(site b19) yuen long

* 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 - - - Total 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) : 194,356m2

(93.6%)

No. of Buildings

Occupied Wholly vacant

Under renovation Total

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 - - - -


Surrounding Land Uses : Residential developments, villages, industrial buildings in nearby

“R(E)” zone, government, institution and community uses, open spaces, open car parks, nullah and West Rail Long Ping Station.

Vacancy Rate (based on GFA*) PlanD’s Area Assessments

“OU(B)” Zone 2009 Area Assessments Survey in 2013-14 Territorial 8.4% 6.0% Northwest New Territories 4.7% 3.0% Yuen Long 4.7% 0.8%#

# Survey undertaken in March 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% Northwest New Territories 2.0% # 2.0% 2.3% 0.4% 3.6% 0.8% Yuen Long 2.0% # 2.0% 2.3% 0.4% 1.4% 0.5%

^ 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)

“OU(B)” Zone 2008 2009^ 2010^ 2011 ^ 2012 2013 Territorial (m2 -166,430 )* 4,831 225,015 -87,256 53,699 -85,817 Northwest New Territories (m2)* 37 # -37 1,385 6,952 -15,627 12,802 Yuen Long (m2)* 37 # -37 1,385 6,952 -2,158 1,868

^ 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 is the only “OU(B)” area in the Northwest New Territories before 2012. Subdivision of Units

Types of Units Units GFA* No. % m % 2

Non-subdivided Units 786 100.0 207,733 100.0 Subdivided Units - - - - Total 786 207,733


Predominant Uses 2009 2014@ ^

GFA* (m2 % ) GFA* (m2 % ) Manufacturing/Workshop 32,199 9.5 18,521 8.9 Warehouse/Storage 156,864 46.2 105,489 50.8 Office 38,075 11.2 37,686 18.1 Others 12,959 # 3.8 12,383 6.0 Vacant 16,110 4.7 1,698 0.8 Under Renovation 950 0.3 4,859 2.4 Non-response 82,218 24.2 27,097 13.0 Total 339,375 207,733

^ Survey undertaken in March 2014. @ 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 other uses identified in the 2014 survey were mainly shop and services, showroom, research and

development/testing centre, eating place and studio, taking up about 1.4%, 1.2%, 0.9%, 0.7% and 0.7% of the GFA respectively.

Comparison of Industrial Buildings in Adjoining “R(E)” Area

Subject “OU(B)” Area

Adjoining “R(E)” Area

Overall #

GFA* (m2

% )

GFA* (m2

% )

GFA* (m2

% )

Manufacturing/Workshop 18,521 8.9 18,758 8.3 37,279 9.3 Warehouse/Storage 105,489 50.8 59,259 30.7 164,748 41.1 Office 37,686 18.1 73,073 37.9 110,759 27.6 Others 12,383 6.0 1,124 2.0 13,507 3.4 Vacant 1,698 0.8 2,130 1.1 3,828 1.0 Under Renovation 4,859 2.4 1,968 1.0 6,827 1.7 Non-response 27,097 13.0 36,653 19.0 63,750 15.9 Total 207,733 192,965 400,698

# 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

Business Nature Occupied Non-subdivided Units

GFA* No. of Workers

No. % m % 2 No. % Manufacturing 156 # 25.3 63,682 36.6 958 38.1 Non-manufacturing 462 ^ 74.7 110,149 63.4 1,555 61.9 Total 618 173,831 2,513

# 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).


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.


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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CHUNGYI

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FU YIP STREET

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S/YL/21

S/YL-NSW/8

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GB

R(A)

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R(D)1

OU

G/IC

R(A

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O

G/IC(2)

O

O

OU

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G/IC

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R(A)

R(B)1

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R(A)

R(A)

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R(A)

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R(A)

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R(E)

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OU

V

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R(E)1R(E)1

R(E)1

R(A)

PFS

Pumping

Station

Car

Park

Car

Park

Playground

The Parcville

WA

NG

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IP STR

EET W

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Tung Tau Wai

San Tsuen

Lam Uk

Tsuen

Ting Fook Villas

Fuk Hing Tsuen

Chung Sam

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Sai Tau

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Tsuen

West Rail

Long Ping Station

Nam Pin Wai

WA

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Secondary

School

Primary

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Industrial

Estate

Bus Depot

ESS

Kwan Lok

San Tsuen

Sai Pin

Wai

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


M/HOLS/15/27

Source : Land Ownership recorded from Land Registry (as at 6.2014)Government Land

21.7.2015

WA

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SAU FU STREET SHUI CHE KWU

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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)

21.7.2015

Good

Fair

Building Condition

Building Age (Years)

Number Of Storeys

Total No. of Industrial Buildings : 17

26


Total No. of Units : 786

Total Area : 6.94 ha

8

(site b19) yuen long

Documents