS
PFS
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CarPark
CarRepairing
Engineering
Workshop
Metal
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Warehouse
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INTERCHANGE
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(See
Plan E8)
PING Y
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SCALE 1 : 5 000
Land Use Plan
Plan A25Plan No.
PLANNING DEPARTMENT
Date :
M/HOLS/15/26
Record of Application as at 31.3.2014Open space
Boundary of " I " Zone
Temporary Use/Structure
Vacant Land
Village Housing
Land Use Pattern
Commercial / Business & Office(Including Ancillary Office)
Industrial(Manufacturing/Workshop)
Industrial (Warehouse/Storage)
Other Specified Uses
GraveSource : Survey undertaken by PlanD (as at 4.2014)
OZP Nos. S/YL-TYST/10 and S/YL-PS/16
San Hei Tsuen / Tong Yan San Tsuen
Industrial Buildings within
" CDA " Zone
21.7.2015
A/YL-TYST/50 (16.10.98)
for Concrete Batching Plant
A/YL-TYST/56 (12.3.99)
for Concrete Batching Plant
for Extension of "Existing"
Ice-making Workshop
for Metal Ware Factory
A/YL-TYST/81 (19.11.99)
A/YL-TYST/283 (27.5.05)
A/YL-TYST/135 (18.5.01)
for Temporary Showroom, Car Park
for Temporary Concrete Batching Plant,
Minor Relaxation of Building Height
for Temporary
Private Garden & Car Park
A/YL-TYST/401 (15.8.08)
for Minor Relaxation of Building Height
for Home for the Elderly
A/DPA/YL-TYST/86 (22.3.96)
for Minor Relaxation of Building Height
A/YL-TYST/382 (7.3.08)
A/YL-TYST/50 (16.10.98)
A/YL-TYST/135 (18.5.01)
Approved Application (date of meeting)
Rejected Application (date of meeting)
A/YL-TYST/301 (13.1.06)
A/YL-TYST/301-1 (13.7.06)
A/YL-TYST/412 (23.1.09)
A/YL-TYST/412-1 (24.4.09)
A/YL-TYST/412-2 (27.7.09)
A/YL-TYST/412-3 (30.10.09)
A/YL-TYST/412-4 (19.10.10)
A/YL-TYST/181 (28.2.03)
A/YL-TYST/306 (17.2.06)
A/YL-TYST/410 (19.12.08)
A/YL-TYST/568 (10.2.12)
A/YL-TYST/568-1 (21.8.12)
A/YL-TYST/575 (30.3.12)
for Minor Relaxation of Building Height
for Minor Relaxation of Building Height
A/YL-TYST/636 (5.7.13)
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Date :SCALE 1 : 5 000
Plan No.
PLANNING DEPARTMENTLand Ownership
Land Ownership
Government Land
Multiple
Single
Boundary of " I " Zone
Plan A25a
Survey Sheets No. 6-NW-8C, 8D, 13A, 13B, 13C and 13D
M/HOLS/15/26
SAN HI TSUEN ST
YUEN LONG HIGHWAY
MA FUNG LING RD
Source : Land Ownership recorded from Land Registry (as at 6.2014)
San Hei Tsuen / Tong Yan San Tsuen
CASTLE PEAK R
OAD - PIN
G SHAN
21.7.2015
Girl Guide
Association
Ping Shan
House
KIU WONG STREET
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TIN SHUI WAI WESTINTERCHANGE
SH
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CASTLE PEAK R
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Girl Guide
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MA FUNG LING RD
YUEN LONG HIGHWAY
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KIU
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PING KWAI ROAD
PIN
G P
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CASTLE PEAK R
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20
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*Building Age Unknown
3
20
Remark :
24
3
Plan No.
PLANNING DEPARTMENT
Date :SCALE 1 : 5 000
Good
Building Condition
Building Age (Years)
Number Of Storeys
Total No. of Industrial Buildings : 19
Boundary of " I " Zone
Total No. of Units : 121
Plan A25b
and Building age as in 3.2014
Survey Sheets No. 6-NW-8C, 8D, 13A, 13B, 13C and 13D
Total Area : 14.80 ha
22
M/HOLS/15/26
SAN HI TSUEN ST
Poor
Fair
Source : Survey undertaken by PlanD (as at 4.2014)
Building Age, Number of Storeys and Building Conditions
San Hei Tsuen / Tong Yan San Tsuen
1
24
1
34
1
43
3
2
35
1
1
*
1
*
23
3
3
24
11
*
3
22
20
3
20
3
27
3
27
3
26
3
27
3
26
3
21.7.2015