Apart from enriching the spiritual life of our community, cultural, creative and arts activities offer creative young talents with alternatives other than traditional industries to develop their potentials. However, due to scarce land resources in Hong Kong, these activities inevitably need to compete with other social and economic pursuits for limited space and are very often put at a disadvantageous position. We are concerned about the situation. We will continue to do our best to increase land supply and provide space necessary for cultural, creative and arts activities through planning and other appropriate measures.
Currently, many cultural, creative and arts groups are based in industrial buildings. They form distinctive cultural clusters in different regions with synergies, and have become cradles to relevant industries. The Planning Department (PlanD) conducted “The Area Assessments of Industrial Land in the Territory” in 2014 and the results showed that the percentage of gross floor area for “Other Uses” (including cultural, creative and arts studios) in “Industrial” (“I”) “Other Specified Uses” annotated “Business” (“OU(B)”) zones, as compared with the figures in 2009, had increased from 2.4% to 3.8% and from 3.5% to 6.2% respectively,. This indicates that there is a certain level of demand for floor space for “Other Uses”, including cultural, creative and arts activities, in existing industrial buildings. At the same time, the vacancy rates of industrial buildings in “I” and “OU(B)” zones had both decreased as compared with the figures in 2009, demonstrating a continued market demand for industrial floor space.
In view of this trend, we have made some accommodating policies. Firstly, the time-limited revitalisation measures to facilitate redevelopment and wholesale conversion of old industrial buildings have optimised the use of these buildings during economic transition. The measures just concluded at the end of last month and no more new application will be accepted. We also recommend further relaxation of the restrictions on non-industrial uses, especially those uses that will not affect buildings and fire safety or cause nuisances to other users in the same buildings, with a view to further optimising the use of existing industrial buildings. Since last year, eight Outline Zoning Plans (OZPs) of Sha Tin, Ma Tau Kok, Tsing Yi, Aberdeen and Ap Lei Chau, Fanling/Sheung Shui, Kennedy Town and Mount Davis, Cheung Sha Wan, as well as Tsz Wan Shan, Diamond Hill and San Po Kong, have been amended to include “Art Studio (excluding those involving direct provision of services or goods)” as an always permitted use in industrial-office buildings in “I”, “OU(B)” and “Residential (Group E)” zones. Audio-visual Recording Studio and Design and Media Production offices were included as always permitted uses in the “I” zone by the Town Planning Board some years ago to provide more space for creative and music-related activities.
Fire safety is all along one of the important factors when we consider the relaxation of the restrictions on non-industrial uses in industrial buildings. There are still industrial activities in many industrial buildings and some involve storage of dangerous goods. Carrying out public or recreational activities in industrial buildings that involve a large number of people will bring a certain degree of fire risk. Therefore, we must act in prudence. Various government departments are studying whether restrictions on lower floors of industrial buildings can be further relaxed suitably, if they do not involve hazardous uses and fire safety is ensured.
There are views that the Lands Department (LandsD)’s interpretation of “industrial use” in land leases is too narrow and quite a number of uses are thus deemed to be breaches of lease. We hope members of the public can understand that LandsD must follow the legal interpretation of the uses specified in land lease, and cannot twist the interpretations just to entertain certain uses. Property owners should formally submit applications if they want to use their premises for any purposes not in compliance with the land lease conditions. In general, if the proposed use does not contravene the respective OZP, the property owner may apply for a short term waiver or lease modification with the District Land Office (DLO). If the application is approved, the property owner will be required to pay land premium or waiver fee, and the DLO will seek views from relevant departments during the process.
Meanwhile, with the support from relevant policy bureaux, we will continue to look for land suitable for arts, cultural and creative industries. For instance, (i) the Former Police Married Quarters on Hollywood Road is revitalised into a creative industries landmark, PMQ, providing some 130 design studios, multi-function areas and exhibition halls to promote the industries; (ii) in partnership with the Hong Kong Jockey Club, we are taking forward the Central Police Station Compound revitalisation project, which will provide space for cultural activities, integrating heritage, contemporary art and leisure facilities, for public enjoyment; (iii) certain floor area in the future development of a commercial site in Aberdeen is reserved for arts activities; and (iv) the Energizing Kowloon East Office (EKEO) has appointed a non-profit making organisation as the operator of the Sites 1, 2 and 3 beneath the Kwun Tong Bypass. It will provide venues for creative, cultural, arts and other uses, bringing vibrancy to the Kwun Tong waterfront. The design and construction works are estimated to commence in April this year, and the sites will operate around the first quarter of next year. The EKEO is also exploring the feasibility of reserving space in the two action areas in Kowloon Bay and Kwun Tong for arts, cultural and creative industries.
In the long run, we will continue to adopt a multi-pronged approach to increase land supply with a view to addressing the pressing needs in the community for housing, social and economic development, as well as the continuous demand for space from the cultural, creative and arts sectors. This can avoid vicious competition among various demands and provide sufficient development space for cultural, creative and arts activities. Young people with different interests can unleash their potentials and realise their aspirations. This will also help diversify Hong Kong’s economic development.
3 April, 2016
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