* Conversion factor from internal floor area to gross floor area is 1.3333. Yuen Long “R(E)” Area 1
(Site D13) Yuen Long
Area (Plan D13) :
“R(E)” Zone (in ha) (about)
2013^ 2.67
No. of Private Industrial Buildings :
2013^ Occupied 12 Wholly vacant - Under renovation - Total 12
^ Survey undertaken in June 2013.
Details of Private Industrial Buildings
Total No. of Private Industrial Buildings : 12 Total No. of Units Involved : 403 Total GFA* Involved (about) : 192,965m2
No. of Units Successfully Surveyed : 309 (76.7%) Total GFA* Successfully Surveyed (about) : 156,312m2
(81.0%)
No. of Buildings
Occupied Wholly vacant
Under renovation Total
No. of Storeys 1 - 7 storeys 3 - - 3 8 - 19 storeys 8 - - 8 20 storeys or above 1 - - 1 Land Ownership (as at end June 2014) Single 7 - - 7 Multiple 5 - - 5 Building Age (as at end March 2014) < 15 years 2 - - 2 15 – 29 years 6 - - 6 30 years or above 4 - - 4 Building Condition Good 3 - - 3 Fair 8 - - 8 Poor 1 - - 1
Surrounding Land Uses : Residential developments, villages, industrial buildings in nearby
“OU(B)” zone, open spaces, open car parks, West Rail Long Ping Station and nullah.
* Conversion factor from internal floor area to gross floor area is 1.3333. Yuen Long “R(E)” Area 2
Vacancy Rate (based on GFA*) PlanD’s Area Assessments
“R(E)” Zone Survey in 2013-14 Territorial 6.0% Northwest New Territories 1.1% Yuen Long 1.1%#
# Survey undertaken in June 2013. The subject area is the only “R(E)” area in the Northwest New Territories. Derived from R&VD’s Raw Data
“R(E)” Zone 2008 2009 2010 2011 2012 2013 Territorial 4.2% 4.7% 4.3% 4.2% 4.6% 2.9% Northwest New Territories 2.6% # 17.4% 0.3% 2.0% 7.7% 1.5% Yuen Long 2.6% # 17.4% 0.3% 2.0% 7.7% 1.5%
# The subject area is the only “R(E)” area in the Northwest New Territories. Take-up (derived from R&VD’s raw data and based on BD’s Monthly Digests)
“R(E)” Zone 2009 2010 2011 2012 2013 Territorial (m2 -5,044 )* -4,826 -11,792 -19,690 25,287 Northwest New Territories (m2)* -9,405 # 10,871 -3,590 -11,183 12,031 Yuen Long (m2)* -9,405 # 10,871 -3,590 -11,183 12,031
# The subject area is the only “R(E)” area in the Northwest New Territories. Subdivision of Units
Types of Units Units GFA* No. % m % 2
Non-subdivided Units 393 97.5 187,350 97.1 Subdivided Units 10 # 2.5 5,615 2.9 Total 403 192,965
# Among the 10 subdivided units, six units (about 60.0%) were divided into two to five subunits each, involving a total GFA of about 2,204m2 (about 39.3%). Two units (about 20.0%) were divided into six to ten subunits each, involving a total GFA of about 1,704m2 (about 30.3%). The remaining two units (about 20.0%) were divided into 11 to 15 subunits each, involving a total GFA of about 1,707m2
(about 30.4%).
Predominant Uses
Survey in 2013^ GFA* (m2 % )
Manufacturing/Workshop 18,758 9.7 Warehouse/Storage 59,259 30.7 Office 73,073 37.9 Others 1,124 # 0.6 Vacant 2,130 1.1 Under Renovation 1,968 1.0 Non-response 36,653 19.0 Total 192,965
^ Survey undertaken in June 2013. # The other uses identified in the 2013 survey were mainly showroom, taking up about 0.3% of the GFA.
* Conversion factor from internal floor area to gross floor area is 1.3333. Yuen Long “R(E)” Area 3
Comparison of Industrial Buildings in Nearby “OU(B)” Area Subject “OU(B)”
Area Nearby “OU(B)”
AreaOverall
# GFA* (m2 % ) GFA* (m2 % ) GFA* (m2 % )
Manufacturing/Workshop 18,758 9.7 18,521 8.9 37,279 9.3 Warehouse/Storage 59,259 30.7 105,489 50.8 164,748 41.1 Office 73,073 37.9 37,686 18.1 110,759 27.6 Others 1,124 # 0.6 12,383 6.0 13,507 3.4 Vacant 2,130 1.1 1,698 0.8 3,828 1.0 Under Renovation 1,968 1.0 4,859 2.3 6,827 1.7 Non-response 36,653 19.0 27,097 13.0 63,750 15.9 Total 192,965 207,733 400,698
# Involving 17 private industrial buildings in the nearby Yuen Long “OU(B)” area (Site B19) (Plan D13). 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 68 # 24.2 26,877 18.0 1,101 44.6 Non-manufacturing^ 213 75.8 122,802 82.0 1,368 55.4 Total 281 149,679 2,469
# 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 import/export, wholesale and retail trades (in terms of number of units) and transportation, storage, postal and courier services (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 subject area (about 2.7 ha) involves 12 private industrial buildings, mainly mixed with residential developments as well as the 17 industrial buildings in the nearby Yuen Long “OU(B)” area (Plan D13). Seven of the industrial buildings in the area are in the Tung Tau Industrial Area and were rezoned from “OU(B)” to “R(E)1” in March 2011 based on the recommendations of the 2009 Area Assessments. The remaining five industrial buildings are to the south on the opposite side of Yuen Long On Lok Road. In terms of the building height, eight industrial buildings in the area are 8-19 storeys high, three are 1-7 storeys high and the remaining one is 24 storeys. In terms of the building condition, eight buildings are in fair condition, three are in good condition and the remaining one is in poor condition. In terms of age, six buildings are 15-29 years old, four buildings are 30 years or above, while the remaining two young buildings are less than 15 years old. Seven and five buildings are under single and multiple ownership respectively. The overall vacancy rate is only 1.1%, which is significantly lower than the territorial figure of 6.0% for all “R(E)” areas. About 2.5% of the units are divided into subunits, involving about 2.9% of the GFA. Office and Warehouse/Storage are the largest two uses, occupying about 37.9% and 30.7% of the GFA respectively. Manufacturing/Workshop takes up about
* Conversion factor from internal floor area to gross floor area is 1.3333. Yuen Long “R(E)” Area 4
9.7% of the GFA. “Other Uses” take up about 0.6% of GFA, among which about 0.3% is for showroom. If taking into account the 12 industrial buildings in the subject “R(E)” area and the 17 industrial buildings in the nearby Yuen Long “OU(B)” area together, the overall vacancy is about 1.0%. Warehouse/Storage is the largest use, occupying about 41.1% of the GFA, to be followed by Office, taking up about 27.6% of the GFA. Manufacturing/Workshop takes up about 9.3% of the GFA. “Other Uses” account for 3.4% of the GFA. In terms of employment, about 2,469 workers are estimated to be engaged in the occupied non-subdivided units of the industrial buildings in the area, including about 1,101 workers (44.6%) in the manufacturing business and about 1,368 workers (55.4%) in the non-manufacturing business. The overall figure only accounts for about 3.1% 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. So far, three sites in the Tung Tau Industrial Area within the area have obtained planning permissions for residential developments from the Board between 2012 and 2014. Two sites obtained planning approval for proposed private residential developments and one of them, which is located in 21 Wang Yip Street West, has also further obtained relevant building plan approval from the Building Authority. The remaining permission is for a proposed HOS development. One site in the portion to the south of Yuen Long On Lok Road obtained a planning permission for redevelopment of the existing industrial building for hotel use. The permission has not yet been taken forward since its first approval in 2005. In view that the industrial uses in the area may have interface problems with the existing and planned residential developments within and near the area, and that three sites in the area already have residential development proposals approved by the Board, the area could be retained as “R(E)” to continue facilitating the future redevelopment for residential use.
Recommendation
To retain the area as “R(E)”.
SHA
N P
UI H
O E
AST
RO
AD
CHUNGYI
PRO
AD
SHAN PUI ROADTAK YIP STREET
FU YIP STREET
WA
NG
YIP
STR
EET W
EST
LEUNG YIP ST
HONGYIP STREET
YU
EN
LO
NG
KA
UH
UI
RO
AD
WA
NG
YIP
STR
EET E
AST
PO
YIP
STR
EET
HI YIP STREETKW
ON
GYIP
ST
REET
WANG YIP
ST
RE
ET
SO
UT
H
LONG YIP STREET
YUEN LONG ON LOK ROAD
TA
I K
IU R
OA
D
TAIL
EE
STREET
YUEN LONG ON NING ROADLO
NG
YIP STREET
SA
I TA
I ST
WA
NG
CH
AU
RO
AD
FOOK TAK ST
TU
NG
LO
K S
TR
EE
T
KIK
YE
UN
G R
OA
D
S/YL/21
S/YL-NSW/8
OU
GB
R(A)
O
V
OU
R(D)1
OU
G/IC
R(A
)
O
O
OU
CDA
G/IC
R(A)
V
R(A)
OU
OU
R(B)1
O
R(A)
OU
R(A)
V
OU
R(A)
VO
R(A)
V
OU
O
G/ICO
G/IC
CDA
CDA
CDA
R(E)
R(A)
OU
O
OU
V
OU
O
R(E)1
R(E)1
R(A)
Comprehensive Development
to Include
Wetland Restorarion Area
Playground
The Parcville
WA
NG
Y
IP STR
EET W
EST
Tung Tau Wai
San Tsuen
Tung Tau
Wai
Lam Uk
Tsuen
Ting Fook Villas
Fuk Hing Tsuen
Chung Sam
Wai
Sai Tau
Wai
Yeung Uk
Tsuen
Yeung Uk
San Tsuen
West Rail
Long Ping Station
Kwan Lok
San Tsuen
Sai Pin
WaiNam Pin Wai
Shan Pui
Chung Hau Tsuen
WA
NG
Y
IP STR
EET W
EST
HI Y
IP STREET
LEUN
G Y
IP ST
WA
NG
YIP
STR
EET E
AST
PO
YIP
STR
EET
TAK
YIP STREET
LONG YIP ST
YU
EN LO
NG
ON
LOK
RO
AD
SHAN PUI ROADFU
YIP STREET
WANG YIP
STR
EET SO
UTH
HONGYIP
CHUNG YIP R
OAD
SA
I TA
I ST
YUEN LONG ON NING ROAD
TAI LEE S
T
YU
EN
LO
NG
KA
U
HU
I
RO
AD
WA
NG
LO
K S
TR
EET
Hung Tin
Tsuen
Industrial
Estate
Business
Business
BusinessBusiness
Business
Busi
ness
Public
Car Park
ESS
STREET
Repairing
Centre
Pumping
Station
Secondary
School
Primary
School
WA
NG
CH
AU
RD
SCALE 1 : 5 000
Land Use Plan
Plan D13Plan No.
PLANNING DEPARTMENT
Date :
Yuen Long
Land Use Pattern
M/HOLS/15/29
(See
Plan B19)
Source : Survey undertaken by PlanD (as at 6.2013)
Industrial(Manufacturing/Workshop)
(See Plan B19)
(See
Plan B19)
(See
Plan B19)
(See
Plan B19)
Others
Industrial (Warehouse/Storage)
Commercial / Business & Office(Including Ancillary Office)
Industrial Buildings within
" OU(B) " Zones
Site Boundary within
" R(E) " Zone
*Proposed Developments with Building Plans Approved (as at 4.2014)
OZP Nos. S/YL/21 and S/YL-NSW/8
Record of Application as at 31.3.2014
21.7.2015
*
Approved Application (date of meeting)
for Residential
A/YL/191 (21.12.12)
A/YL/121-1 (6.8.09)
for Hotel
A/YL/121 (12.8.05)
A/YL/194 (11.1.13)
WA
NG
Y
IP STR
EET W
EST
HI Y
IP STREET
LEUN
G Y
IP ST
WA
NG
YIP
STR
EET E
AST
PO
YIP
STR
EET
TAK
YIP STREET
LONG YIP ST
YU
EN LO
NG
ON
LOK
RO
AD
SHAN PUI ROADFU Y
IP STREET
WANG YIP
STR
EET SO
UTH
HONGYIP STREET
CHUNG YIP R
OAD
WA
NG
CH
AU
RO
AD
SA
I TA
I ST
YUEN LONG ON NING ROAD
TAI LEE S
T
YU
EN
LO
NG
KA
U
HU
I
WA
NG
LO
K S
TR
EET
RO
AD
SHA
N P
UI H
O E
AST
RO
AD
CHUNGYI
PRO
AD
SHAN PUI ROADTAK YIP STREET
FU YIP STREET
WA
NG
YIP
STR
EET W
EST
LEUNG YIP ST
HONGYIP STREET
YU
EN
LO
NG
KA
UH
UI
RO
AD
WA
NG
YIP
STR
EET E
AST
PO
YIP
STR
EET
HI YIP STREETKW
ON
GYIP
ST
REET
WANG YIP
ST
RE
ET
SO
UT
H
LONG YIP STREET
YUEN LONG ON LOK ROAD
TA
I K
IU R
OA
D
TAIL
EE
STREET
YUEN LONG ON NING ROADLO
NG
YIP STREET
SA
I TA
I ST
WA
NG
CH
AU
RO
AD
FOOK TAK ST
TU
NG
LO
K S
TR
EE
T
KIK
YE
UN
G R
OA
D
SAU FU STREET SHUI CHE KWU
NST
KU
K T
ING
ST
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 D13a
Site Boundary within
" R(E) " Zone
M/HOLS/15/29
Source : Land Ownership recorded from Land Registry (as at 6.2014) Government Land
21.7.2015
WA
NG
Y
IP STR
EET W
EST
Nul
lah
HI Y
IP STREET
LEUN
G Y
IP ST
WA
NG
YIP
STR
EET E
AST
PO
YIP
STR
EET
TAK
YIP STREET
LONG YIP ST
YU
EN LO
NG
ON
LOK
RO
AD
SHAN PUI ROADFU
YIP STREET
WANG YIP
STR
EET SO
UTH
HONGYIP
STREET
CHUNG YIP R
OAD
WA
NG
CH
AU
RO
AD
SA
I TA
I ST
YUEN LONG ON NING ROAD
TAI LEE S
T
YU
EN
LO
NG
KA
U
HU
I
RO
AD
WA
NG
LO
K S
TR
EET
SHA
N P
UI H
O E
AST
RO
AD
CHUNGYI
PRO
AD
SHAN PUI ROADTAK YIP STREET
FU YIP STREET
WA
NG
YIP
STR
EET W
EST
LEUNG YIP ST
HONGYIP STREET
YU
EN
LO
NG
KA
UH
UI
RO
AD
WA
NG
YIP
STR
EET E
AST
PO
YIP
STR
EET
HI YIP STREETKW
ON
GYIP
ST
REET
WANG YIP
ST
RE
ET
SO
UT
H
LONG YIP STREET
YUEN LONG ON LOK ROAD
TA
I K
IU R
OA
D
TAIL
EE
STREET
YUEN LONG ON NING ROADLO
NG
YIP STREET
SA
I TA
I ST
WA
NG
CH
AU
RO
AD
FOOK TAK ST
TU
NG
LO
K S
TR
EE
T
KIK
YE
UN
G R
OA
D
SAU FU STREET SHUI CHE KWU
NST
KU
K T
ING
ST
CASTLE PEAK ROAD - YUEN LONG
Date :SCALE 1 : 5 000
Plan No.
PLANNING DEPARTMENT
Survey Sheets No. 6-NW-4D, 5C, 9B, 9D, 10A and 10C
Plan D13b
Total No. of Units : 403
Total No. of Industrial Buildings : 12
Building Age (Years)
Number Of Storeys
16
Building Age, Number of Storeys and Building Conditions
Yuen Long
and Building age as in 3.2014
Site Boundary within
" R(E) " Zone
8
35
M/HOLS/15/29
Source : Survey undertaken by PlanD (as at 6.2013)
Good
Fair
Building Condition
Poor
19
1
7
19
16
17
18
14
18
14
35
24
22
8
4012
33
Total Area : 2.67 ha
1
6
7
28
17
18
21.7.2015