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Crawley Borough Council Crawley Borough Council Manor Royal Masterplan Technical Appendices & Evidence Base April 2010 GVA Grimley Ltd 10 Stratton Street London W1J 8JR 08449 02 03 04 www.gvagrimley.co.uk This report is designed to be printed double sided. Crawley Borough Council Manor Royal Masterplan Technical Appendices & Evidence Base April 2010 Reference: P:\Planning\621\Instruction\Clients\Crawley Borough Council\Manor Royal Masterplan\10.0 Reports\Final Revision Version\Technical Appendices.doc Contact: Mike Taylor Tel: 020 7911 2754 Email: [email protected] www.gvagrimley.co.uk Crawley Borough Council Manor Royal Masterplan – Technical Appendices & Evidence Base CONTENTS 1. INTRODUCTION........................................................................................................... 1 2. MANOR ROYAL PROFILE........................................................................................... 3 3. COMMERCIAL MARKET ACTIVITY .......................................................................... 11 4. QUALITY OF BUILT STOCK...................................................................................... 23 5. SWOT ANALYSIS ...................................................................................................... 27 6. KEY THEMES FOR THE MASTERPLAN................................................................... 32 7. DELIVERY OPTIONS & ASSESSMENT .................................................................... 39 8. CONSULTATION........................................................................................................ 58 9. TRANSPORT.............................................................................................................. 87 April 2010 Crawley Borough Council Manor Royal Masterplan – Technical Appendices & Evidence Base TABLE OF FIGURES Figure 1 - Land Use by Plot ............................................................................................................. 4 Figure 4 - Number of Office Deals Completed ............................................................................... 12 Figure 5 - Office Deal Average Size (sqm)..................................................................................... 13 Figure 6 - Office Rental Values 1999-2009.................................................................................... 14 Figure 7 - Number of Industrial Deals Completed .......................................................................... 15 Figure 8 - Average Industrial Deal Size (sqm) ............................................................................... 16 Figure 9 - Industrial Rental Values................................................................................................. 18 Figure 10 - Office Rent Comparison .............................................................................................. 20 Figure 11 - Industrial Rent Comparison ......................................................................................... 21 Figure 12 - Built Stock Qualitative Analysis.................................................................................... 23 Figure 13 - Known Vacancies ........................................................................................................ 25 TABLE OF TABLES Table 1 – Dominant Business and Employment Share.................................................................... 5 Table 2 - Business Stock & Employment by Business Size ............................................................. 5 Table 3 - Location Quotient and Growth Analysis ............................................................................ 6 Table 4 - Commercial Property Vacancy 2009............................................................................... 11 Table 5 - Office Deals by Size 2009............................................................................................... 13 Table 6 - Key Office Lettings 2005-2009........................................................................................ 14 Table 7 - Industrial Deals by Size 2009 ......................................................................................... 17 Table 8 - Key Industrial Lettings by Rent 2005-2009 ..................................................................... 18 Table 10 - Options Testing Results................................................................................................ 47 April 2010 Crawley Borough Council Manor Royal Masterplan – Technical Appendices & Evidence Base 1. INTRODUCTION 1.1 This document draws together the technical evidence and analysis which underpinned the Manor Royal Masterplan process and provides the evidence to support the Masterplan, SPD and Proposition Statement. April 2010 1 Crawley Borough Council Manor Royal Masterplan – Technical Appendices & Evidence Base April 2010 2 Crawley Borough Council Manor Royal Masterplan – Technical Appendices & Evidence Base 2. MANOR ROYAL PROFILE 2.1 This section provides a short summary of the profile of Manor Royal covering elements of socio-economics, commercial property performance, quality of the built environment and public realm. 2.2 It builds upon our own research, the wealth of background available through other research reports prepared on behalf of the Council and the findings from the consultation process. This combination of resources provides a robust mix of quantitative and qualitative data from which to base the Masterplan recommendations, allowing cross checking between sources to avoid bias or error in any one source or dataset. 2.3 This blended methodology has identified a number of conflicting messages and trends which, where possible we have sought to interrogate further and draw our own conclusions from to inform our SWOT analysis across the major themes of the Masterplan. This SWOT analysis is presented at the end of the section with the lessons and implications identified in the following section. BUSINESS PROFILE 2.4 This section provides a summary of the key economic and business data for Manor Royal, it updates and builds upon the comprehensive baseline contained within both the Regeneris report and the more recent Employment Land Review Stage 1 Report. Its purpose is to provide a short profile to set the context for the analysis and recommendations contained later in this Report. 2.5 Manor Royal is largely focussed on the provision of B class employment uses, with the dominant land use (approximately 75% of the developable area) accommodating industrial/warehousing activity. April 2010 3 Crawley Borough Council Manor Royal Masterplan – Technical Appendices & Evidence Base Figure 1 - Land Use by Plot 2.6 As shown in Figure 1 the other dominant land use is office provision, with smaller but relatively significant parcels of land used for retail, hotel and car sales uses. The map also shows the significant potential presented by Crawters Brook and Magpie Wood to introduce green space into the heart of Manor Royal. 2.7 Using central datasources it is impossible to focus information to an area which is contiguous with that of Manor Royal, therefore the ward of Northgate has been used as a proxy. Whilst its boundary is wider than Manor Royal it provides the ‘best fit’ although April 2010 4 Crawley Borough Council Manor Royal Masterplan – Technical Appendices & Evidence Base figures should be treated with caution as the data captures some industrial areas which are not part of Manor Royal (for example Lowfield Heath) and some areas related to the north of the town centre. 2.8 Using Annual Business Inquiry data at 2 digit SIC code level it is possible to develop a good profile of the business and employment pattern at Manor Royal, which data suggests contains up to 1,000 business employing in the region of 32,000 staff. Table 1 – Dominant Business and Employment Share Sector Percent of Sector Percent of Total Employment Business Stock Retail Trade 20% Other Business 16% Activities Other Business 19% Auxiliary 11% Activities Transport Activity Wholesale Trade 8% Retail Trade 10% Hotels & Restaurants 7% Post & Telecoms 7% Auxiliary Transport 6% Air Transport 6% Activities Source: Annual Business Inquiry, 2007 2.9 As shown in Table 1 there is a marked difference between the dominant sectors in terms of business stock and employment. The retail trade makes up a fifth of all businesses within Northgate, however it only accounts for 10% of the employment. Significantly auxiliary transport activities and air transport have a relatively low share of the business stock but represent significantly higher proportions of employment. 2.10 When compared to the land use schedule it is interesting to not the disparity between the land required for industrial/manufacturing uses and their representation within the business and employment shares. Aside from auxiliary transport activities and air transport none of the other sectors tend to occupy industrial units, whilst other business activities predominantly use office space there may be some in industrial units. Table 2 - Business Stock & Employment by Business Size 1-10 11-49 50-199 200 + Employees Employees Employees Employees Business 66% 23% 7% 4% Employment 8% 17% 22% 52% Source: Annual Business Inquiry, 2007 April 2010 5 Crawley Borough Council Manor Royal Masterplan – Technical Appendices & Evidence Base 2.11 As shown in Table 2 small business represent two thirds of the total businesses within the Manor Royal area, however they only make up 8% of the employment stock, conversely large businesses represent only
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