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5the Local Logistics Industry Land Constraints Faced byFigure 30. Types of industrial and logistics space in Hong KongSources: Savills and CBRE ResearchGeneral warehouse• No temperature control• Low plot ratioInadequate supply in Hong KongStorage space in flatted factories• Modified from existing flatted factories• Low ceiling and floor loading• No ramp accessModern logistics centre• Ramp access• Large floor plate• High ceiling and floor loadingCold storage• Temperature- controlled storageAs discussed earlier, the development of the industry has long been constrained by the insufficient availability of land, a direct consequence of the Government’s lack of a strategic economic and industrial blueprint. In the following sections, we will take a deep dive into the land shortage issue faced by the logistics industry.Logistics properties in Hong Kong can be broadly categorised into four types: general warehouse, storage space in flatted factory, modern logistics centre, and cold storage (Figure 30). Since logistics services are facing higher customer expectations in terms of timeliness, security, status monitoring and value-adding services, general warehouses and traditional flatted factories can hardly meet the requirements of modern logistics operators. Flatted factories were designed during the industrial era of Hong Kong. Their low ceilings and light floor loading make them more suited for light manufacturing than modern logistics. Access to the upper floors of these flatted factories are via lifts only, and the lifts tend to be outdated with limited weight lifting capacity. Direct access to upper floors via ramps is preferable for modern logistics operation, but ramps are virtually non-existent in the older industrial districts. General warehouses, on the other hand, are purposely-built floor space for basic logistics and storage purpose. However, general warehouses do not have temperature control capability.44