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Employment Land Review

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Employment Land Review South Gloucestershire Employment Land Review Stage 3 Developing a New Portfolio of Sites June 2010 South Gloucestershire Employment Land Review Stage 3 June 2010 Executive Summary This report summarises the third and final stage of the Council’s Employment Land Review. It recommends a portfolio of sites and associated policy to meet future employment needs. It builds on two earlier reports. Stage 1 – Supply Side report (GVA Grimley, January 2009) The Stage 1 ‘supply side’ study set out to take stock of the existing situation with employment land supply. The Study was undertaken by Council officers and consultants GVA Grimley who prepared the final report. The study identified approximately 180 sites of over 0.4 hectares which were in, or were proposed for, employment related uses. These sites are mapped at Appendix 1 of this report. Individual sites were reviewed and categorised into those which were considered likely to remain in employment use, those where a significant turnover was likely and those where there might be pressure for change. From this an overview of the employment land supply position was generated for the District and for six areas within it – Severnside, Communities of the North Fringe of Bristol, Kingswood, Emersons Green, Yate/Chipping Sodbury and the Rural Areas (including Thornbury.) The main outputs from the study were a database of sites and a report which provides a preliminary indication of local employment land availability. Key findings are summarised at Chapter 2 below. Stage 2 – Demand Side Report (GVA Grimley October 2009) The Stage 2 ‘demand side’ set out to create a picture of future requirements for employment land over the period 2006-2026. It was prepared by GVA Grimley. It provides an assessment of likely pressure for employment land. The study used alternative economic growth forecasts with the aim of estimating potential future demand for employment land in three broad categories – General Industrial, Warehousing and Distribution and Offices. The Stage 2 study also included a survey of local businesses to draw out issues and improve understanding of employers’ problems, needs and aspirations. Key findings are summarised in Chapter 2 of this report. Stage 3 – Identifying a New Portfolio of Sites Stage 3 of the Employment Land Review is summarised in this report. It has been prepared by Council officers and draws on the evidence of Stages 1 and 2, together with wider policy objectives, to recommend a future portfolio of employment sites. Recommendations are given for: • An overall employment land strategy for the District and for sub-areas within it. • The policy approach required to provide and maintain a portfolio of sites and to manage change where redevelopment is proposed. • A list of sites to be safeguarded in future policy. These are listed at Appendix 2. The recommendations have been used to inform preparation of the Council’s Draft Core Strategy. 1 South Gloucestershire Employment Land Review Stage 3 June 2010 South Gloucestershire - Employment Land Review Stage 3 - Developing a New Portfolio of Sites Contents: Chapter Contents Page Executive Summary 1 1 Outline of the Study 3 2 Findings of Stages 1 and 2 of the Study 6 3 Economic Context and Vision 15 4 Bristol North Fringe 23 5 The East Fringe 31 6 Severnside 39 7 Yate and Chipping Sodbury Area 43 8 Rural Areas Including Thornbury 49 9 Summary, Conclusions and Recommendations 53 Appendix 1 Site Identification Maps Appendix 2 Summary of Recommendations for a Future Portfolio of Sites Appendix 3 Draft Core Strategy Policies CS11, CS12, CS13 2 South Gloucestershire Employment Land Review Stage 3 June 2010 1 Outline Of The Study Introduction 1.1 This report summarises the third and final stage of the Council’s Employment Land Review. It recommends a portfolio of sites and associated policy to meet future employment needs. 1.2 The Employment Land Review will become part of the evidence base for the Council’s Core Strategy Development Plan Document (DPD) and so inform future planning policy. It has been prepared in line with national guidance (ODPM Guidance Note on Employment Land Reviews, December 2004). 1.3 This final report builds on two earlier reports prepared for the Council by GVA Grimley together with a wide range of other relevant information. The overall review has three stages: • Stage 1 – The Supply of Employment Land - taking stock of the existing situation. • Stage 2 – Demand for Employment Land in the period to 2026 - creating a picture of future requirements. • Stage 3 – Developing a new portfolio of sites – recommendations for future policy for employment land including the safeguarding of existing employment sites and the possible allocation of new sites. Policy Context 1.4 The policy context for employment land provision was summarised at Section 3 of the GVA Grimley Stage 1 report. This summarised policies at national, regional and local level. The policy position has evolved subsequently with publication of PPS4 Planning for Sustainable Economic Development (December 2009) and with proposed changes in regional planning. The emerging updated policy position is summarised at Chapter 3 of this report and in the paragraphs below. National Policy 1.5 It is a key theme of national and regional policy to create sustainable patterns of development. Economic growth principles are set out in PPS1 (Delivering Sustainable Development January 2005) and are amplified in PPS4 – (Planning for Sustainable Economic Growth December 2009). 1.6 PPS4 was published during the course of preparing this Study. It brings together policies for traditional B class uses, town centre uses and a wide range of other employment and wealth creating activities. However, it does not change the underlying requirement, which is for active review of those employment sites which were ‘safeguarded’ in earlier plans. 1.7 PPS4 confirms the need for an evidence based approach to positive planning. Policy EC1.4 sets out key requirements, which are relevant to this Study: “At the local level, the evidence base should: a) Be informed by regional assessments 3 South Gloucestershire Employment Land Review Stage 3 June 2010 b) Assess the detailed need for land or floorspace for economic development, including for all main town centre uses over the plan period c) Identify any deficiencies in the provision of local convenience shopping and other facilities which serve people’s day to day needs, d) Assess the existing and future supply of land available for economic development, ensuring that existing site allocations for economic development are reassessed against the policies in this PPS, particularly if they are for single or restricted uses. Where possible, any reviews of land available for economic development should be undertaken at the same time as, or combined with, strategic housing land availability assessments. e) Assess the capacity of existing centres to accommodate new town centre development taking account of the role of centres in the hierarchy and identify centres in decline where change needs to be managed.” (PPS 4 Policy EC1.4) 1.8 This Study is particularly relevant to point d) of the list which requires the reassessment of employment land supply against policies in PPS4. Furthermore, in looking at safeguarding sites for office use, regard has also been had to the appropriateness of these sites when considered against the sequential assessment set out in PPS4. 1.9 This Study has also been programmed to co-ordinate with the parallel Town Centre and Retail Study (Roger Tym’s report for South Gloucestershire), the Council’s Strategic Housing Land Availability Study and the emerging Core Strategy. 1.10 Policy EC2 of PPS4 requires councils to ensure that their development plan, amongst other things: a) Sets out a clear economic vision and strategy for their area which positively and proactively encourages sustainable economic growth, identifying priority areas with high levels of deprivation that should be prioritised for regeneration investment, having regard to the character of the area and the need for a high quality environment. b) Supports existing business sectors, taking account of whether they are expanding or contracting and, where possible, identifies and plans for new or emerging sectors likely to locate in their area, such as those producing low carbon goods or services… c) Positively plans for the location, promotion and expansion of clusters or networks of knowledge driven or high technology industries…. d) Seeks to make the most efficient and effective use of land, prioritising previously developed land which is suitable for re-use…… h) At the local level, where necessary to safeguard land from other uses, identifies a range of sites, to facilitate a broad range of economic development, including mixed uses. Existing site allocations should not be carried forward from one version of the development plan to the next without evidence of the need and reasonable prospect of their take up during the plan period. If there is no reasonable prospect of a site being used for the allocated economic use, the allocation should not be retained, and wider economic or alternative uses should be considered (PPS 4 Policy EC2) 4 South Gloucestershire Employment Land Review Stage 3 June 2010 1.11 It follows from point h) that the review of policy for safeguarding sites should be consistent with the overall economic strategy of the Development Plan (Core Strategy). 1.12 The underlying principle taken from the Core Strategy Paragraph 3.12 is that: “There is a disparity in job opportunities across South Gloucestershire. A key challenge will be to provide a more equitable distribution of opportunities and thereby share prosperity between all of the resident workforces.” 1.13 This Study provides a fundamental appraisal of likely land needs for business over the period 2006 to 2026. It considers overall supply and demand across the District and within identified sub areas.
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