Doncaster Employment Land Review
COLLIERS INTERNATIONAL FEBRUARY 2018
COLLIERS INTERNATIONAL Company registered in England and Wales no. 7996509 Registered office: 50 George Street London W1U 7GA
Tel: +44 20 7935 4499 www.colliers.com/uk
Contact
Guy Gilfillan 7th Floor The Balance 2 Pinstone Street Sheffield S1 2GU Tel 07885 033433
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TABLE OF CONTENTS
1 DONCASTER EMPLOYMENT LAND REVIEW 5 1.1 INTRODUCTION 5 1.2 AUTHORS CREDENTIALS 5 1.3 LOCATION 5 1.4 ECONOMIC BACKGROUND 6 1.1 INVESTOR SITE SELECTION STRATEGY 7 1.2 SITE ASSESSMENT METHODOLOGY 7
2 THE DRIVERS OF DEMAND 10 2.1 LOCATION 10 2.2 BROADBAND CONNECTIVITY 10 2.3 SCR INITIATIVES 11 2.4 OCCUPIER DEMAND 12 2.5 HISTORIC LAND TAKE UP DATA 13 2.6 DONCASTER’S STRENGTHS 16
3 SUPPLY 17 3.1 TYPES OF DEVELOPMENT 17 3.2 EXISTING SUPPLY 18 3.3 NEW DEVELOPMENT ACTIVITY 19 3.4 PIPELINE SUPPLY 19
4 ASSESSMENT OF LP REVIEW SITES 22 4.1 ASSESSMENT OF LARGE LP SITES (20 HA+) 22 4.2 ASSESSMENTS OF SMALLER LP REVIEW SITES AND ADDITIONAL SITES 30 4.3 NON-EMPLOYMENT USE 30 4.4 OUTCOME OF LP SITE ASSESSMENTS 30
5 INDUSTRIAL AND LOGISTICS MARKET REVIEW 33 5.1 NATIONAL MARKET OVERVIEW 33 5.2 DONCASTER COSTAR ANALYSIS 34 5.3 LOCAL MARKET ANALYSIS 36
6 OFFICE MARKET REVIEW 38 6.1 NATIONAL OFFICE MARKET REVIEW 38 6.2 DONCASTER COSTAR ANALYSIS 38 6.3 LOCAL MARKET ANALYSIS 40
7 NEIGHBOURING AREAS 41 7.1 DUTY TO COOPERATE 41 7.2 WAKEFIELD INDUSTRIAL 42 7.3 LEEDS INDUSTRIAL 42 7.4 SHEFFIELD INDUSTRIAL 43
7.5 BARNSLEY INDUSTRIAL 44 7.6 ROTHERAM INDUSTRIAL 45 7.7 WAKEFIELD INDUSTRIAL 45 7.8 LEEDS OFFICE 45 7.9 SHEFFIELD OFFICE 46 7.10 BARNSLEY OFFICE 47 7.11 ROTHERAM OFFICE 48
8 CONCLUSION 50
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Doncaster Employment Land Review
APPENDIX 1 – LOCATION OF SITES APPENDIX 2 – TABLE SUMMARISING LP ASSESMENTS APPENDIX 3 – INDIVIDUAL SITE INSPECTION PROFORMA
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1 DONCASTER EMPLOYMENT LAND REVIEW
1.1 INTRODUCTION
Colliers International is providing a site-by-site review of the potential future employment sites being considered for allocation through the Local Plan process. The sites are distributed across Doncaster as shown in Appendix 1.
1.2 AUTHORS CREDENTIALS
Guy Gilfillan is a Chartered Surveyor with 39 years’ experience in the commercial property market across Yorkshire. He is a Director of Colliers International and Head of Business for Colliers’ Sheffield office. Guy has a deep understanding of the commercial property market across the Sheffield City Region and has acted for a number of the larger landowners, within both the private sector and the public sector.
1.3 LOCATION
Doncaster is strategically located at the intersection of the A1(M) and the M18. Doncaster is therefore well located by road. It also straddles the main East Coast rail route with a large station also serving local and regional destinations. Air links are provided via the town’s own international airport.
Doncaster is one of the largest commercial centres in South Yorkshire located approximately 18 miles north-east of Sheffield and 30 miles south-east of Leeds.
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The DMBC district is outlined in the map in Figure1.
Figure 1 - Map of DMBC boundary. Source: Google maps
Doncaster is part of Sheffield City Region but is also located near Leeds City Region. Sheffield City Region (SCR), which was comprised of the nine local authority areas of Barnsley, Bassetlaw, Bolsover, Chesterfield, Derbyshire Dales, Doncaster, North East Derbyshire, Rotherham and Sheffield, has undergone uncertainty recently in terms of potential fragmentation of parts of the Region and the prospect of a Yorkshire-wide City Deal.
1.4 ECONOMIC BACKGROUND
Doncaster has a Borough wide population of 302,402 and an urban area population of 109,805.
Historically a major engineering and coal mining centre, the closure of many heavy industries in the latter part of the last century saw Doncaster, along with many other regional centres in the UK, having to reposition its economy. Initiatives aimed at creating this change have included the development of Doncaster Lakeside, a large scale residential, office, retail, leisure and sporting destination to the south east of the town. More recently, the development the Frenchgate Shopping Centre and currently the rejuvenation of the Waterdale Area including new civic offices, a public square and a new theatre have transformed parts of the town centre.
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Due to its proximity to major urban centres and motorway/rail infrastructure, Doncaster has several major distribution centres, including iPort which has the capacity for 6 million sq ft of rail connected logistics space. Logistics facilities in Doncaster include those operated by major retailers such as Next, Tesco, Ikea and Amazon.com. The B&Q distribution centre next to the DFS UK headquarters at Redhouse A1M junction 38 was the largest free-standing warehouse in the UK when constructed. A significant proportion of fresh and frozen goods for northern supermarkets is dispatched by road from Doncaster.
1.5 INVESTOR SITE SELECTION STRATEGY
Past studies show that investors will look to satisfy both macro and micro level factors in relation to sites. The availability of a range of site sizes and locations is a fundamental requirement of economic development policy as the government needs to provide prospective inward investors (and existing businesses) with a choice of sites that provide for the needs of a whole range of company sizes and sectors.
A site also needs a large workforce in reasonable proximity. For many of the growth sectors, an available, skilled and mobile workforce is a pre-requisite. There should also be a good supply of housing for people to live in (including executive housing) and sporting, cultural and leisure opportunities.
Once an investor is satisfied that Doncaster has these macro level characteristics, they will begin to consider the micro level factors relating to individual sites. These include:
• Proximity to the Main Road Network: Proximity to the main road network enables fast access to ports and airport and relates as much to the movement of people as it does to the movement of goods.
• Accessibility for staff: Activities with a large workforce and/ or large customer base such as creative industries, high value call centres and some financial services require good access to the public transport network and often favour town locations.
• Site Environment and Image: This is especially important to creative industries, financial and professional services and ICT as well as headquarters functions generally, although the nature of the environment may differ. Such companies often prefer a high-quality business park environment.
• Broadband connectivity: increasingly important to all knowledge based industries as the need to transmit larger amounts of data at high speed grows and there is increasing pressure for new premises to be able to accommodate ICT cabling and offer broadband connectivity.
1.6 SITE ASSESSMENT METHODOLOGY
This study involves reviewing 30 potential future employment sites identified by DMBC as part of the Local Plan process. The list comprises those sites over 2 hectares in size identified by the Council as a result of the Local plan (LP) process to date. DMBC have identified the gross area of each site, the net area after allowance for any parts of the site identified as being undevelopable and also identified the areas for those sites already partly/wholly developed since the beginning of the Plan period.
A qualitative assessment of each site has been made and their suitability for employment use assessed against criteria listed below, which reflect those in the ODPM Guidance on Employment Land Reviews:
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a) Strategic road access and local road access;
b) General accessibility, including by public transport;
c) Adjoining uses that might constrain employment uses;
d) Site size, characteristics and potential development constraints; and
e) Attractiveness to the market, including vacancy and market activity.
Additionally, each site has been assessed against the period in which development, assuming the land is allocated, is likely to be built out as follows:
Already completed or anticipated to be completed before the end of 2017
2018-2022
2023 up to the end of the LP period
Post the LP period.
Where it is felt that a site is unlikely to be fully built out during the LP period we have expressed, as a percentage of the gross employment site area, the amount of land which we estimate will be developed within the plan period. It is this latter figure which has been used as the basis for our conclusions.
As part of each site evaluation we have also provided an opinion of the likely division of uses across the site once developed, split between:
B1 Business – Offices, R&D, laboratories, high technology and light industrial.
B2 General Industry – general industry.
B8 Storage or Distribution – Wholesale warehouses, distribution centres and repositories.
In considering the likely division between B1/B2/B8 uses we have had regard to both market demand, the individual site characteristics and/or any breakdown of uses within a planning application or masterplan. For example, demand for office space (within B1) in Doncaster is generally acknowledged as being relatively low and as a result, developers have focussed on alternative types of development when sites have become available. Demand for property for manufacturing use (within B2) tends to favour sites which provide good access for the company’s labour force given the need for relatively high levels of staffing and skills. In the case of B8 warehousing and distribution, the key factor is often access to the local and national transport infrastructure given the need to distribute goods as efficiently as possible.
In the assessment of the sites, information has been taken from that provided by the landowner or their representatives at the ‘Call for Sites’ (CFS) stage of the process. As part of the early engagement stage of the new Doncaster Local Plan, the CFS was undertaken for a period of eight weeks between October and December 2014 to establish which sites landowners and developers wish to see considered for development through the new Local Plan. Everybody on the Local Plan database was notified of this exercise and asked to complete a questionnaire to ascertain their intentions for the land as well as submit a supporting location plan. The stage was also publicised wider, for example
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through the use of social media, press releases, and Officer's attendance at events such as the Doncaster Property Forum.
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2 THE DRIVERS OF DEMAND
2.1 LOCATION Doncaster’s geographical proximity to both SCR and Leeds City Region (LCR) provide it with a regional level presence that is key to stimulating commercial development. Incentives provided within the various initiatives under the SCR will be key to providing a competitive offer to inward investors.
Any improvements made to transport infrastructure in both the SCR and LCR are likely to benefit Doncaster, and the town has the potential to benefit from the higher profile that both Leeds and Sheffield enjoy on a national and international stage.
ROAD
Doncaster is strategically well placed on the main road and motorway network. Doncaster is positioned on the A1M and M18 corridors which makes it attractive to large industrial occupiers who rely on easy motorway access as part of their core business activity.
AIR
Doncaster has its own international airport, but is also within easy reach of several other airports including Manchester, Leeds/Bradford, Nottingham East Midlands, and Humberside. All are within approximately an hour’s drive from Doncaster.
RAIL
There are excellent rail connections to London Kings Cross from Doncaster (1.5 hours approx.) as well as London St Pancras from Sheffield. Doncaster is also the centre of a regional hub for passenger and rail freight services.
SEA
The deep-water Humber Ports complex is just under an hours’ drive to the east of Doncaster. Humber Port is the UK’s largest, multi-purpose ports complex, serving the North of the UK. It is the UK’s busiest port complex and 4th busiest in Europe, handling over 85 million tonnes of cargo. Humber-based logistics companies ship directly to more than 50 countries with well over100 shipping lines operating regularly. Humber Port also generates more than 250 rail movements per week – over 25% of the UK’s rail freight traffic.
2.2 BROADBAND CONNECTIVITY
Doncaster Council is working with Barnsley, Sheffield and Rotherham Councils on a project to allow residents and businesses to access superfast broadband and connections of up to 80Mbps.
So far superfast broadband has already been made available in the following areas across Doncaster:
Armthorpe Askern Balby North
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Bawtry Bentley Doncaster town centre Hexthorpe Intake Norton Roman Ridge Rossington Wheatley Hills
2.3 SCR INITIATIVES
The Sheffield City Region (SCR) comprises the Combined Authority, Local Enterprise Partnership (LEP) and the SCR Executive Team. Formed in 2014, the Combined Authority has certain statutory powers over transport and funding from Government and is ultimately responsible for all decisions made in the Sheffield City Region. The LEP was established in 2010 and is responsible for setting the strategic direction for the Sheffield City Region. The LEP has a key advisory role and works closely with the Combined Authority to make strategic, policy and financial decisions.
SCR activity which influences the employment land market in Doncaster includes:
1)Enterprise Zone Investment Programme - overseeing development of the Region’s ten Enterprise Zones. Within Doncaster, 10 hectares of land at Doncaster-Sheffield Airport Business Park is designated as part of the Sheffield City Region Manufacturing Enterprise Zone which offers benefits to Aerospace companies looking to relocate and take advantage of Enhanced Capital Allowances.
2)Sheffield City Region Infrastructure Programme - between 2015 and 2021 over £1 billion is being invested in infrastructure development. This includes redeveloping vacant land and property into new commercial and retail premises, building new link roads such as the Great Yorkshire Way in Doncaster and installing the Superfast South Yorkshire Broadband network.
3)Business Investment Fund – this is a £52 million fund which growing businesses can access in order to plug finance gaps which can’t be met through traditional finance sources.
4)SCRIF - Doncaster benefits from access to the Sheffield City Region Investment Fund (SCRIF) which can provide a range of finance to unlock schemes critical to economic growth. Funding is set to be available for Doncaster Colonnades £2.3million and Doncaster Civic and Cultural Quarter £0.6million. 5)JESSICA Fund – provides debt finance for commercial property and regeneration projects in the Sheffield City Region at commercial rates. The fund is a capital investment programme of £600 million, utilising monies from the European Commission, European Investment Bank, Sheffield City Region and private sector. JESSICA has provided gap and debt funding for schemes that have struggled to access finance, enabling the schemes to be delivered.Since its launch in 2013 the fund has enabled 500,000 square feet of employment space to be developed for nearly 2,500 jobs.
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6)Growth Deal - Sheffield City Region has negotiated a series of Growth Deals with Government to deliver their Strategic Economic Plan (SEP). The Sheffield City Region LEP has been awarded £360 million through these Growth Deals and this money forms part of the Local Growth Fund. This funding supports a set of specific priorities, including infrastructure spending, funding to develop our training facilities, funding for businesses to grow, provision of a single point of contact for business support, skills support and incentives to employers to recruit apprentices as well as resources to unlock commercial developments across the city region.
7)European Structural and Investment Funding (ESIF) - Sheffield City Region has an allocation of just over €200 million of funding through the European Structural and Investment Funds (ESIF) to invest in projects and initiatives between 2014 and 2020.
ESIF funding can support projects under three themes:
Business Growth – support start-up, existing and relocating businesses in the Sheffield City Region to grow, including accessing finance, developing new products and processes and expanding into other domestic and overseas markets Skills and Labour Mobility – develop the skills and qualifications of City Region residents and support people in accessing employment opportunities Infrastructure – improve and enhance transport, housing and digital infrastructure
All of the above initiatives offer support to expanding local businesses and inward investors, particularly where development requires ‘unblocking’ due to perhaps funding constraints, ground conditions or lack of infrastructure provision. In addition to the initiatives handled through the SCR, at the local level, Doncaster Council has an established team, Enterprising Doncaster, set up as a business and private sector led partnership that set the strategic direction to achieve the Borough's economic priorities. This is achieved through:
1) Influencing and challenging agencies to ensure resources are effectively aligned to support employability, skills and enterprise objectives. 2) Bringing together partners across all sectors and providing a strategic overview to raise employability, skill levels and promote enterprise.
3) Developing and utilising Doncaster’s transport network to effectively enable people and goods to travel locally, nationally and worldwide.
4) Promoting investment in Doncaster to build a better environment and improving quality of life by ensuring an attractive place for residents, visitors and workers in the Borough.
5) Promoting a pride in Doncaster and improving its reputation within the business community locally, nationally and worldwide.
2.4 OCCUPIER DEMAND
There has been a marked improvement in occupier demand for logistics and industrial properties with take-up in South Yorkshire for the second half of 2016 finishing well ahead of the half yearly average.
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Activity in Doncaster dominated the period with lettings to Amazon and Ceva at iPort, which has outperformed the rest of the market and set new headline rents for the region of £5.50 per sq ft for units between 140,000 and 200,000 sq ft.
Table 1: Major recent transactions
Occupier Space taken Comment
Amazon 1.1million sq ft In addition to 204,600 sq ft existing. B8.
Ceva Logistics 215,000 sq ft B8
Lidl Supermarkets 685,000 sq ft B8
Fellowes 126,000 sq ft UK HQ offices and B8
National College for 7,200 sqm Educational. High Speed Rail
Mawdsleys 300,000 sq ft B8/Pharmaceutical
The table indicates the high levels of demand for industrial floorspace in Doncaster, which is one of the UK’s most sought-after locations.
Doncaster hosts a series of significant commercial development projects with others emerging. Principal new locations are in the M18 corridor and include business parks alongside Doncaster Sheffield Airport, iPort, the DN7/Unity Project all linked to improved infrastructure (existing and proposed).
Market signals indicate continued demand for industrial (B2 and B8) uses and there continues to be interest in manufacturing with an expectation that the National High Speed Rail link will provide a boost. Presently there is less market demand for office development, particularly in the town centre.
Take-up of industrial units above 50,000 sq ft in South Yorkshire reached 1.8m sq ft in the last six months of 2016, more than double the level of take-up over the previous six months. Deals secured brought the total for the whole of 2016 to 2.5m sq ft, compared with 1.5m sq ft in 2015.
With online retailing driving a proportion of the market, a discernible trend amongst operators is the need for sites with a strong labour catchment which can extend to preferring locations where there is not a dominant existing local employer.
2.5 HISTORIC LAND TAKE UP DATA
As part of any consideration of future land take-up it is important to consider historic data as part of any market assessment. The following table shows the amount of employment land developed out in Doncaster between 2000 and 2017 based on information supplied by DMBC:
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Table 2: Historic Take Up Rate of Employment Land in Doncaster
None
Total Site B8 (Strategic Emp. Year Sites Area B1 B2 Warehouse) B8 other B1/B2/B8 Uses (Ha) (Ha) (Ha) (Ha) (Ha) (Ha) (Ha)
2000 13 32.45 2 3.46 26.66 0.33 0 0
2001 12 23.19 1.15 9.12 8 4.7 0 0.22
2002 9 20.83 8.35 1.89 8.12 1 1.47 0
2003 12 34.68 1.74 5.02 21.7 1.5 0 4.72
2004 3 26.67 0 3.02 23.65 0 0 0
2005 12 26.6 0.85 8.02 9.75 0.2 0 7.88
2006 9 43.12 3.23 8.88 25.1 0 0 5.91
2007 20 84.08 3.7 11.59 60.59 0.57 4.41 3.22
2008 12 17.91 1.07 8.32 8.52 0 0 0
2009 4 6.37 0.04 0.06 5.53 0 0.74 0
2010 4 1 0.01 0.68 0 0.31 0 0
2011 3 1.32 0 1.12 0 0 0 0.2
2012/13 9 21.08 1.68 2.28 0 0.17 0 16.95
2014 7 12.92 0 6.58 0 0 0 6.34
2015 8 15.66 0.24 2.13 0 0.82 0 12.47
2016 14 36.44 2.45 5.76 23.26 0 0 4.97
2017 12 78.85 0.68 3.38 48.94 0 0 25.85
Total 163 483.17 27.19 81.31 269.82 9.6 6.62 88.73
The take up of employment land during the period 2000-2017, for B1, B2 and B8 employment uses alone was 394.44 ha (483.17 ha total site area less the 88.73 ha developed for no-employment uses), equating to 21.9 ha per annum.
Similarly, for the period 2015-2017 take up of employment land for employment uses alone was 87.66 ha (130.95 ha total site area less the 43.29 ha of land taken up over the period for non-employment uses), equating to 29.22 ha per annum.
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The table below shows development by location within the Borough as a percentage of the total.
Figure 2: Development of Employment Land by Location in Doncaster
Source: DMBC
The table illustrates that the largest take up of new development has been closest to Doncaster’s junctions with either the M18 or A1(M). This reflects the high level of demand for distribution warehousing.
Represented graphically the historic land take up is shown below:
Figure 3: Historic rate of employment land take up 2000-2017
Land Developed by use 2000 - 2017 (%)
6%
1% 17% 2%
56%
B1 B2 B8 (Strategic Warehouse) B8 Other B1/B2/B8 None Emp
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There has therefore been 483.17 ha of employment land developed in the Borough since 2000 with over half being developed for distribution/warehousing. The average of the take up of land over the period 2000-2017 YTD is 26.84 ha although with large completions in the pipeline there is evidence that average take up may exceed that experienced at the height of the market in the mid 2000’s. This prediction is supported by a general view that the projections for online retailing will support increased take up growth of employment land in the future. Approximately 60% of the land developed recently in Doncaster is located adjacent or near to motorway junctions.
2.6 DONCASTER’S STRENGTHS
Doncaster offers investment opportunities across fast-growing sectors including aviation, rail, creative, logistics, manufacturing and sports. This has led to it having a relatively well-trained workforce with which to attract further companies.
Due to Doncaster’s geographical position close to the centre of the UK and its excellent road and rail transport links, it is an ideal location for logistics investment. Due to the proximity of the airport there are also strong links with the aviation industry which it is anticipated will grow. This growth is expected to create jobs in both the manufacturing and technology sectors in addition to continuing growth in the logistics and warehousing sectors driven mainly by the rise in internet retailing.
Subject to the outcome of the Local Plan process, Doncaster has an available employment land supply at a time when many other popular towns and cities in the UK are struggling to identify suitable sites. In many areas there is a shortage of available built stock of employment floorspace, although a relative lack of funding for speculative development also contributes to this undersupply.
Doncaster has attracted a high level of investment in recent years. Year-on-year the figures for Doncaster have indicated a healthy growth rate. Even in recent economically challenging times, investment and jobs were still being created and company interest is as ever, popular. We comment later in this report regarding the intentions of landowners to undertake a further round of speculative development in 2018, an indication of their confidence in the town and the Region’s prospects.
Companies represented in Doncaster range from small to medium sized enterprises through to multinational PLCs, including:
Next Retail Tesco Keepmoat
CEVA Logistics Eaton Corporation Strata Homes
Lidl Wincanton Brewster Pratap
Fellowes Polypipe Centurion Europe
Accept Fusion DFS Furniture Lazarus Properties
Amazon Bridon International
IKEA Unipart Rail
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3 SUPPLY
3.1 TYPES OF DEVELOPMENT
In our assessment of the LP sites we split the land uses between offices, manufacturing and warehousing. More information on each is as follows:
B1 Use
Generally covering offices, some research and development uses and light assembly. The amount of office floor space in Doncaster grew between 2000 and 2012, however, across the Yorkshire and Humber Region, Leeds and Sheffield saw by far the largest increases in supply. Most of the available office stock within the town centre of Doncaster is of poor quality. The quality of the out of town office stock is better, but there is still very little Grade A space on the market. Increases in supply of offices will be constrained due to relatively low rentals/values in Doncaster and the potential for more valuable uses for available office sites where planning consent for alternative uses can be obtained. Office values have risen recently but still not sufficiently high to bring forward significant levels of development for this use. Developers and investors have mostly chosen not to include significant levels of B1 floorspace within recent development schemes because of concerns regarding the levels of market demand.
Industrial (B2/B8)
B2 generally covers factory space whereas B8 covers warehousing and logistics. Doncaster has amongst the highest value Industrial floor space in South Yorkshire. It has seen the most significant increase in the supply of industrial floorspace of any location in Yorkshire over the last 5 years. Future supply of buildings is likely to be enhanced because of rising rents and the sector’s popularity with occupiers and funders alike. The high levels of growth in online retailing (which requires distribution warehouses to operate) suggests that land close to major transport routes will continue to be brought forward for distribution warehousing use. Increasingly online retailers are seeking smaller distribution warehouses to serve dense urban areas (referred to as ‘last mile delivery). These units are fed goods from the larger regional distribution centres. It is anticipated this part of the market will grow particularly strongly in coming years. Doncaster’s is one of the most successful distributing locations in the UK.
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3.2 EXISTING SUPPLY
Some of the existing industrial and office sites in the Doncaster area developed out between April 2015 and March 2016 are listed below:
Table 3: Existing employment sites developed out April 2015 – Marc 2016
Site Name Site Address Gross Site Use Development Overall Floor Area (Ha) Space m2
First Point First Point 3.15 B2 13 Industrial 5,193 (Zone D2) Balby Carr Units
Brooklands Carcroft 0.78 B2 3 Warehouse 1,337 Road Common Units
Waste Sandall 4.27 Other Waste Transfer 4,385 Transfer Stones Road Station Station
Land adj. unit Kirk Sandall 0.03 B2 1 Industrial Units 126 6 Sandall Stones Road
Unit C ‘G Park’ Armthorpe 12.78 B8 Distribution 85,085 Westmoor Warehouse Park
Wabtec Hexthorpe 0.24 B1/B2 2 Storey Offices, 2,169 Road rail workshop, amenity space
iPort – IP2 a & Rossington 9.70 B8 3 Warehouse 70,404 IP 2b Units
Adwick Self Church Lane, 0.33 Other 78 Single storey 1,180 Store Adwick Le storage units Street
Blue Box Kirk Sandall 1.08 B1 Office unit on 42 Storage Ind. Est storage site
Eagle House Balby Carr 0.56 B1 2 Storey Office 1,953 J3 Business Block Park
Plot C Capitol Thorne 0.99 B2 Existing units 3,925 Park refurbished and split into 4 units
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Workpods Fountains .81 B1 22 X 2 Storey 6,319 (Phase 1) Court RHADS office units section B
Parkside Ind. Wheatley Hall 1.35 B2 2 Industrial Units 6,882 Estate Phase Road 1
Total 189,000
Source – Doncaster Employment Land Review
The above table illustrated the volume of space being delivered by re-development of existing employment sites.
3.3 NEW DEVELOPMENT ACTIVITY
All the market signs indicate that this confidence in Doncaster continues into 2018, with a number of speculative B2/B8 developments proposed to be started on site, including:
iPort – Verdion are to commence construction in March of two units of 11,984 sqm unit and 5,480 sqm respectively.
Nimbus Park, Phase 2 – developer, Sladen Estates, is understood to be considering a start on site with two units totalling 24,154 sqm.
Doncaster Distribution Park – Gazeley are reportedly considering a 25,083 sqm speculative build.
The level of development proposed suggests that Doncaster will continue to be one of the strongest B2/B8 locations in the UK during 2018 in terms of delivery of floorspace.
3.4 PIPELINE SUPPLY
The table below shows sites that have full / outline planning permission as of 2016 sourced from employment land availability Doncaster.
Table 4: Sites with full/outline planning permission for employment use (2016)
Site Name Site Address Gross Site Area Use Class (Ha)
Land East of Selby Selby Road Askern 1.71 Other Road a
Land East of Selby Selby Road Askern 0.77 Other Road b
Bombardier Kirk Street 4.6 Other Hexthorpe
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Nimbus Park Land End Rde, 4.69 B8 (phase 2) Thorne
First Point (Zone Carr Hill, Balby Carr 1.35 Other A3)
Adwick Business Adwick Lane, 0.22 B2 Park Phase 2 Adwick
Asda Whyte Chemicals 5.1 Other Denaby Lane
Zone B3a- Balby Carr Hill, Balby Carr 1.50 Other Carr
Capitol Park FMR Automotive 1.73 Other Superstore Component Site
Former T Greening Nelson St Hyde 0.12 B1 Site Park
Sel Imperial Cross Bank Balby 1.11 B2
Adj. to the Askew Heavens Walk 0.09 B2 Building Lakeside
South Quay Lakeside 0.38 B1
Capitol Park FMR Automotive 2.16 Mixed Componant Site
Plot 2 Pitman Road 0.12 B2 Westmoreland Denaby Engineering
Inland Port Rossington 114.45 B8
Terminal Business Robin Hood Airport 27.01 B1/B2/B8 Park Finningley Doncaster
McCormick Site Wheatley Rd 40.93 Mixed Doncaster
Askern 2 A19 Askern South 15.14 Mixed
Doncaster Industry Watch House lane 5.78 Other Park Bentley
Airport Business RHADS 10.91 B1/B2/B8 Park Phase 3
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The Lings South of West Moor 12.26 B1/B2/B8 Link Armthorpe
Manor Farm Bessacarr 2.13 B2
Parkside ind est Wheatley Hall Road 3.88 B8
Clay Lane West Doncaster 2.58 B2
Total (all) £260.72 Total (B1/B2/B8) £192.07
The above level of pipeline supply represented a good level of consented employment sites combined with the likely level of speculative development proposed for 2018 (see Section 3.3 above). Naturally many of these pipeline sites are included as part of the LP Employment Land review and consultation process.
The table illustrates that landowners and developers have been willing to invest, often significant sums of money, to secure planning permission for their proposals and is indicative of their confidence in future occupier demand.
It is noted that some of the sites in Table 4 have been granted consent for non-employment (other) uses. It is to be expected that some employment sites will be developed for alternative uses either because of the poor quality of the site for employment use, lack of market demand for employment use or a structural lack of viability for employment related development.
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4 ASSESSMENT OF LP REVIEW SITES
4.1 ASSESSMENT OF LARGE LP SITES (20 HA+)
We set out below a more detailed commentary on the larger sites (20 ha and above) which are to be assessed as part of this exercise. Information regarding all the sites assessed is contained in Appendix 1 (maps), Appendix 2 (summary of LP site assessments) and Appendix 3 (individual site inspection proforma).
J6 M18, Thorne - (Ref 001)
Extending to 73.63 ha gross. The site represents a good distribution and to a lesser extent manufacturing based development opportunity. It is well located relative to the strategic road network, albeit slightly more remote from the main urban area of Doncaster than some of the other LP review sites. Thorne is an established distribution location with The Range occupying a 69,675 sqm unit at Nimbus Park. BMW also operates its UK Distribution Centre from the same Park.
The site is in a single ownership (see CFS) and the landowner wishes to sell and has had expressions of interest. There is a planning consent for 262,150 sqm of B2/B8 development pending. The landowner expects the site to be available for development in 0-5years.
There is a water treatment works on land to the south, which does produce some unpleasant odour and a traveller camp adjacent. Otherwise we are not aware of specific constraints other than drainage (site is in Flood Zone 3).
We would expect it to be at least 2 years before physical construction could begin on site and we believe, if allocated, only 50% of the site (36.8 ha) is likely to be developed out within the local plan period, of which 20% (7.36 ha) would be developed during 2018-2022 and the balance (29.44 ha) between 2023 & 2032. The remainder of the land (36.8 ha) would be developed out after the LP period.
We estimate the majority of the development (85%) would be for B8 use with the balance for B2 purposes.
West Moor Park (North) - (Ref 013)
Extending to 79.29 ha gross.
The site represents a good distribution and to a lesser extent manufacturing based development opportunity which is well located relative to the strategic road network, and closer to the main urban area of Doncaster. West Moor Park is a well-established distribution location. It has relatively good workforce proximity, an increasingly important factor for employers.
The site was produced at the CFS stage of the LP process and we are not aware of any specific development proposals. The CFS suggests the site is substantially in single ownership and that there are no constraints to the site coming forward for development, other than the need for drainage/flood
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alleviation measures and improved access into the site off the A630. We note there will need to be a contribution to the West Moor Link Road scheme. We didn’t identify any further constraints during our site inspection.
This is a large site opportunity which is relatively early in the development process. For this reason, we believe, if allocated, a maximum of 50% of the site (39.6 ha) would come forward for development in the LP period, of which 20% (7.92 ha) would be developed out in the period 2018-2022 with the balance (31.68 ha) developed during 2023-32. The remainder of the site, 39.6 ha, would be developed out post the LP period.
We estimate 85% of the site will be developed for B8 use and 15% for B2 use.
Thorne South Urban Extension (Bradholme Farm), Thorne – (Ref 160)
Extending to 115.53 ha gross. The net area is 57.67 ha, reflecting the extensive flood basins and wildlife habitats indicated in the landowner’s masterplan.
The site represents a good distribution and to a lesser extent manufacturing based development opportunity which is well located relative to the strategic road network. It is able to draw on the employment catchment of Thorne, Hatfield and Stainforth. There is a railway station north of the site in Thorne.
This site would represent a new large-scale distribution location, closer to the Humber Ports than most of the other sites under consideration, and with good proximity to the West Yorkshire conurbation.
The site was submitted at the CFS stage of the LP process. The landowner’s CFS response says that discussions have taken place with potential developers. We since understand that Harworth Estates will develop the site, an experienced developer of strategic sites. The CFS proposed a mix of residential and industrial development but we are informed by DMBC that the residential element has now been removed.
The CFS suggests the site is substantially in single ownership and that the landowner is aware of known constraints to development including powerlines crossing the site, drainage/flooding (land is owned for flood alleviation) and the delivery of power to the site. A viability exercise has been undertaken by the landowner for both residential and employment based development.
The site was refused planning consent for development for employment proposed in 2009. The application proposed 51,100 sqm of B2 space (19% approx. of the total), B8 136,400 sqm (50% of the total) and Commercial space 84,400 sqm (31% of the total).
In the CFS, the landowner states that they expect the site to be developed over 0-16+years. In our opinion, if allocated, it would take at least 2 years to ready the site for construction and overall, we anticipate 70% (40.37 ha) of the site would come forward for development within the LP period of which 20% (8.07 ha) would be developed in the period 2018-2022 with the balance (32.3 ha) developed 2023- 32. We estimate 17.3 ha would then be available for development post the LP period.
We envisage the site will attract B8 distribution occupiers (80%) due to its strong motorway location, but also access to the Humber Ports. However, due the proximity of parts of the site to Thorne, we also envisage a small element of B1 (5%) offices and light assembly together with B2 factory space (15%).
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West Moor Park Extension, Holme Wood Lane – (Ref 227)
Extending to 33.45 ha gross reduced to 30.42 ha net to reflect outline planning application 15/03013 OUTM (Pending) which excludes the wooded area from the red line boundary.
The site is situated immediately to the south of the WMP extension Unit C site which has recently been fully developed out with a large industrial/distribution unit for Next PLC. The subject site represents the last remaining development opportunity within the established area of the Park.
The site is a good distribution and to a lesser extent manufacturing based development opportunity which is well located relative to the strategic road network, and relatively close to the main urban area of Doncaster. The site is being marketed and is in the control of an established developer.
A previous planning application for warehousing lapsed and a new outline application for B8 use is pending.
The CFS stage response suggests the landowner seeks to incorporate 9 ha of housing within the existing B8 proposal, however our assessment assumes no residential development as agreed with DMBC. The CFS also highlights known constraints to development including the presence of an area of woodland, powerlines crossing the site and drainage works (the site is Flood Zone 3) although we believe these are capable of being satisfactorily dealt with.
This is a large site opportunity which is effectively infill within an established development. In the CFS the landowner anticipates development over 0-5 years. The site is fully accessed and, if allocated, we believe it is capable of being fully developed out during the Local Plan period of which 18.25 ha (60%) would be developed 2018-22 and the remaining 12.2 ha during 2023-32.
We expect the site to be fully developed for B8 use.
.
Former Hungerhill Business Park – (Ref 258)
Extending to 29 ha, the site is understood to be in control of DMBC. The site was previously the subject of employment related development proposals with St Pauls Developments, but these fell away some time ago.
DMBC’s CFS response suggests the site has been marketed for employment use without success and it is proposed for re-allocation to residential use. The CFS suggests it will be available for development in 0-5 years, but this may be for housing.
The site benefits from relatively good access to both Doncaster town centre and the regional motorway network. As such it would meet the demands of employers seeking a larger workforce from within the urban area. There is housing adjoining the site and we understand distribution warehousing is unlikely to be compatible given the building heights associated with B8 use. As such we believe the market for the site would be predominantly for light and general industry (B1/B2 use) although there may be market demand for retail, food and beverage, showroom or residential development also.
This is a development opportunity which is relatively early in the development process. It is very well located from an employment catchment perspective, which would enhance its attraction to B1 and B2
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occupiers. We are of the opinion that, if allocated, 70% of the site (20.3 ha) would come forward for development in the LP period of which 25% (5.1 ha) of the site would be developed in the period 2018- 2022 with the balance (15.2 ha) developed 2023-32. The remainder of the site (8.7ha) would be developed out after the LP period.
Due to the sites’ location within the urban area of Doncaster and the potential restriction regarding building height, we anticipate that the site will be developed out with B1 (15%) and B2 (85%) which would make it the largest concentration for development of this type amongst the LP sites. This would present a particular opportunity to attract companies in these two sectors.
The Unity Project – (Ref 418)
Extending to 428.37 ha gross. Analysis of the Masterplan for the larger development indicates the gross area of the employment land element at 56 ha.
This very large site was the subject of an outline planning application for a master planned mixed use development incorporating 56 ha of B1/B2/B8 floorspace.
The delivery of the scheme will rely on the completion of the Hatfield Link- Road to provide access. This road proposal is not programmed for completion until the end of 2020 at the earliest.
The site represents a good medium-term distribution and to a lesser extent manufacturing based development opportunity which will be well located relative to the strategic road network on completion of the new Link Road. It can draw its workforce from the Hatfield, Dunscroft and Stainforth communities closest to it. This would be a new large-scale employment location with good access to the Humber ports as well as the South and West Yorkshire conurbations.
The proposed development includes a large element of housing, the value of which should assist in bringing the employment elements of the site forward for development. It also includes a motorway service area, hotel and other facilities.
The site is substantially in the single ownership and the landowner/promoter of the site is familiar with dealing with the preparation of and development of environmentally challenging land. The Unity Project is a former mine and landfill site and the mine head and spoil tips are still present. The costs of preparing the site for development are significant but a detailed viability assessment has been undertaken which in part resulted in public sector funding for the link- road alongside contributions by the developer.
Due to the proposed timing of the new link road serving the site, and the amount of site preparation which might be required, we have assumed that, if allocated, only 40% of the employment land (22.4 ha) would be developed within the plan period and that of this amount, 10% of the site (2.24 ha) would be developed in the period 2018-2022 and the balance (20.16 ha) developed 2023-32. The remainder of the site (33.6 ha) would be developed out after the end of the LP period.
The initial marketing information in relation to the proposed development suggests that it will be market led in terms of the types of employment use which will be constructed. We have assumed this will be primarily a distribution warehouse location (75%) but that the potential workforce catchment may attract B1 (5%) and B2 (20%) uses on the balance of the site.
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Bentley Moor Lane, Carcroft – (Ref 441)
Comprising a large area of farmland which is adjacent to Site 462 (Land off Adwick Lane, Carcroft) and the two sites could, if allocated, effectively form a single very large development opportunity. The Bentley Moor site extends to a gross site area of 48.7 ha and is not in the green belt.
The site is currently too remote from the motorway network compared with other available/pipeline sites. It is farmed and crossed by drainage ditches.
Whilst potentially suited for employment use, the site requires major road infrastructure investment to open it up for development and, in particular, the A1M to A19 Link Road. However, as this link-road scheme isn’t funded or programmed currently, we believe the site represents a medium to long term development opportunity at best.
Assuming the proposed link-road is delivered and the site allocated, we assess that 25% (12.2 ha) of the land may come forward for development in the LP period, but not until 2023-32 at the earliest. Development of the site is likely to require some form of development funding, possibly including higher value non-employment uses to be incorporated into any scheme on the site, not least to help with the costs of bringing the land forward (including a contribution towards the link-road). We therefore estimate that only 50% (6.1 ha) of the site would come forward for employment use to be developed out in the LP period 2023-32. The balance of the employment element (18.25 ha) would be developed out after the LP period.
In terms of the development mix we have assumes 30% B2 and 70% B8 for Bentley Moor Lane.
Redhouse Lane (a), North West, Adwick – (Ref 461)
An area of sloping farmland, situated to the north of the successful Redhouse Interchange business park and close to Junction 38 of the A1. The site extends to 34.03 ha gross.
During our inspection we noted the sites proximity to the established business park at Redhouse and its potential ease of access to the A1. However, the sloping nature of the site may mean that, compared with the other mainly level sites, firstly access from the existing highway network might be more difficult to achieve and, secondly that it is more difficult construct development platforms for large volume warehouse units of the type we believe will be mainly attracted to the site. This would affect both the viability of developing this site and its appeal to potential occupiers.
In view of our comments above we assessed that 50% (17 ha) of the site, if allocated, has the potential to be developed out during the LP period or which the majority (90%) would be for B8 warehousing and the remaining 10% would attract B2 industrial uses.
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Land Off Adwick Lane, Carcroft – (Ref 462)
Comprising a large area of green belt farmland which is adjacent to Site 441 (Bentley Moor Lane, Carcroft). The two sites could, if allocated, effectively form a single very large development opportunity. The land off Adwick Lane extends to a gross site area of 57.6 ha.
The site is currently too remote from the motorway network compared with other available/pipeline sites. It is farmed and crossed by drainage ditches. There looked to be evidence of a former structure on the site, which might suggest a need for archaeological surveys prior to development.
Whilst potentially suited for employment use, the site requires major road infrastructure investment to open it up for development and, in particular, the building of the proposed A1M to A19 Link Road. However, as this link-road scheme isn’t funded or programmed currently, we believe the site represents a medium to long term development opportunity at best.
Assuming the proposed link-road is delivered and the site allocated, we assess that only 25% (14.4 ha) of the land would come forward for development in the LP period, but not until 2023-32 at the earliest. However, we are of the view that this development, will incorporate non-employment uses (most probably residential) to help with the costs of bringing the land forward (including a contribution towards the link-road). We therefore estimate that only 50% (7.2 ha) of the site will be developed for employment purposes in 2023-32, the remainder of the employment land (21.6 ha) would be developed out after the LP period.
In terms of the development mix we have assumes 30% B2 and 70% B8 because of its closer proximity to the urban area of Doncaster.
iPort, Rossington – (Ref 747)
iPort is a nationally significant logistics development which has been highly successful attracting circa 250,000 sq m of occupiers, construction of individual units having commenced in May 2015.
Extending to 403.89 ha in total, the gross area identified for employment use is 158 ha. The site is in the Green Belt, but is available for rail related warehousing development.
We understand the developers are preparing to commence speculative construction of a further 18,580 sq m on the site during the first half of 2018.
Approximately 66.36 ha of land has been developed out in the period mid 2015-2017(averaging approximately 26.54 ha per annum since the start of construction of individual units). Given the significant rate of take up to date we have assumed the site will be fully developed within the plan period with 80% (75.84 ha) likely to be developed in the period 2018-2022 (circa 15.2 ha per annum) and the balance of 15.8 ha during 2023-32.
We have estimated that most of the site would be developed out for B8 use (80%) but with the prospects of a small element 5% of B1 content and 15% B2 use (both of which would need to be rail related and demonstrate very special circumstances for such development to be permitted), either within the latter phases of the scheme or incorporated within mixed manufacturing/distribution company operations.
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West Moor Park East – (Ref 937)
Extending to 62 ha gross, the site is situated on the opposite side of junction 4 of the M18 from the established West Moor Park employment development. The location is mainly rural.
The site is being marketed and was the subject of a LP late representation which gave very little information with regards and proposed development other than suggesting the entire site should become an extension to West Moor Park.
Part of the site is let until 2020 and during our inspection we noted the presence of a go-karting business, a dog kennels business and a residence on the site. Apart from these occupiers, other constraints identified on site were a small copse of trees, the very restricted nature of the existing access road and the presence of a quarry on the opposite side of Holme Wood Lane. There is a small cluster of housing fronting the site (outside the site boundary) and a nearby residential mobile home park, both of which may be required to dealt with sensitively. Because of these factors we believe the site is unlikely to be developed until after 2022.
This is a large site opportunity which is at a very early stage in the development process. If allocated, the site would have to compete with the other sites in the West Moor Park cluster (sites 227,818 & 013) and Thorne South Urban Extension, Bradholme Farm, Thorne (site 160) all of which appear to be either at a more advanced stage in the development process, or form part of an existing cluster of development which makes them more likely to come forward, planning permitting. .
Due to the early state of preparedness of the site, the presence of lettings at the site and potential competition from nearby sites, we have assumed that, if allocated, only 30% (18.6 ha) of the employment element of the site will come forward during the LP period all of which would be developed out in the period 2023-32. The remaining 43.4 ha would be developed out after the LP period.
We anticipate 85% of the site will be developed for B8 use and 15% for B2 use.
RHADS, Phase 4 Business Park - (Ref 941)
Extending to 68 ha gross, the site is located adjacent to Doncaster Sheffield Airport and is in the same ownership as the airport. We understand a planning application for the site is being readied for submission.
The site represents a good distribution based development opportunity which is well located relative to the strategic road network. Completion of the last phase of the FARRRS link road will see direct road access from the airport to J3 M18 and will greatly enhance prospects for employment related development at the subject site. The site also has potential for manufacturing related uses, particularly those related to the aviation sector where the presence of an active runway and the potential to generate business from the airport operations are significant advantages. Some of the existing commercial occupiers at the airport already benefit from these advantages.
The site is in a single ownership and can be accessed via the existing internal road network within the airport. We are not aware of any other significant constraints other that the possible need to protect the woodland to the north of the site, a small part of which intrudes into the subject site. It is noted there are potential archaeological interests at the site.
This is a large site opportunity but one which we anticipate the landowner will be able to deliver given a successful planning application. Being located adjacent to Doncaster’s growing airport, and given the
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potential appeal to aviation related uses, we have assumed 100% of the site could be developed out within the LP period, circa 25% (17 ha) in the period 2018-2022, and the balance (51 ha) developed during 2023-32.
The usage split we have adopted is 5% B1, 35% B2 and 60% B8.
Doncaster Urban Centre
Extending to 148 ha gross, mapping of the indicative masterplan layout for the site identifies 5 ha of land for employment use.
In employment terms, most development activity in recent years in Doncaster has been concentrated outside the town centre. Doncaster has seen most significant employment related development taking place close to its primary road transport routes to the east, south and west of the town, particularly in terms of B2 and B8 uses.
Whilst the town centre has seen development activity, this has been mainly related to retail (Frenchgate Shopping Centre), civic (Civic offices, Cast Theatre and public square), educational (Doncaster College and the HS2 College) and residential based uses.
From a market perspective, Doncaster’s town centre hasn’t attracted the larger scale B1 type uses generally associated with growth in employment activity in the heart of larger urban centres in the UK.
Demand for office space in the centre is relatively weak compared with office activity in other nearby centres such as Sheffield, Wakefield or Leeds. Most office occupiers have chosen to locate on out of town office parks instead. Similarly, Doncaster town centre has not seen the levels of take up by high technology companies, business services or the digital/creative sector experienced in some other locations.
The lack of economic activity in these sectors has been recognised by DMBC and the Council have commissioned an Urban Centre Masterplan and other proposals to reshape the central area. The Masterplan identifies the opportunity for significant areas of change. These areas include prospects for increased employment related activity in the Waterfront, Civic Business District and Innovation Quarter.
Implementation of the Masterplan will be required for Doncaster town centre to become competitive in attracting greater employment related take up. Given the timescales likely to be involved with implementation, we are of the opinion that 2.5 ha of land is likely to come forward in the centre for employment use in the period 2018-2022 and the same amount of land during 2023-2032.
Due to its city centre location we anticipate the site would be developed out with 30% B1 uses and 70% B2.
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4.2 ASSESSMENTS OF SMALLER LP REVIEW SITES AND ADDITIONAL SITES
Less detailed assessments of the remainder of the 30 individually identified sites, each of less than 20 ha, are contained within the table of all LP assessment sites in Appendix 2.
DMBC have also requested an assessment of a small number of LP review sites which are less than 2 ha in size and which total 7.43 ha. Colliers International have not carried out an individual review of these sites and have only expressed a view as to the likely mix of uses across those sites based on our general understanding of market demand. This suggests a split of 10% B1, 60% B2 and 30% B8, but this is only a high-level estimate. Due to the sites being smaller, it has been assumed they will all come forward within the LP period.
Site inspection proformas relating to all 30 of the sites are in Appendix 3.
In addition to the above sites we have also been requested to include reference to a former allotment site which we understand has potential, if allocated, for further employment based development. We have not inspected the site but understand that it extends to 8.48 ha of which 3.5 ha have been developed out in the period 2015-17. It is assumed that the 4.98 ha remaining would be developed out 50% during the period 2018-22 and 50% 2023-32.
4.3 NON-EMPLOYMENT USE
The historic take up of employment land in Doncaster (see table 2 in Section 2.5) indicates that 17% of employment land has been developed out for non-employment uses.
In our analysis of the LP sites we have not generally made any allowance for non-employment uses. In some cases, the site area has been already adjusted where the site in question has been the subject of a planning application, representations or a master planning exercise which gives a breakdown of the uses proposed, including non-employment uses.
4.4 OUTCOME OF LP SITE ASSESSMENTS
We summarise the output from the site assessments as follows:
Table 5: Outcome of LP Site Assessments
Output Description Employment Emp. Land Land Potential Potential Per Annum
Total land previously developed (2015-2017) 87.66 Ha 29.22 Ha
Total land with potential to be developed 2018- 208.76 Ha 41.75 Ha 2022 Total land with potential to be developed 2023- 270.73 Ha 27.07 Ha 2032 Land unlikely to be development in LP period 211.82 Ha -
Total land for employment use (DMBC) 778.97 Ha -
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(Excludes and employment factor related to jobs growth within the Doncaster-Sheffield Airport operation)
Compared with the 2000-2017 historic average employment land take up figure of 21.9 ha per annum detailed in section 2.5 above, the figure proposed for the full plan period of 18 years equates to an average employment land take up of 31.51 ha per annum. This is broadly in line with the average rate of take up over the period 2015-17, but a 44% increase on the average take up of 21.9 ha over the period 2000-2017.
The average land take-up figures are summarised as follows:
Table 6: Historic Employment Land Take Up vs Averages for Proposed Employment Land Releases
Take Up Period Average Take Up /Proposed Release
Per Annum
2000-2017 (historic trend) 21.90ha
2015-2017 (completed in LP period) 29.22 ha
2018-2022 41.75 ha
2023-2032 27.07 ha
2015-2032 (full LP period) 31.51 ha
(Excludes and employment factor related to jobs growth within the Doncaster-Sheffield Airport operation)
We anticipate there may be some smoothing of these figures over the LP period, but there are factors we suggest may mean that market demand, particularly for B2 and B8 use development, may be stronger over the LP period compared with the historic trend:
The post 2007 recession occurred during the middle of the historic trend data period. It was generally considered to have been exceptionally severe in comparison with recent economic cycles.
The recent move towards online retailing is anticipated to continue to grow over the next 5-10 years. Given Doncaster’s strategic location for distribution operations, it can be reasonably expected it will continue to attract B8 operators, provided there is an available labour force, capacity in the transport infrastructure and a choice of available development land.
Doncaster has an established manufacturing sector. Recent trends suggest that manufacturing generally is benefitting from the devaluation of £Sterling. There have also been encouraging signs that local manufacturers, outside the traditional heavy industries, have seen a significant upturn in trade. Recent decisions by Boeing Aeroplane Co and McLaren Cars to set up factories in the SCR are particularly noteworthy. Colliers International are seeing manufacturers returning to the market for new premises in increasing numbers (see 5.1 below).
A continuation of the recent growth in passenger numbers using Doncaster Sheffield Airport provides the Borough with a strong opportunity for growth, both in terms of attracting inward investment. Some of identified LP sites are located around the airport.
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There is a relative lack of available employment land nationally. This applies to many of Doncaster’s neighbouring authorities, where the number of available employment sites is limited and where ground conditions and other constraints affect the viability sites to a greater extent than many of the sites being reviewed in this report.
Balanced against the positive factors above is the potentially negative factors associated with the UK’s exit from the European Union, particularly if business investment slows.
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5 INDUSTRIAL AND LOGISTICS MARKET REVIEW
5.1 NATIONAL MARKET OVERVIEW
Doncaster plays a national role in the industrial property market as well as a regional one. It is therefore important to consider the local market against the national backdrop.
According to Colliers’ Real Estate Investment Forecasts Q3 2017 occupier sentiment can be defined by a sense of cautiousness as operators adopt a ‘wait and see’ approach against a backdrop of economic slowdown, ‘Brexit’ uncertainty and lower consumer spending. This is particularly the case for properties with a floorspace above the 100,000 sqft mark. Demand has cooled even more significantly for the larger warehouse requirements of above 300,000 sq ft, with evidence of activity tied to lease events, rather than the need for more space
The UK industrial sector has seen H1 2017 take-up 15% below h1 2016 amid the slowdown in consumer spending and the uncertainty generated by the snap election with amazon less active in h1 2017, the retail & wholesale sector take-up was driven by grocery stores 27% demand from the manufacturing sector as favourable exchange rate continues to support external demand for British goods
National data collected via Colliers internationals UK Industrial & Logistics Market Barometer Summer 2017, figure 6 shows that retailers / wholesalers have the highest demand for industrial space. In H1 of 2017 there has been an increase in demand by manufacturers in the market.
Figure 4: Demand for Industrial Premises by Tenant Type
Demand by Tenant Type Confidence is a key driver in any market and it is visible in the
graph below that the completion of Transportation & Public Utilities speculative
developments has been drastically Retailers / wholesalers affected by a lack of confidence. The 0 10 15 20 25 30 35 40 industrial market is Percentage % yet to recover to the highs of just under 16 2016 H1 2017 million sq ft on space constructed in 2007. Due to the recession the numbers severely dropped off with in the years of 2012 and 2013 there was very little activity. As confidence in the market grew there was an increase in
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construction resulting in 2015 being the first year to be higher than the ten-year average. However, as a result of the EU referendum and the recent snap election the number of speculative units have seemed to reduce again due to uncertainty relating to possible trade deals that will be vital to businesses with bases in the UK.
Feedback in the market suggests that the industrial property sector has since recovered from the post Brexit-blues and that funders, developers, investors and occupiers are now resuming development activity against an even greater shortage of built product, which we expect to be visible in future data sets.
Figure 5: Speculative completions in sq ft 2007 – 2017 (UK)
Speculative Completions
18
16 14 12
10 (million)
8
6 FT 4
SQ 2 0
Speculative Completions (SQ FT) (2007-2017) 10 year average
5.2 DONCASTER COSTAR ANALYSIS CoStar has been used to provide key statistics generated from local market activity in the past 5 years, and current stock on the market has been analysed to gauge the local rent levels further. CoStar has analyses activity in retail, office and industrial sectors and has a database of over 400,000 UK commercial property buildings.
Colliers has used the Doncaster Sub-market area to analyse the existing industrial and warehouse market. The existing industrial and office market of Doncaster has been assessed.
Data from CoStar shows that the most recent rent per sqft for industrial and warehouse units in Doncaster is £4.37 per sqft. The current vacancy rate is 3.9%, Equally, the availability rate is currently 4.1% these figures indicate that demand is strong.
Data from CoStar also shows that units are typically on the market for around 12 months.
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Table 7: CoStar Doncaster Sub Market Data
Availability Survey 5-Year average
Rent Per sq. ft. £4.37 £4.49
Vacancy Rate 3.9% 4.9%
Vacant sq. ft. 677,373 771,625
Availability Rate 4.1% 6.8%
Available sq. ft. 908,807 1,014,888
Months on Market 12.0 16.9
The sales data from CoStar is generally positive. Sale price per sqft and asking price per sq ft are both currently higher than the 5-year average.
Table 8: CoStar Freehold Industrial Market Data
Sales Past year 5- year average
Sale Price Per sq. ft. £79.50 £55.9
Yield 5.61% 8%
Figure 6 below shows that the asking rent per sq ft has increased steadily over the past 5 years.
Figure 6: Doncaster Sub-Region Industrial Rents
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Industrial units and warehouses currently on the market are generally of a slightly higher value than the average achieved rents provided by CoStar, likely since those that are on the market are the asking rents rather than the achieved rents. These are shown in the table below:
Table 9: Asking Rents for Prime Industrial Premises in Doncaster
Site description and address Rent per 1 sqft
12,379 sq. ft Unit 11, Delta Court, Doncaster, DN9 £5.90
12,373 sq. ft. Unit 1, Bullrush Business Park, Bullrush Grove, First £5.50 Point, Junction 3 M18, Doncaster, South Yorkshire, DN4
4,995 sq. ft. Unit 15, Delta Court, Doncaster, DN9 £5.00
3,574 Unit 1D, Thorne Park, Junction 6, M18, Thorne, South £5.60 Yorkshire, DN8
(1Asking rents as quoted on Rightmove or the marketing agent’s website)
5.3 LOCAL MARKET ANALYSIS
Data collected via the Colliers industrial rents map show that in the mid-way point of 2017 Doncaster’s rents were as follows;
Table 10: Doncaster Industrial Rents Mid 2017
Small Sheds Large Sheds
Prime £6.00 Prime £5.50
Secondary £4.00 Secondary £4.00
Land Value £350,000 Land Value £300,000 per Acre per Acre
(Source – Colliers)
Key deals that have taken place recently in the Doncaster area:
Verdion has completed the construction of its 1.1m sq ft logistics facility for Amazon at iPort, Doncaster, South Yorkshire.
Tritax Big Box REIT has acquired a Unilever distribution centre at Trax Park, Doncaster, for £20.9m – a net initial yield of 5.61%.
Lidl is opening a distribution centre at Verdion’s £500m iPort logistics scheme in Doncaster, South Yorkshire
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Harworth Group have bought a 112-acre regeneration site at Bradholme Farm, Thorne in Doncaster for £8.5 million.
In summary the industrial market, both nationally, regionally is the strongest performing commercial property sector. Its future prospects are underpinned by the growth in online retailing and also increased take-up by manufacturing.
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6 OFFICE MARKET REVIEW
6.1 NATIONAL OFFICE MARKET REVIEW
The national office market had a solid finish to 2016 where there was a very strong Q4, it was due to institutions selling out of central London and overseas investment in the regions. However, the impact of political changes has affected the market in 2017. The UK economy has faced an uncertain future due to political uncertainty after BREXIT and the snap election that was called. This effected the market by slowing growth which led to some of the momentum that was being built up being lost.
The Central London market can be seen to be in a separate bubble separate from the rest of the UK market due to a higher level of confidence in the market. In 2017 the market was letting above the 5- year quarterly average as a result of sectors such as media and technology taking up the slack where banking and finance have scaled down expansion.
Investor confidence in the regional office markets has grown significantly during 2017 despite the BREXIT effect. Large corporations are committing to longer term rents which is a boost to the market and with expected growth upcoming for providers that can meet the demands of the occupiers the regional market is secure.
The UK has a strong draw for foreign investment and the uncertainty surrounding the political future is unlikely to change that in the immediate future. The devalue of the pound will continue to put pressure the consumer driven industries and future expansion will be increasingly cautious.
6.2 DONCASTER COSTAR ANALYSIS Colliers has used the Doncaster Sub-market area to analyse the existing office market. Data from CoStar shows that the rent per sqft for office space is currently at £8.82 which is lower than the 5-year average of £9.90. The average duration that office units are on the market is 10.3 months.
Table11: CoStar Doncaster Sub Market Office Rents
Availability Survey 5-Year Avg
Rent Per sq. ft. £8.82 £9.90
Vacancy Rate 3.7% 6.5%
Vacant sq. ft. 96,054 149,451
Availability Rate 8.25% 12%
Available sq. ft. 279,830 289,509
Sublet sq. ft. 9,901 6,153
Sales data from CoStar show that both the sale price per sqft and asking price per sqft are currently lower than the 5-year average for these factors.
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Table 12: CoStar Doncaster Sub Market Office Sales Data
Sales Past Year 5-Year Avg
Sale Price Per sq. ft. £58 £83
Yield 12% 10.5%
Figure 3 shows that the asking rent per sq ft has been steadily decreasing since 2013.
Figure 3 – Office asking rent per sq. ft. mid-2013 to mid-2017. Source: CoStar
Offices marketed on agent’s websites and Rightmove have been analysed to provide further insight in to the existing market. The rents appear to be slightly higher than those provided by CoStar, which is likely because they are asking rents rather than achieved rents and because of the time lag between the data sets.
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6.3 LOCAL MARKET ANALYSIS
Data collects and provided for the Colliers Office Rent Map indicates that;
Table 13: Doncaster Prime Offices Data
Site description Rent per sq ft
7,047 sq. ft. Upper Floor Offices, Colonnades House, Duke Street, £7.60 Doncaster, South Yorkshire, DN1
6,937 sq. ft. Pillar House, South Parade, Doncaster £4.00
1,347 sq. ft. – 5,200 sq ft at Main File, Hayfield Business Park, £10.00 ayfield Lane, Robin Hood Airport, Finningley, Doncaster, South Yorkshire, DN9
4,865 sq. ft. at J3 Business Park, Balby Carr Bank, Doncaster, £3.00 DN4
Source -Rightmove and Agents websites
Grade A £14
Grade A Annual Growth 0%
Grade B £9.50
(Source – Colliers)
Plans have been drawn up to bring in major office developments into the town centre - potentially driving a boost in food outlets and restaurants. Land near Sir Nigel Gresley Square, the station, and Doncaster College is being looked at as possible office land, some of this is council owned.
Most of Doncaster's big offices at present are out towards Lakeside. The Council want to bring some into the town centre. An example of companies that could take up office space is Network Rail if plans for a super depot at Marshgate progress, this could create 200 jobs.
The former Doncaster Council offices at the Colonnades are in the process of conversion into commercial offices. They have been refurbished as part of the town masterplan, and the authority is hoping to find a major firm to move in.
In summary, office take up is mainly limited to local companies relocating within Doncaster. At the current level of rents, new development will not be viable. Doncaster requires delivery of its Urban Masterplan to improve the quality of the environment of the town centre to begin to attract office and hi- tech companies back in to the core area.
2 Asking rents as quoted on Rightmove or the marketing agent’s website
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7 NEIGHBOURING AREAS
7.1 DUTY TO COOPERATE
The duty to cooperate was created in the Localism Act 2011, and amends the Planning and Compulsory Purchase Act 2004. It places a legal duty on local planning authorities, county councils in England and public bodies to engage constructively, actively and on an on-going basis to maximise the effectiveness of Local and Marine Plan preparation in the context of strategic cross boundary matters.3
As such, it is important consider market activity in Wakefield, Leeds, Barnsley, Rotherham and Sheffield and how this relates to development within Doncaster. The map below shows Doncaster in relation to these areas:
Figure 4 - Map of Doncaster and wider area. Source: Google maps
INDUSTRIAL
Market research has been carried out to cover the four key areas that surround Doncaster. When data is available for the key areas, PMA Promis4 and CoStar has been used. PMA Promis is a research database which categorises industrial centres into five geographically and functionally similar areas to detail development, rents and availability.
The key theme from the industrial sector in the region in 2017 is that speculative development of small- to-medium sized units are making a return to the market and there is continued rental growth and confidence within the market.
Throughout the industrial market, construction costs have acted as a brake on smaller speculative development over recent years. Occupier demand remains strong amid the shortage of units and grants/interventions from the local authorities and elsewhere have assisted with delivering some stock to the market.
3 Duty to Cooperate http://planningguidance.communities.gov.uk/blog/guidance/duty-to-cooperate/what-inis- the-duty-to-cooperate-and-what-does-it-require/ 4 PMA Promis https://www.pma.co.uk/home/eng/services.htm
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7.2 WAKEFIELD INDUSTRIAL
In recent years the share of pre-let/purpose built space developed has risen. Big Sheds - units of over 100,000 sq. ft. – are a key part of the Wakefield market. Over the last five years, Big Sheds have accounted for 71% of take up. This is above the North & Scotland average of 44
DEVELOPMENT Of note in Wakefield, Arabola has signed glass bottle manufacturer Allied Glass to occupy a 190,000 sq ft shed at Wakefield Europort, West Yorkshire. The Yorkshire-based manufacturer will take the entire distribution warehouse called Wakefield Eurohub on a 10-year lease. The agreed rent is £4.25 per sq ft. The 220-acre distribution location is already home to DHL, Argos, ASDA, Kuehne & Nagel, Warburtons, Royal Mail, 3663 and One Stop
One of the main infrastructure developments in Wakefield is the Wakefield Eastern Relief Road (WERR), a major transport improvement that will enable better access from the north to the south Wakefield.
Table 14: Wakefield Industrial Values
Big Shed Small Shed Prime per sq ft £5.50 £6.25 Secondary per sq ft £4.50 £4.75 Land Value Per Acre £325,000 £325,000
Availability in Wakefield is currently 7% in mid-2017, to stand at 1,977,225 sq. ft., based on data provided by CoStar. The vacancy rate in Wakefield stands at an estimated 5% which is low by historic standards. Part of the available stock comprises older and obsolete premises.
7.3 LEEDS INDUSTRIAL
On average North & Scotland demand fell back by 30% in 2016. In comparison, PMA estimate take up in Leeds to have actually risen 22% in 2016 to 2,022,000 sq ft. At this level, take up in Leeds was 17% above the 5-year average.
In the last five years to Q2 2017 the amount of space pre-let/purpose-built in Leeds averaged 230,000 sq ft per year, or 14%of take up. Over the last 12 months to Q2 2017 this figure fell to 79,000 sq ft, equating to 6% of take up. Big Sheds - units of over 100,000 sq ft – are a key part of the Leeds market. Over the last five years, Big Sheds have accounted for 34% of take up. However, this is below the North & Scotland average of 41%. In the last year to Q2 2017, 2 Big Shed deals have been recorded.
Within the Standard Industrial market - units under 100,000 sq ft - the size band seeing the largest share of take up in Leeds over the last five years to Q2 2017 has been the 50,000 to 100,000 sq ft bracket, accounting for 22% of all space. In comparison, over the last year to Q2 2017, the 10,000 to 25,000 sq ft size band has seen the largest share of take up at 26%.
DEVELOPMENT
There is currently 23.4 million sq ft of space in the Leeds development pipeline, excluding space currently underway. Of this, 13.8 million sq ft has planning permission, and 9.6 million sq ft is more preliminary.
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Within the Leeds pipeline, there are 29 schemes of over 100,000 sq ft. These schemes equate to 87% of the proposed floorspace. Across all Industrial PROMIS centres such schemes equate to 83% of proposed floorspace, while they account for 82% across the North & Scotland Market Area.
A lot of current new development activity in Leeds is centred around the Leeds City Region Enterprise Zone which has the potential capacity for 3.5m sq ft of further development. Part of the site is however impacted by the line of the HS2 route into Leeds City Centre.
Table 15: Industrial Values - Leeds
Big Shed Small Shed Prime per sq ft £5.75 £6.25 Secondary per sq ft £4.50 £4.75 Land Value Per Acre £350,000 £350,000
AVAILABILITY Availability in Leeds is currently 5.5% to mid-2017, to stand at 2,065,174 sq. ft., based on data provided by the local authority. At current levels, the vacancy rate in Leeds stands at an estimated 3.7% which is very low by historic standards.
7.4 SHEFFIELD INDUSTRIAL
On average North & Scotland demand fell back by 30% in 2016. In comparison, PMA estimate take up in Sheffield to have fallen by a smaller 24% in 2016 to 724,000 sq ft. At this level, take up in Sheffield was 21% below the 5-year average. In the last five years to Q2 2017 the amount of space pre-let/purpose-built in Sheffield averaged 116,000 sq ft per year, or 13% of take up. However, over the last 12 months to Q2 2017 this figure totalled 106,000 sq ft, equating to 19% of take up.
Big Sheds - units of over 100,000 sq ft – are a key part of the Sheffield market. Over the last five years, Big Sheds have accounted for 39% of take up. This is in line with the North & Scotland average of 41%. Over the last year to Q2 2017, the share of take up from Big Sheds has risen to 54%, accounted for by 2 deals.
Within the Standard Industrial market - units under 100,000 sq ft - the size band seeing the largest share of take up in Sheffield over the last five years to Q2 2017 has been the 25,000 to 50,000 sq ft bracket, accounting for 17% of all space. Over the last year to Q2 2017, this size band has remained the most active
DEVELOPMENT There is currently 7.1 million sq ft of space in the Sheffield development pipeline, excluding space currently underway. Of this, 5.5 million sq ft has planning permission, and 1.6 million sq ft is more preliminary.
Within the Sheffield pipeline, there are 16 schemes of over 100,000 sq ft. These schemes equate to 67% of the proposed floorspace in the centre. Across all Industrial PROMIS centres such schemes equate to 83% of proposed floorspace, while they account for 82% across the North & Scotland Market Area. Sheffield lacks ‘oven ready’ industrial sites in strong locations and sites with large development platforms.
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Development activity recently has been focussed on the Advanced Manufacturing Park (partly in Rotherham) and the wider Advanced Manufacturing Innovation District where global corporations including Boeing, Rolls Royce and McLaren Automotive have chosen to locate.
Table 16: Sheffield Industrial Values
Big Shed Small Shed Prime per sq ft £5 £6.25 Secondary per sq ft £3.50 £4.50 Land Value Per Acre £300,000 £300,000
AVAILABILITY Availability in Sheffield is currently at 5.7% at mid-2017, to stand at 2,685,223 sq. ft., based on data provided by CoStar.
7.5 BARNSLEY INDUSTRIAL
Barnsley’s current economy remains too small for the size of the borough, and is failing to maintain an adequate number of jobs and businesses in the local economy to support the indigenous working age population. As a result of this however there is still large scope for improvements. With recent deals such as Network Space agreeing to buy 10.5 acres of industrial development land at Ashroyd Business Park on the Dearne Valley Parkway close to Junction 36 of the M1, it shows that there is movement in the market which will instil confidence in investors.
DEVELOPMENT Barnsley’s Local Plan is at the EIP consultation stage and industrial land releases through the Plan are required given the relative shortage of well-located development opportunities currently. The industrial development focus is mainly around land at J36 of the M1 at Hoyland, M1 J37 and towards the Dearne Valley around Goldthorpe.
AVAILABILITY Availability in Barnsley is currently at 4% at mid-2017, to stand at 445,648 sq. ft., based on data provided CoStar. This is a historically low level of availability
Deals / completions of note
Asos at Park Springs, Barnsley Major online fashion retailer ASOS invested £40m in the opening of their state of the art distribution centre and at Barnsley in 2010 where they occupy a 530,000 sq. ft. warehouse. ASOS relocated from a smaller site in Hemel Hempstead in Hertfordshire where they had operated for about 5 years.
Naylor Industries at Wombwell Naylor Industries, which is headquartered in Barnsley and has operations in South Yorkshire, Scotland and the West Midlands, acquired the freehold of a 57,000 sq. ft. building in Wombwell from electronics retailer Maplin.
A Davies Transport Ltd. At Fallbank Industrial Estate This transport business relocated its entire operation from Dewsbury to Barnsley. A Davies Transport Ltd made the move to Fallbank Industrial Estate, just off Junction 37 of the M1, in 2013. The 55,000 sq.
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ft. premises enabled the family-run business which was founded in 2007 to extend its range of services, purchase new fleet and take on additional staff.
7.6 ROTHERAM INDUSTRIAL
The industrial market is also considered to be strong within Rotherham, with the advanced manufacturing and retail logistics sectors driving demand. Key industrial locations within the Borough include: J33 of the M1 (AMP); J34 of the M1; Dearne Valley; Dinnington; Maltby/Bramley.
AVAILABILITY Availability in Rotherham is currently at 5.5% at mid-2017, to stand at 814,394 sq. ft., based on data provided CoStar.
7.7 WAKEFIELD OFFICE
Wakefield’s office market consists of central office locations and edge of centre business parks. Wakefield First, the strategic organisation responsible for attracting inward investment to Wakefield, identifies several key office locations in Wakefield with a major one including the Wakefield Waterfront units which sit next to the £26m Hepworth Art Gallery.
Table 17 – Office Rents, Wakefield
Grade A per sq ft £16
Grade A Annual Growth 0%
Grade B per sq ft £9
AVAILABILITY Availability rates were recorded at 9.3% at mid-2017 levels with available space recorded at 273,768 sq ft.
7.8 LEEDS OFFICE
Leeds is amongst the largest office centres covered within UK Office PROMIS, with around 457,900 employees. Comparing across the Big 6 markets, Leeds is the third largest centre in employment terms. By submarket 205,800 employees are housed within the town centre market and 252,100 employees out-of-town.
The latest data to June 2017 suggests that unemployment stands at 1.6%, a 30 basis points decrease since June 2016. Of particular note for the office market are those employment sections focused on finance, business services, ICT and administration. In Leeds these employment sections account for 33.6% of jobs, in line with the Big 6 Market Area average of 32.5%.
The largest subsector in Leeds is Professional & Business Services, accounting for 12.2% of total employment or 55,900 jobs. The share of employment in all four sectors in Leeds is around the Big 6 average. Of the other major sectors of employment, Other Services makes up the second largest share of total employment at 28.3%.
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DEVELOPMENT The most recent short-term take up trends (6 months to end-Q2 2017) suggest that demand for office space in Leeds totalled 270,000 sq ft, a fall of -24% from the previous 6 months. Our databases suggest that on average take up in Big 6 remained relatively stable to end-Q2 2017. On average across all the Office PROMIS centres, demand remained flat. The largest deal in Q1 2017 saw BW Legal let 22,400 sq ft at Interchange Office Park, however the second quarter, although subdued in terms of overall demand, recorded a couple of larger deals. Burberry at 6 Queen Street and Willis Towers Watson at 5 Wellington Place provided a boost to take up figures for the first half of 2017. In Q3 2017, HMRC agreed a pre-let of 7 & 8 Wellington Place, the largest ever commercial property letting in Leeds. HMRC will take 377,200 sq ft on a 25-year lease when the building completes construction. They are expected to move into the office in 2020.
Table 18 - OFFICE RENTS/DATE for Leeds
Grade A per sq ft £30
Grade A Annual Growth 7%
Grade B per sq ft £23
AVAILABILITY
Availability rates were recorded at 10.5% at mid-2017 levels with available space recorded at 4,733,514 sq ft.
7.9 SHEFFIELD OFFICE
Sheffield was historically dominated by heavy industry and manufacturing operations and consequently had less of an office base, but with the decline of the city's industrial function, a switch to the service sector was seen and urban redevelopment has helped to revitalise the office market.
Sheffield is a large office centre covered within UK Office PROMIS, with around 280,700 employees. To put it in context, within the Rest of GB Market Area the nearest centre in size to Sheffield is Liverpool.
The latest data to June 2017 suggests that unemployment stands at 1.9%, a 30 basis points decrease since June 2016. Of particular note for the office market are those employment sections focused on finance, business services, ICT and administration. In Sheffield these employment sections account for 22.5% of jobs, below the Rest of GB Market Area average of 25.5%. The largest subsector in Sheffield is Professional & Business Services, accounting for 8.0% of total employment or 22,500 jobs.
Sheffield has a below average share of employment in Administration & Support Services and a similar share in Information & Communication, Finance and Professional & Business Services to the Rest of GB average. Whilst F&BS employment is an important driver of office demand, within Sheffield, Other Services makes up the largest share of total employment at 30.3%.
DEVELOPMENT The most recent short-term take up trends (6 months to end-Q2 2017) suggest that demand in Sheffield totalled 121,000 sq ft, a fall of -28% from the previous 6 months. Our databases suggest that on average take up in Rest of GB decreased by -17% to end-Q2 2017. On average across all the Office PROMIS centres, demand remained flat.
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As short-term take up trends need to be treated with some caution due to the lumpy nature of deals, it is worth analysing annual data trends. For Sheffield, take up in 2016 was estimated to be 274,000 sq ft according to PMA, a 29% fall compared with 2015 (the corresponding Rest of GB change was a decrease of 20%). To put the 2016, take up level in Sheffield in a historic context, the annual average since the 2008 crash has been 262,000 sq ft, while the 1999-2008 average was 305,000 sq ft.
Take up in the six-month period to end Q2 2017 declined, largely due to poor take up in the smaller size bands. However, a handful of deals were recorded in the larger size bands, two of which were signed at Derwent House in Q2. Global engineering services consultancy Mott Macdonald took 16,400 sq ft, while software and professional services company SDL took 19,600 sq ft, taking the building's occupancy to over 90%. The largest deal across H1 2017 saw computer design company ARM take 20,500 sq ft at City Gate, moving their operations from Rockingham Court, also in the town centre. Q3 has seen a more sizeable deal under offer at The Balance. Sheffield Newspapers' plans to take 27,000 sq ft here will boost take up for 2017 by a considerable margin should the deal complete.
Table 19: SHEFFIELD OFFICE RENTS
Grade A per sq ft £24.50
Grade A Annual Growth 5%
Grade B per sq ft £14
AVAILABILITY Availability rates were recorded at 9.8% at mid-2017 levels with available space recorded at 1,973,667 sq ft.
7.10 BARNSLEY OFFICE
The office market in Barnsley is relatively small within the SCR. Much of the transactional activity in the centre involves the trading of existing office floorspace, mainly between local companies, mostly involved with professional, financial or business services. Out of town, there a number of well-established office parks at M1, Junction 37, north of the town centre, Pontefract Road and towards the Dearne Valley.
DEVELOPMENT
Most of the new office development within the town centre has been purpose built for occupation by public sector organisations. The main exception was the development of a large mixed-use scheme, Gateway Plaza (see below). Out of town the most recent development of any scale was in 2007 at M1 Junction 37 where 30,000 sq ft of Grade A offices were erected at Capitol Park as part of a larger mixed-use scheme. Against the background of a difficult market, these premises struggled to let up and are currently part occupied by Yorkshire Finance (see below).
GATEWAY PLAZA - a £370m development by developers Quest Property and Landmark Development Projects. Completed in 2008, the development incorporates 96,000 sq. ft. of open plan prime office accommodation in addition to a 548-space car park, circa 250. luxury apartments, 21,000 sq. ft. of retail and leisure space, and a 110-bed new generation, three-star hotel and all built around an attractive, large modern central plaza. The office space was mostly let to Barnsley Council
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FORMER BARNSLEY COUNCIL OFFICE DEMOLITION - Barnsley's Central Offices in Kendray Street will be knocked down and replaced with a new market building. The Central Offices will be replaced with a 28,0000 sq ft temporary market building while the existing market is refurbished. It will house 81 stalls and stand for up to four years before being removed to create a market square.
FINANCE YORKSHIRE AT CAPITOL PARK Finance Yorkshire – a £90m fund set up to help businesses across Yorkshire – chose to locate its Head Quarters at Capitol Park.
Table 20: OFFICE RENTS IN BARNSLEY
Grade A per sq ft £14
Grade A Annual Growth 0%
Grade B per sq ft £9.5
AVAILABILITY Availability rates were recorded at 21.6% at mid-2017 levels with available space recorded at 97,150 sq ft.
7.11 ROTHERAM OFFICE
The office market in Rotherham town centre is dominated by small scale financial and professional services firms serving a local market. The stock of premises in the area is generally characterised by 1960’s office buildings and converted Victorian residential properties. More modern office space can be found on business parks located between Junctions 33 and 34 of the M1. This product has generally proved popular with call centre operators and back office functions. In general, the demand for office space in Rotherham is considered to be modest in comparison to Sheffield.
Table 21: OFFICE RENTS IN ROTHERHAM
Grade A per sq ft £12.50
Grade A Annual Growth 0%
Grade B per sq ft £8.50
AVAILABILITY
Availability rates were recorded at 6.3% at mid-2017 levels with available space recorded at 176,666 sq ft.
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8 CONCLUSION
Having reviewed the identified sites, we conclude that Doncaster has a range and choice of development land suitable for employment use.
The historic take up of employment land (Section 2.5 above), based on data covering the period between 2000 and 2017 (inclusive), totalled 394.44 ha which equated to 21.9 ha per annum over the period.
Analysis of the historic land take up rates against the annual land releases identified by our assessment of the identified sites produced the following results:
Table 22: Historic Employment Land Take Up vs Proposed Employment Land Releases
Take Up Period Average Land Take Up/ Releases
Per Annum
2000-2017 (historic trend) 21.90 ha
2015-2017 (completed in LP period) 29.22 ha
2018-2022 41.75 ha
2023-2032 27.07 ha
2015-2032 (full LP period) 31.51 ha
(Excludes and employment factor related to jobs growth within the Doncaster-Sheffield Airport operation)
We conclude that the proposed 31.51 ha per annum average employment land release over the full Local Plan period is sufficiently high meet the recently evidenced 29.22 ha market demand for the period 2015-17 and the historic 2000-2017 market take up of 21.9 ha per annum. We have highlighted factors which are likely to support strong take up of employment based development over the balance of the plan period, particularly the growth of online retailing and manufacturing.
The site assessment identifies a further 211 ha of employment land we anticipate would be released after the end of the Plan period, some of which could possibly be brought forward, if demand for employment land were to exceed supply.
The assessment also indicates a higher level of land release per annum over the next five years balanced by a lower level of release over the remaining life of the plan. We would expect the market to determine whether the balance of land release between the two periods is correct or not.
Our site assessments show a different split between B1/B2 and B8 uses than the historic take up data. The uses associated with the proposed releases suggest a lower rate of B1 and B2 development and a higher rate of B8 development than historically has been the case. However, if allocated, developers will respond to market demand as appropriate and we are satisfied that the sites have the capacity to provide for the range of employment uses which will be required.
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Having reviewed the identified sites, the conclusion of the market assessment is that Doncaster has a range and choice of development land suitable for employment use.
It should be noted that the market assessment does not include commentary as to whether individual sites should be included in the Local Plan. It shows that all sites could be expected to see some delivery during the Local Plan period, although some will be towards the back end of the period and therefore could fall out.
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APPENDIX 1
LOCATION MAP FOR SITES
Doncaster Employment Land Review
Doncaster Employment Land Review
North East
North West
Central & West
South East
South West
APPENDIX 2
TABLE SUMMARISING LP SITE ASSESSMENTS
Doncaster Employment Land Review
Gross Site Build Out Period (Ha) Usage Split Site Ref Site name Area for 2015-17 Notes (refer to Section 4.1 of report for detailed assessments of 20ha + sites) 2018-22 2023-32 Post 2032 B1 B2 B8 Emp Use (complete) Potentially good mainly distribution site. Slightly remote location. Close to The Range Junction 6 M18, & BMW. Single ownership. OTL Planning pending for B2/B8 use (262,150 sq m). Mainly 001 73.63 7.36 29.44 36.80 15% 85% Thorne North Flood zone 3. Assume 50% (36.8ha) dev in LP period of which 20% in period 2018-22 and 80% 2023-32. Potentially good mainly distribution based development site. Close to established West West Moor Park Moor Park industrial/distribution park. Flood zone 3. CFS states in single ownership. 013 79.29 7.92 31.68 39.64 15% 85% (North) Assume 50% (39.6ha) dev in LP period of which 20% in period 2018-22 and 80% 2023- 32. Smaller site in location away from main road frontage. Effectively infill in an area which has proved popular. More likely to go for B2 industrial use or trade counter, probably Balby Carr Bank, 092 11.25 8.50 2.75 10% 60% 30% smaller local company expansion. Single control with recognised developer. CFS rep Balby includes master plan. Assumed all of site developed in plan period of which 75% during 2018-22 and 25% 2023-32 Well located site constrained by adjoining uses and site layout. Waste water treatment plant and travellers camp adjacent. Possible services diversion. Smaller site, irregular Land North of A614 / 101 6.87 4.46 2.41 60% 40% shape and less likely to accommodate B8 uses/large buildings. Possible development as M18 Junction, Thorne part of larger site to the north (ref 001). Mainly Flood Zone 3. Assume 65% dev in LP period. Good Motorway location for distribution use. Mainly flood zone 3 but with large water feature for possible flood mitigation (deducted from the total site area in arriving at the 57.67 ha goss employment site area). Now in the control of a single developer with Thorne South Urban experience of delivering large strategic sites. LP late rep indicates mixed use residential 160 Extension, Bradholme 57.67 8.07 32.30 17.30 5% 15% 80% and employment masterplan, but DMBC have since been informed the site will be Farm, Thorne brought forward only for employment use (including advanced manufacturing). Likely mainly B8. Assumed 70% of site developed in plan period of which 20% during 2018- 22 and 80% 2023-32. Smaller site in location away from main road frontage. Defended flood zone 3. OTL PP Land adj to Kirk for 6 B2 ind units totalling 8,361 sq m. Likely to go for mainly B2 industrial use, 183 Sandall Waste Water 2.54 2.54 100% including smaller local company expansion. In single control by a property developer. Treatment Works Assumed all of site developed in period 2018-22. Effectively the final southern extension to the succesful West Moor park development. New unit for Next Plc recently developed on land to north. Site being actively West Moor Park promoted by a national developer. Previous OTL PP expired.New OTL application Extension, Holme pending for B8 development. Powerlines cross the site. New Close Wood SSSI is 227 Wood Lane, 30.42 18.25 12.20 100% excluded from the gross site area. New Next B8 unit on site to north (ref 745). Mostly Armthorpe (see also Flood Zone 3. Assumed all of site will be developed out during the LP period of which site 745) 60% in the period 2018-22.
CFS proposes mixed industrial/housing mix. GB site and strong justification required for dev. Site area adjusted for substation built in 2016 occupying circa 1 ha. Site not Hill Top Road, particularly attractive for industrial development and demand likely to be mainly local 251 12.21 6.10 6.11 5% 75% 20% Denaby Main in nature for mainly B2 use. Viability may be an issue for the employment development in isolation. Assumed 50% of development in LP time period. Flood Zone 1. Site not level. DMBC owned. Unused UPD allocation. Previous development proposals not progressed. Proximity to nearby housing likely to restrict building heights and limit Former Hungerhill demand to mainly B2 with an element of B1. Assumed only 70% likely to be 255 Business Park, Thorne 29.00 5.10 15.20 8.70 15% 85% developed out within the plan, of which 25% developed in period 2018-22 and Road remaining 75% in 2023-32. Mainly Flood Zone 3 (defended).
Large area of land (428.37 ha) adjacent to M18. Former colliery, farmland and landfill tip. Relies on road infrastructure to access which DMBC indicate is unlikely to be open prior to 2020. Part of the 'DN7' regeneration initiative.
Outline Application assumes 38% site cover broken down into B1 27,728 sqm, B2
65,808 sq m and B8 123,888 sq m. Potentially good distribution and manufacturing 418 The Unity Project 56.00 2.24 20.16 33.60 5% 20% 75% location if good access to M18. 71% Flood zone 3. Multiple ownership site but controlled be single developer. Site area adjusted to 56 ha gross employment area based on analysis of 2015 planning application. Assumed only 40% of employment element developed in the LP period of which 10% is developed in period 2018-22 and 90% in 2023-32. Some flood risk (defended flood zone 3) and powerlines. Relies on the A1(M)-A19 link road being built which isn't yet programmed/funded. Mainly Flood Zone 3. DMBC Bentley Moor Lane 441 24.35 6.10 18.25 30% 70% controlled. Assumed only 50% of total site (48.7ha) would be developed for Carcroft employment use (24.35ha) of which 25% would be delivered in the LP period 2023- 32 and the balance after the LP period. Situated to north of successful Redhouse Interchange development and adjacent A1 J 38. Good potential industrial/distribution location. Currently farmland sloping south Redhouse Lane (a), to north which might constrain the size of the development platforms/add to the cost 461 34.03 17.00 17.03 10% 90% North West, Adwick of development. LP late rep. Mainly Flood Zone 3. Assumed 50% dev during LP period all of which would be during 2023-32
Green belt. Some flood risk (defended flood zone 3). Relies on the A1(M)-A19 link road being built which isn't yet programmed/funded. Single ownership. Assumed only 50% Land off Adwick Lane, 462 28.80 7.20 21.60 20% 80% of total site (57.6ha) would be developed for employment use (28.8ha) of which 25% Carcroft would be delivered in the LP period 2023-32 and the balance after the LP period.
Development due to complete shortly and to be fully occupied by a pharmaceuticle Tornado, Redhouse 522 6.91 6.91 27,870 company. Interchange sqm (100%)
Total site area 15.14 ha. Not an area of particularly high demand and development likely to provide mainly B2 industrial units for mainly local companies. Housing development proposed on the same site should assist with the viability/deliverability Askern Saw Mills, 569 7.57 1.89 1.89 3.78 5% 70% 25% of the employment element. Mainly Flood Zone 2. Assumed 50% (7.57ha) of site High Street, Askern developable for employment use, 25% of which would be developed 2018-22, 25% in 2023-32 and the balance post the LP period.
The gross site area for employment is based on the OTL PP for B1-2,787 sq m, B2-9,520 sq m, B8- 10,451 sq m & other-116,482 sq m . Other uses include care home, supermarket, pub and residential. A variation of the planning conditions granted 2017. Former McCormick A large site well located for access to both Doncastrer town centre and the regional Tractors motorway network. More likely to appeal to B1 and B2 users than sites closer to 601 International, 9.50 7.12 2.38 2,782 9,520 10,451 motorway junctions. Residential/other use element likely to improve deliverability of Wheatley Hall Road, sqm sqm sqm employment elements. Single developer control. Flood zone 3 (defended). We have Wheatley (12%) (42%) (46%) assumed all of the site woud be developed out inthe LP period, of which 75% would be developed during 2018-22 and 25% during 2023-32.
Fully developed out.
Bullrush Business 730 2.04 2.04 5,193 Park sqm (100% )) Site almost completely developed for a range of uses. Apply 100% of the remaining
Capitol Park, Omega 1.54 to B2 (but note wider site has seen development for a range of non-B Class uses. 733 2.20 0.66 1.54 100% Boulevard, Thorne We have assumed the balance of the site will be developed out during 2018-22.
Nimbus park Phase II Full PP for 2x B8 units totalling 28,100 sq m . Being actively marketed. No start on site.
Land On The North Single developer control. Mainly Flood Zone 3. The developer may be intending to 736 6.55 6.55 28,100 Side Of Land Ends speculatively develop the site out starting during 2018. We have assumed all of the sqm site will be developed out during the period 2018-22. Road, Thorne. (100%) Developed with a further unit for Next PLC. WMP extension Unit 745 16.35 16.35 58,500 'C' (see also site 227) sqm (100%)
The gross site area based on the latest masterplan accompanying the planning application 16/01648OUTM. A highly successful, nationally significant distribution/inland port development which has seen large scale lettings since the M18 J3 roadworks opened up the site. Approximately 2.73 million sq ft let to date. Single developer control. The developer is proposing IPORT - Rossington 747 158.00 66.36 75.84 15.80 5% 15% 80% to speculatively develop a further phase starting towards the middle of 2018. Mainly Flood Zone SRFI 2 and 1. The site is green belt and any B1/B2 use would be the subject to demonstrating very special circumstances. We have assumed all of the site will be developed out during the LP period, of which 80% will be developed during 2018-22 and 20% in 2023-32.
Outline PP for 60,700 sq m broken down as per the usage split. The area of the existing Redline Security unit built before the beginning of the LP period has been excluded. It is anticipated market demand will improve significantly with the completion shortly of Airport Business Park the final phase of the FARRS link-road project which will provide direct access to the Doncaster Sheffield 748 14.25 7.13 7.12 13,719 16,158 30,823 airport from M18, Junction 3. A speculative element of 6 smaller industrial units is Airport Ltd, First sqm sqm sqm underway on part of the site. The site is controlled by a single developer. We estimate Avenue, Auckley (22.5%) (26.5%) (51%) that all of the site will be developed out during the LP period of which 50% will be developed 2018-22 and 50% 2023-32.
Site which appears readily developable provided access can be gained via the existing Redhouse Redhouse Interchange spine road. Effectively a next phase of development at this 757 Interchange, 6.06 6.06 100% successful employment park. This is one of the last available plots. Flood Zone 1. We Brodsworth anticipate all of the site will be developed out between 2018-32.
Extension of existing industrial estate. Part of site used for rough storage. Likely to Eco Business Park accommodate expansion by existing local companies in the main. Adjacent to site ref (remainder), 418 but likely to be developable at an earlier date than the Unity Project. Mostly Flood 763 4.65 2.32 2.33 75% 25% Bootham Lane, Zone 3. We estimate that all of the site will be developed out during the LP period of Hatfield which 50% will be developed 2018-22 and 50% 2023-32.
Zone B3, Carr Hill, The site is effectively fully developed out. 770 4.69 4.69 100% Balby Carr OTL PP for 22,926 sq m with variation submitted to increase unit sizes granted 2017. Low site cover reflects irregular shape of site. Good location for access to M18 J4 and Land off Hatfield effectively an extension of existing built development. Some power lines. Mostly Flood 818 12.74 12.74 22,926 Lane, Armthorpe Zone 1. An attractive mid-range size site potentially capable of early development. We sqm (100%) have assumed all of the site would be developed in the LP period 2018-22.
Adopted the 17 ha red line boundary area contained in the representation submitted by DLP on behalf of the owner in 2017 . Well located site perhaps capable of absorbing demand for smaller units than the nearby iPort scheme. Mainly Flood Zone 1. Single 878 Bankwood lane 17.00 8.50 8.50 20% 80% ownership. We estimate that all of the site will be developed out during the LP period of which 50% will be developed 2018-22 and 50% 2023-32.
LP late rep. Availabl and marketed but with local policy constraints. 50% Flood Zone 3, 50% FZ 2. Currently operated as a dog kennels and go-karting business. Assumed 25% 937 West Moor park East 62.00 18.60 43.40 15% 85% developed out during LP period 2023-32 with the balance developed post 2032.
In single ownership and it is understood that a planning application in relation to the site is being readied. Flood Zone 1. Assumed good access via link from existing airport infrastructure and/or Great North Road. Site will be more attractive in the market with RHADS, Phase 4 941 68 17.00 51.00 5% 35% 60% the completion of the final phase of the FARRS Link Road through to the airport. Single Business Park developer control. Likely to attract significant B2 uses connected to airport activity. Assumed all of the site will be developed out during the LP period, 25% during 2018- 22 and 75% in 2023-32. Sum area for employment land extracted from Doncaster Urban Centre masterplan. Doncaster Urban 5 2.50 2.50 70% 30% Have assumed all of the site will be developed out in the LP period, 50% in 2018-22 centre and 50% in 2023-32. 8 sites under 2ha. These have not had individual assessments and have been grouped for the purpose of this report. Due to being smaller sites, they are deemend more n/a Sites under 2ha 7.43 4.46 2.97 10% 60% 30% likley to be developed during the plan period and most likely for mainly B2 use. Assumed 100% built out by 2032, 60% during 2018-22 and 40% in 2023-32.
This site has not been assessed. However we have assumed of the 4.98 ha Former Allotment 258 8.48 3.50 2.49 2.49 50% 50% remaining undeveloped, 50% would be developed out during 2018-22 and Site 50% during 2023-32. Total 791.833 100.51 208.76 270.73 211.82
doncaster employment land review
APPENDIX 3
INDIVIDUAL SITE INSPECTION PROFORMA
Doncaster Employment Land Review Site reference number 1 Site Junction 6 M18, Thorne North Date of survey 28/09/2017 Location type Town centre Edge of centre Rural Site Size 73.63 ha gross. Site Description Level Agricultural land Existing / previous uses Agriculture Accessability Good via A614 almost immediately onto J6 m18. Adjacent land uses Agriculture / water treatment works / travellers park /motorway Development constraints / environmental issues Dranage channels across site /overhead pylons / new access to be formed - highways infrastructure appeared able to support development Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing None Other comments In close proximity is Mann vehicle dealership and in very close proximity to the motorway so a site with a good location.Best suited to distribution with ability to accept large floorplates. Might also suit manufacturing (eg Omega on opposite side of M18). The site may incorporate other uses to service it once under development such as facilities for staff etc. Slightly more remote from the main urban area of Doncaster than some of the other sites. Thorne is an established distribution location, but with relatively few occupiers. The site is we understand in a single ownership (see CFS) and that the landowner wishes to sell and has had expressions of interest. There is a planning consent for 262,150 sqm of B2/B8 development pending. There is a water treatment works to the south which does produce some unpleasant odour and a traveller camp adjacent. Otherwise we are not aware of specific constraints other than drainage (site is in Flood Zone 3). Site reference number 13 Site West Moor Park Date of survey 28/09/2017 Location type Town centre Edge of centre Out of Town Rural Site Size 79.29 ha gross. Site Description Land level agricultural land with some water courses / low lying Existing / previous uses Agricultural Accessability Strategically located, site is adjacent to NW quadrant of M18, J4. Possible access via existing roundabout on A630. Adjacent land uses Agriculture / distribution (West Moor Park to South) Development constraints / environmental issues Land drains cross the site. Drainage (50% flood zone 3) and possible highway improvements around access. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing None on site Other comments A good distribution (capable of accommodating large floorplates)and to a lesser extent manufacturing based development opportunity. Well established location with IKEA, Next and Scotts on existing Park.Well located relative to the strategic road network, and closer to the main urban area of Doncaster. The CFS suggests the site is substantially in single ownership and that there are no constraints to the site coming forward for development. Site is close to LP sites 818, 227 and 937. It is a large site opportunity which is relatively early in the development process. Site reference number 92 Site Balby Carr Bank, Balby Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 11.25 ha gross. Site Description Site level to Balby Carr bank (access point to site) and then slopes gently upwards to south. Existing / previous uses Possibly previous industrial uses. Site cleared with vegetation cover. Accessability Good via Balby Carr Bank Adjacent land uses Industrial/open space/housing/sewage treatment works. Development constraints / environmental issues Irregular shape/poor quality of some of the surrounding industrial buildings/sewage plant/housing to south Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing None on site Other comments Varied mix of occupiers in surrounding area with potential residential area to the rear. Significant manufacturers nearby including Brydon PLC and Pegler. Surrounding commercial premises are in some cases poor quality . Site most likely to accommodate local manufacturing and storage businesses. Possibility of a small amount of offices/B1. Site in control of established development company and has been masterplanned. Site reference number 101 Site Land north of A614 / M18 Junction, Thorne Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 6.87 ha gross Site Description Flat level land Existing / previous uses Agricultural (part)/water treatment plant(current)/travellers camp (current). Previous use probably agriculture. Accessability Very good facing directly onto M18/A614 intersection (J6 M18). Adjacent land uses Sewage plant/ permanent travelers site/ small holding/agriculture / motorway. Development constraints / environmental issues Overhead electricity lines, sewage works odour, travellers camp, irregular shape of site Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing None on site Other comments This site sits south of the large site 001 and may effectively form an extension to it. However its irregular shape and some of the adjoining uses may restrict its employment based development potential. If developed out separately it is best suited to manufacturing and smaller storage repository use. Its proximity to the motorway junction might encourage other uses such a petrol filling station, restaurant, public house or hotel albeit there has been development for a range of these uses around site ref. 733 which is situated at the other side of the motorway junction. Site reference number 160 Site Thorne South Urban Extension, Bradholm Farm, Thorne Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 115.53 ha gross. Masterplan indicates employment area of 57.67 ha gross after allowance for retianed flood mitigation lakes. Site Description Level agricultural Existing / previous uses Agricultural Accessability Good - site abuts J1 of M180 motorway. Good for Humber Ports and M62. Adjacent land uses Agriculture/ fishing lakes/ river/watercourse. Development constraints / environmental issues Drainage (mainly flood zone 3) Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing None on site. Other comments A good distribution and to a lesser extent manufacturing based development opportunity, well located relative to the strategic road network, but slightly remote from the main urban area of Doncaster. This would represent a new large-scale distribution location. Rail station at Thorne South potentially good for staff catchment. The CFS suggests the site is substantially in single ownership and that the landowner is aware of known constraints to development including powerlines crossing the site, drainage/flooding (land is owned for flood alleviation) and the delivery of power to the site. A viability exercise has been undertaken by the landowner for both residential and employment based development. We understand the site was refused planning consent for development for employment purposed in 2009. The latest proposals for the site include advanced manufacturing on part of the site. Site reference number 183 Site Kirk Sandall, Waste Water Treatment Works Date of survey 29/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 2.54 ha. Site Description Level site being the remaining development plot between the industrial units on Clay lane West and the Kirk Sandall water treatment Works. . Existing / previous uses The site is used for grazing purposes. Unsure of previous history. Accessability Possibly via either Clay Lane W or via the Sewage Treatment Works which is effectively in the same control as the subject site. Otherwise good acces to both the town centre and the motorway network. Adjacent land uses Sewage treatment works, car dealership, various mainly trade counter industrial units, open ground and a travellers site. Development constraints / environmental issues Flood risk- the site has standing water on it although in flood zone 2 (defended). Sewage works adjacent. Slightly 'tucked away' location. Travellers site adjacent. Irregular Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing None on site. Other comments Immediate area strongly favoured by trade counter and showroom uses, with a number of national companies operating there. Subject site lacks prominence and may attract manufacturers and stockholders. Site's irregular shape will limit florplate sizes, but for the identified market for the site, this is less of an issue. Whilst land holds water, its levels looked little different to adjoining sites which have been developed. Site reference number 227 Site West Moor Park Extension, Holme Wood Lane Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 33.45 ha gross of which 30.42 ha of employment land could come forward after allowance fpr the woodland/copse at the north eastern corner of the site. Site Description Level site immediately south of Site Ref. 745 (which has been recently developed with a large distribution unit for Next PLC). Existing / previous uses Agriculture Accessability Good via estate roads through Park to A630 an onto M18 at J4. Adjacent land uses Distribution - agriculture - residential - motorway Development constraints / environmental issues Land drains but haven't impeded adjacent developments. Housing to the west of the site. Powerlines. Existing employment site quality Good employment site Adequate Poor- Substandard/Vacant Evidence of marketing On site board promoting up to 1,000,000 sq ft of development on behalf of IDI Gazeley Other comments Marketed by IDI Gazeley and Brookfield Logistics on a build to suit basis. Immediately south of Site Ref. 745 which was recently fully developed out with a large industrial/distribution unit for Next PLC. Subject site represents last remaining development opportunity within established area of the Park. Good distribution and to a lesser extent manufacturing based development opportunity, well located relative to strategic road network, and close to the main urban area of Doncaster. The site is being marketed and is in the control of an established developer. Previous planning application for B8 lapsed and new outline application for B8 use is pending. CFS stage response suggests the landowner seeks to incorporate 9 ha of housing within the existing B8. The CFS also highlights known constraints to development including an area of protected woodland, powerlines crossing the site and drainage works (the site is Flood Zone 3) . Site reference number 251 Site Hilltop Road, Denaby Main Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 13.21 ha gross reduced to 12.21 ha gross following the development of a sub station on 0.1 ha approx. in 2016. Site Description Undulating open space/farmed land fronting Hill Top Road. Existing / previous uses Agriculture although may have formerly been part of the Denaby Main coal mine site. Relatively poorly located in comparison with many of other LP review sites. Access is to J36 A1 either via Doncaster Road to A630 or via southern Accessability end of Hill Top Road. Adjacent land uses Agriculture to south and west, modern industrial development to the north, and residential to the east. Access into site (possibly via existing Coalpit Road entrance into Denaby Main Industrial Estate to the North of the subject site). Ground conditions Development constraints / environmental issues and environmental if previously part of Denaby Main mining operations. Viability. Green Belt. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing None on site Other comments Whilst not particularly suited to distribution based uses, Denaby Main and the surrounding area have attracted local companies, particularly manufacturers. Denaby Main Industrial Estate, immediately to the north of the subject site has attracted a number of medium to large sized occupiers and has seen construction of several new units in recent years. This estate also houses a number of smaller companies. The subject site is in the control of an established developer of small and mid-sized industrial units. Viability may be an issue, particularly if there are significant costs in preparing the site for development. This is the only DMBC site potentially providing employment land east of the A1. Green Belt. Site reference number 255 Site Former Hungerhill Business Park, Thorne Road Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 29 ha. Level site fronting the A630/A18 and Doncaster Road to the rear. Carr drain crosses the site. Existing access off A18 and Hungerhill Lane crosses the site albeit closed Site Description to traffic to part and relatively narrow. Presumed agricultural uses in past. Existing / previous uses Not known/agriculture. Accessability Good to J4 M18 (via A630). Also good transport connectivity with Doncaster town centre. Adjacent land uses Industrial to north, residential, school and railway line. None known. Presence of adjacent housing and a school may limit nature of any B2 uses as well as building heights. Drainage given Carr Drain crosses site which is in Development constraints / environmental issues Flood Zone 3 (defended). Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing None on site. Was previously marketed by St Pauls Developments but it is understood that development agreement has fallen away. Other comments Semi suburban location in Doncaster with good public transport may make the site attractive to businesses with large workforces or requiring a skilled workforce. A site which would attract manufacturing, light assembly, posibly research and development or office uses. Given its proximity to businesses and residential, the site would be likely to appeal to other uses including retail, leisure, food & beverage and residential. Site reference number 418 Site The Unity Project (DN7 initiative - North) Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 428.37 ha gross. DMBC estimate that 56 ha gross will come forward for employment based development. Site Description Part former coal mine and waste tip. The underlying site is mainly level but there are large spoil heaps along the northern edge of the site. Existing / previous uses Agriculture originally then mining and more recently derelict land. Accessability Poor without proposed Hatfield Link Road being completed. With new link road, very good with access to M18. Adjacent land uses Residential (New build & existing), canal , agriculture and motorway. Access/ adjacent residential development/quality of surrounding road network/ spoil heaps/ tipped material/ presence of former mine head and winding gear/ new estate Development constraints / environmental issues roads (not used)/ possible 'in ground' costs. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing The employment element of the site may have been marketed in the past. No evidence on site. Other comments Former landfill site. Part of site has been prepared for development previously, with access roads and street lights, but with no signs of further development. Existing access through Wagon Way not suitable for large scale operations. There are large spoil heaps on site, a former landfil tip and the former pit head which suggest remediation works may be required to be able to develop the land. Clearly DMBC and other agencies are focussing on the DN7 development initiative for the wider area. As part of a mixed use development may attract B1 and B2 uses in addition to B8. Site reference number 441 Site Land at Bentley Moor Lane, Carcroft Common Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 48.7 ha gross of which 50% is estimated to come forward for employment use. Site Description Level agricultural land divided into 2 plots by Bently Moor Lane. Existing / previous uses Agriculture Accessability Poor at present. Long term A1M-A19 road proposal should improve accessibility considerably. Nearby rail station at Adwick. Adjacent land uses Agriculture and industrial Development constraints / environmental issues Pylons/ drainage (flood zone 3 -defended)/ indications of buildings on site previously (archology?) Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing None on site. Other comments Adjacent to site ref. 462 with which the subject site could form a single development opportunity of circa 106.3 ha gross. Currently the sites are too remote from the motorway network compared with potentially competing sites.They are currently farmed and are crossed by drainage ditches. There looked to be evidence of a former structure on one of the sites which might suggest a need for archaeological surveys prior to development, Whilst potentially suited for employment use, development of the sites require greatly enhanced road infrastructure including the A1M to A19 Link Road. However, as this road scheme isn’t funded or programmed currently, we believe the sites represent a medium to long term development opportunity only. The site is relatively remote at present. Site reference number 461 Site Redhouse lane (a) North West, Adwick Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 34.03 ha gross Large area of farmland sitiated to the north of the successful Redhouse Interchange development which has attracted B&Q, DFS who have their HQ there and Next PLC. The sloping nature of the site may mean providing large development platforms might be costly. The site is understood to be Green Belt and if released for development may be Site Description subject to greater planning restrictions given its rural nature. Existing / previous uses Agriculture Accessability Good with almost immediate access to J38 of the A1 Adjacent land uses Industrial / logistics / agriculture/housing Development constraints / environmental issues Sloping site, overhead power lines crossing the site, new access,hedgerows and wooded areas. Housing to the east. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Suitable alternative uses Residential Retail Leisure Other Other comments
Potentially strong distribution location if suitably large development platforms can be created efficiently. Site reference number 462 Site Land off Adwick lane, Carcroft Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 57.6 ha. Site Description Flat agricultural Existing / previous uses Agriculture Accessability Poor at present. Long term A1M-A19 road proposal would be required for site to be developed in any significant way. Nearby rail station at Adwick. Adjacent land uses agriculture and industry Development constraints / environmental issues Drainage (flood zone 3 -defended), accessibility, Green Belt. Drainage channels across site. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing None on site Other comments Adjacent to site ref. 441 with which the subject site could form a single development opportunity of circa 106.3 ha gross. Currently the sites are too remote from the motorway network compared with potentially competing sites.They are currently farmed and are crossed by drainage ditches. There looked to be evidence of a former structure on one of the sites which might suggest a need for archaeological surveys prior to development. Requires the A1M-A19 link road to improve access but not yet programmed or funded. Medium to long term opportunity. Site reference number 522 Site Tornado, Redhouse interchange Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 6.91 ha gross Site Description Level industrial site which is bieng developed out with a 300,000 sq ft warehouse for Mawleys Pharmaceuticals by Clugston Construction. Existing / previous uses Industrial and logistics Accessability Good - Good employment area Adjacent land uses Distribution warehousing including thse operated by B&Q and Next warehouses Development constraints / environmental issues Under development Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing Already let. Other comments Developed out
Site yet to be shown as developed Site reference number 569 Site Asken Saw Mills, High Street, Askern Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 15.14 ha gross. Site Description Active idustrial site Existing / previous uses Industrial Accessability Adaquate with direct access onto A19 but slightly remote from motorways and main urban area. Adjacent land uses Industrial and residential Development constraints / environmental issues Possibility of contamination/former mining mining. Demolition of existing buildings, some of which seemed to still be occupied. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing Yes, promoting 160 new houses. Other comments Already a site used for Employment purposes and subject to a proposal that it should be redeveloped 75% residential, 25% employment use. Employment demand likely to be more local in nature and have a higher proportion of industrial development. LSL land and new homes 160 units. Site reference number 601 Site Former McCormack Tractor International, Wheatley Hall Road, Wheatley Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 41.41 ha gross. Extrapolated from the current planning application, 9.5 ha would be developed for employment use. Site Description Level, mainly cleared development site fronting the main A630 Wheatley Hall Road. The site backs onto the River Don. Existing / previous uses A former tractor factory. Site currently cleared/vacant. Accessability Good via the A630 to both Doncaster Town Centre and to j4 M18. Adjacent land uses Industrial, river with open land beyond, and retail/showrooms on the opposite side of Wheatley Hall Road. Development constraints / environmental issues The site has been cleared but we are unsure whether it has been fully remediated. Hardstandings remain in some areas. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing Yes. Being marketed as Riverdale Park, a mixed employment and housing opportunity. Other comments Very large site with outline planning consent for a mixed use development. Site in control of and being promoted by a well established developer. Site reference number 730 Site Land off Bullrush Grove Balby Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 2.04 ha. Site Description Fully developed out Existing / previous uses Fully developed out Accessability Good Adjacent land uses N/A Development constraints / environmental issues N/A Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing N/A Other comments Fully developed out during LP period. Site reference number 733 Site Capitol Park, Omega Boulevard, Thorne Date of survey 02/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 8.94 ha gross of which all but 0.66 ha havs been fully developed out. Site Description Industrial estate Existing / previous uses Unsure Accessability Very good with almost immediate access to J6 of the M18 motorway . Close to Thorne North railway station. Adjacent land uses Industrial estate Development constraints / environmental issues None known and virtually fully developed around. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing Marketing Board on site Other comments Most of the site has been developed out with a hotel, roadside restaurant, retail warehouses, and industrial units. Planning application notice Omega PLC factory for extension of 100,000 sq ft believed to be across the remaining are of the site . Currently hardstanding on site. Site reference number 736 Site Land at the north side of Lands end road, Thorne Date of survey 28/09/2001 Location type Town centre Edge of centre Out of centre Rural Site Size 6.55 ha gross. Site Description Mainly level site being the last plot within the existing development at Nimbus Park. Existing / previous uses Industrial Accessability Very good via J6 M18. The site is slightly remote from the urban area of Doncaster but with access to Thorne Station Adjacent land uses Industrial Development constraints / environmental issues Pylons just beyond northern boundary, irregular shape and residences to the south. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing Yes - agents board on site promoting 227,603 sq ft development. Other comments BMW main car storage and Pre-delivery Inspection unit lies justbbeyond the southern boundary with a large distribution unit occupied by The Range, situated to the north. Actively being promoted and detailed planning consent for 2 B8 units.. Site reference number 745 Site WMP Extension,Unit C Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 12.78 Site Description Developed out with large distribution unit linked to Next's existing premises at WMP. Existing / previous uses Agriculture Accessability Good via M18 J4 Adjacent land uses Distribution or development land (Site Ref. 227 is situated immediately to the south). Development constraints / environmental issues Developed out with large distribution unit linked to Next's existing premises at WMP. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing N/A Other comments Site has been already developed. Unit recently completed.
Airial photo does not show completed development Site refence number 747 Site iPort, Rossington SRFI Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 403.89 ha gross. DMBC estimate the employment land element as 158 ha gross based on latest masterplan. Site Description Large logistics development site which is soon to be rail enabled. Existing / previous uses Agriculture and mining Accessability Very good - just off J3 M18. Adjacent land uses Agriculture and new build residential Development constraints / environmental issues Site already prepared. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing Very prominent on site Other comments One of the regions most significant and successful industrial development sites. 253,617 sq m already built out. Occupiers include Amazom, CEVA Logistics, Fellows and Lidl. Development include speculatively built accommodation. Site is due to be rail enabled.
ominent on site
Map picture not up to date not showing new developments other than names Site Reference Number 748 Site Doncaster / Sheffield Airport, 1st Avenue Auckley Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 14.25 ha gross. Site Description Level prepared development plots Existing / previous uses Former RAF base, now an international airport. Accessability Will be very good once the final part of the Great Yorkshire Way (FARRRS Link-Road) is completed shortly, linking the Airport to M18 J3. Adjacent land uses Airport and woodland Development constraints / environmental issues Non known. Sites prepared and some small industrial units starting to be constructed in the north-west corner of the site. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing Yes - marketing boards prominent on site. Serviced land being fully marketed by the airport owner. New build industrial units under construction ion part of the site and being offered to let. Completion Other comments of new link road will stimulate demand for premisesin and around the Airport.
te linking the Airport directly to M18 J3. Site Reference number 757 Site Redhouse Interchange, Brodsworth Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 6.06 ha Site Description Level development site Existing / previous uses Agriculture Accessability Very good assuming access is via the Redhouse Interchange spine road which in turn links with J38 of the A1M Adjacent land uses Industrial and logistics distribution centre and open land Development constraints / environmental issues Existing vegetation, access via Redhouse Interchange and compatibility with smaller scale commercial uses to the west of the site. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing Other comments Good employment land opportunity likely to appeal for mid-sized B8 units mainly. Site reference number 763 Site Eco Business Park (remainder), Bootham Lane, Hatfield Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 4.65 ha gross.
Site Description Mainly level agricultural land with watercourse fronted by water authority building and adjoining existing small industrial estate. Existing / previous uses Agriculture Accessability Bootham Lane's width may limit delivery by very large vehicles. Site is less easily accessible to the motorway netwok than some other sites. Adjacent land uses Industrial and agriculture Development constraints / environmental issues Arrangement and width of access road and housing at the bottom of Bootham Lane. Part of surroundings not very tidy. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing None on nsite. Other comments Site is effectively part of the much larger Site Ref. 418 The Unity Project. If access were to be improved via inclusion in the Unity Project that would be helpful. Equally, it may be that the layout of the new development means that employment development of Site 763 may be restricted. Site reference number 770 Site Zone B3 - Carr Hill, Balby Carr Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 4.69 ha.of which only 0.61 ha remains undeveloped. Site Description Fairly level industrial vacant land Existing / previous uses Container storage Accessability Good - to both M18 J3 and Doncaster town centre.. Adjacent land uses Industrial and open land.with residential Development constraints / environmental issues N/A Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing N/A Other comments
Site effectively fully developed out. Site refernce number 818 Site Land of Hatfield lane, Armthorpe Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 12.74 Site Description Level agricultural land Existing / previous uses Agriculture Accessability Location good fronting A630 close to J4 M18. Access onto A630 required. Adjacent land uses Industrial and agricultural Development constraints / environmental issues Power lines running across south east facing boundary/ irregular shape will limit sizes of units Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing Noneon site Other comments New access needed. Irregular shaped site. A good distribution and to a lesser extent manufacturing based development opportunity. Well established location with IKEA, Next and Scotts on existing Park.Well located relative to the strategic road network, and closer to the main urban area of Doncaster. Site refence number 878 Site Land west of West End Lane, Rossington Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 17 ha Site Description Mainly level development site. Existing / previous uses Agriculture and possible mining Accessability Just off J3 M18 - Good Adjacent land uses Agriculture and new build residential Development constraints / environmental issues None known but previous industrial uses may mean some element of site remeiation required Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Suitable alternative uses Residential Retail Leisure Other Other comments Areas of the site currently being remediated, some ares low lying oblique wet. Some strips look undevelopable eg strip off J3 mainly woodland. Need to check net developable area
Map picture not up to date not showing new developments other than names Site reference number 937 Site West Moor Park East, Holme Wood Lane, Armthorpe Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 62 ha gross. Site Description Level agricultural site occupied by go-karting business, dog kennels and a farm. Existing / previous uses Agriculture historically. Now a farm with a go-karting track and workshops and a dog kennels. Accessability Potentially good access to J4 M18 but Holme Wood Lane would require upgrading significantly or revised access over land to south (not part of site ). Adjacent land uses Agricultural, quarry, mobile homes park and motorway. Access into site, quarrying use nearby, existing businesses on site (let on leases expiring 2020), residential properties adjacent, copse of trees and drainage (part of site flood Development constraints / environmental issues zone 3). Evidence of marketing None on site but the development opportunity has been marketed . Other comments Subject to resolving access, well located for Distribution use and potentially an eastern extension to West Moor Park. Site is in the Green Belt. Development constraints suggest the site may come forwards later than the other sites in the West Moor Park 'cluster'. Better drained site. Site reference number 941 Site RHADS Site 1 Phase 4 Business Park Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 68 ha gross. Site Description Slightly undulating agricultural land, crossed by drainage channel and with mature woodland backdrop. Existing / previous uses Agricultural The general location will be much improved by the completion of the final phase of the FARRRS link road (construction underway) linking the Airort with the M18. We understand Accessability the site may be accessed via an extension of the airport road infrastructure which will link directly to FARRRS. Alternatively the site may be accessible from the A638 Great North Adjacent land uses Agriculture and woodland Development constraints / environmental issues Mature woodland backdrop, a small portion of which intrudes into the subject site. Road access. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing None on site. Other comments Access to be via Airports existing highways infrastructure. Alternatively track (High Common Lane) site runs up to Great North Road. Site requires the soon to be completed Great Yorkshire Way (FARRRS) to improve access from the Airport to the regional motorway network. Relatively good access to the A1 South through Bawtry. Growth in cargo services at the airport and passenger traffic numbers will also strengthen demand for premises around the airport. Aviation related activities likely to support demand from engineering and services businesses as airport grows. Site reference number Site Doncaster Urban Centre Date of survey 28/09/2017 Location type Town centre Edge of centre Out of centre Rural Site Size 148 ha. DMBC estimate 5 ha for employment use. Site Description Central are of Doncaster with various development opportunities identified in Doncaster's Urban Centre masterplan Existing / previous uses Not specific to a particular site. Accessability Generally good, particularly for access to the town centre and all it's facilities including its train and bus stations. Adjacent land uses Town centre. Development constraints / environmental issues Flood mitigation, possible demolition of existing structures, placemaking, title issues/restrictions, ground conditions and proximity of adjoining users. Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant Evidence of marketing Other comments Individual sites not specified. However Doncaster Urban masterplan establishes a number of 'areas of change' within the town centre and in our opinion the Waterfront, Civic Business Quarter and Innovation Quarter all offer excellent opportunities to attract employment development back into the CBD. In particular, implementation of the plans offer the prospect of encouraging more occupiers from the business services, creative and digital industries into this area. However implementation of the plans will take some time.
CONTACT DETAILS Guy Gilfillan Director - Development Advisory Tel - 07885 033433
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