Employment Land Review – Update Report November 2014 Addendum to NLP Study Published in June 2014

Employment Land Review – Update Report November 2014 Addendum to NLP Study published in June 2014

1 1. Introduction

1.1. An Employment Land Review prepared by Nathaniel Lichfield and Partners (NLP) was published by the Council in June 2014. The site surveys that informed that study were undertaken in 2013 and so these have been resurveyed and this report outlines how results impact on the original findings of the NLP study. This report provides an addendum to the original study.

1.2. As well as providing an update of development activity, this report also takes the opportunity to examine how such activity amends the findings of projections made in the NLP study of future land requirements based on historical development trends.

1.3. This report also considers other changes that have occurred that may change the status of sites within the overall supply pipeline. This report does not seek to fully review the NLP study and so this report should be read alongside the original document. Neither does it go so far as to review options for allocation of sites. This will be considered as the Local Plan Preferred Options document is prepared.

2 2. Development Activity

2.1. Over the past year 2.71ha of land has been developed to provide 13,156sqm of floorspace. Appendix 1 provides further detail of these. The following table sets out where these have been.

Use Site Class Area Floorspace Location & Address (ha) (m2) Eastern Corridor Craven Park Stadium, Craven Park, Preston B1a 0.16 1,125 Road (66/01) Marfleet Environmental Industries Park, Hedon B8 1.25 6,286 Road (68/113) Heartlands & Clough Road Land at Merrick Street / Warwick Street, Hull B1/B2/B8 0.15 623 (16/135) Land at Thomas Street (including Beaumont B8 0.4 1,591 House) (16/145) Land at Warwick Street (16/135-2) B1/B2/B8 0.07 323 Western Corridor The Beacon Business Park, Brighton Street/Clive B1a 0.68 3,208 Sullivan Way (11/22-1) Grand Total 2.71 13,156

2.2. 0.72ha of land has been developed north of Reservoir Road (38/103) for a waste transfer station. This is a sui-generis use that is recorded as loss to a non B use, although it is industrial in nature.

2.3. It is useful to consider these completions against past levels to assess how they sit in this wider context. The graph below shows development trends over the past ten years.

2.4. Clearly the completions show an upturn in activity from past 2-3 years, particularly in relation to development of new sites, rather than expansion of existing uses.

3 Annual development of floorspace (m2) 40,000 35,000 30,000 25,000 20,000

Area (m2) 15,000 10,000 5,000 0 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Extension to existing 13,390 0 3,329 9,653 1,760 12,010 5,490 10,317 838 0 New Sites 15,080 9,718 18,702 25,066 8,203 15,216 7,564 250 3,855 13,156

2.5. It is notable that significant amounts of development were under construction at the time of the survey so completions are likely to remain relatively high at the next reporting stage. Further schemes may come forward prior to the next survey. A number of new applications have also been received.

Values Location Use Class Size Floorspace (ha) (m2) Western Corridor Hider Foods Imports Ltd, 12 and 18 Wiltshire Road. B8 1.21 2,085 (26/109)* The Beacon Business Park, Brighton Street (11/22-5) B1a 0.23 1,807 Land at Saltmarsh Court, south side of Henry Boot B1/B2/B8 0.17 458 Way, Priory Park East (26/08-36) Sutton Fields Benson Park Limited, Unit 13, Geneva Business Park, B2 0.73 3,778 Leads Road. (52/108)* Riva Foods Limited, 32 Copenhagen Road. (51/119)* B8 0.37 646 Unit 26, Gothenburg Way. (51/118)* B2 0.35 1,462 Heartlands & Clough Road Ipark Industrial Estate, Innovation Drive, Bankside B1/B2/B8 1.15 2,654 (38/10-6) Eastern Corridor Plot 3, Burma Drive (68/02-6) B2 0.67 800 Grand Total 4.88 13,690 *Expansion sites.

4 3. Future Requirements

3.1. As well as considering how these completions sit within the broad trends, it is useful to plug these figures into the modelling of past development trends, which was undertaken as part of the NLP study. This allows us to fully understand the impact of completions on supply requirements.

3.2. The NLP study considered historic development and take-up of land as the basis of determining what this might mean for future development needs. The NLP study examined past completions by three different types:

. Development to provide accommodation for new or potentially relocated operations, but on sites generally available on the market. . Development as extension to existing operations, typically within the curtilage of an occupiers existing site. . Development for uses outside of the Business or ‘B’ Use Class, within employment areas.

3.3. The NLP study distinguished between these categories since the study was seeking to identify the quantum of land that should be made available to the general market over the future years of the Local Plan period to 2030. It is very difficult to prejudge the future intentions of companies to expand, and exactly where this may occur within existing ownerships. It is perhaps a little clearer to understand trends for uptake of generally available sites. The NLP study therefore excluded expansion completions from analysis of past completions for the purpose of projecting future needs. This is not to deny the important and substantial contribution extensions make to economic development, particularly allowing expansion of existing firms; simply that they do not provide an open supply of land with the flexibility that the city requires to fully meet economic development needs.

3.4. The NLP study also assessed how land has been developed for non ‘B’ uses. This is important as it provides a sense of what net development of employment land has been, and could be in the future, by determining how employment areas accommodate other non B class development. Clearly it is difficult to be clear how trends may continue. Many schemes have been one-offs, for example a new police headquarters building on Clough Road. There are also some which, while not classed as within the B Use Class, are still effectively industrial in nature, such as waste recycling and remain best located within employment areas. Some wider commercial

5 uses are also located in these areas, often serving to support the wider viability of B Class development.

3.5. This report takes account of a further year’s survey data additional to the NLP study, and so provides data for a 15 year period. Over this period of time average annual completions of B Class floorspace amounted to 18,148 sqm. This figure is slightly lower than in the NLP study – but not significantly different. It takes account of some adjustments to conclusions on sites – whether they represent extensions or new sites – as well as recent completions.

Net development of floorspace (m2) 40,000

30,000

20,000

10,000

Area (m2) 0

-10,000

-20,000 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Non B Uses 0 -10,914 -10,031 0 -5,763 -790 -6,775 -13,618 -14,826 -2,880 Extension to existing 13,390 0 3,329 9,653 1,760 12,010 5,490 10,317 838 0 New Sites 15,080 9,718 18,702 25,066 8,203 15,216 7,564 250 3,855 13,156

3.6. The figure can be disaggregated based on use class as in the NLP study. The NLP study recognised that while some applications come forward with a clearly defined end use, others come forward with a more flexible permission, particularly as speculative development. Recorded use class is based on the planning application rather than recorded end user. Where a completed development is recorded with a flexible permission then these are disaggregated evenly between individual use classes. For example 10,000 sqm of development for B2/B8 uses is assumed to comprise of 5,000 sqm of development for B2 uses and 5,000 sqm of development for B8 uses.

3.7. The following table shows annual gross completion rates disaggregated by use class (1999 – 2014):

6 Sector (Use Class) Gross Annual Completion (sqm) B1b/c/B2 Manufacturing 9,369 B8 Warehousing 6,215 B1a Office 2,564 Total 18,148

3.8. This table shows that the majority of development has been for manufacturing (52%) and warehousing (34%) space. Office space accounted for just 14% of the total. 1

3.9. As outlined above the NLP study takes account of land developed for non ‘B’ uses within what are defined as employment areas where land would typically be developed for B uses. Such ‘losses’ of land have averaged 1.53ha per annum across the city over a 15 year period. Given the development of the sites for alternative uses, their floorspace does not necessarily correlate with what would have been developed on the site for a B use. Therefore it is appropriate to take the land area taken up by alternative uses and apply a standard plot density of 40% as typically used to assess land take of employment development. Assuming this plot ratio this could amount to 6,139sqm per annum. For modelling purposes it is appropriate to split this figure according to the disaggregated proportions established above – if we are to assume that development would otherwise come forward in such proportions in the future.

3.10. Taking account of land developed for non B uses , the following represents net completion rates in Hull (1999 – 2014)

Sector (Use Class) Net Annual Completion (sqm) B1b/c/B2 Manufacturing 6,200 B8 Warehousing 4,113 B1a Office 1,697 Total 12,010

3.11. One view of future growth in Hull could be to simply assume that future development rates reflect the long term average that has been achieved in the past. In simple terms, projecting the above figures forward to 2030, the intended duration of the Local Plan, would suggest a requirement for approximately 165,000 sqm of industrial floorspace and 27,144 sqm of office floorspace. In total this would indicate demand

1 These proportions have changed from the NLP study as a result of further analysis of permissions, particularly what could be classed as B1a office space – disregarding for example ancillary space within a B2 or B8 use.

7 for around 192,150 sqm of net employment space to 2030. This figure is clearly slightly lower than that quoted in the NLP study. It takes account of this year’s completions (13,306 sqm), as well as some adjustments to conclusions on individual sites.

3.12. Office requirement has reduced due to amendments made to how previous completions have been defined in terms of use classes. Ancillary office uses have been redefined as within the broader use class that they support. Appendix 3 provides more detail of what amendments have been made.

3.13. Conclusions remain therefore broadly similar between the NLP study and this update. The table below outlines the projected sectoral breakdown of the net requirement identified above.

Sector (Use Class) Assumed net annual Floorspace required completion rate (sqm) (sqm) to 2030 B1b/c/B2 Manufacturing 6,200 99,197 B8 Warehousing 4,113 65,807 B1a Office 1,697 27,144 Total 12,010 192,148

3.14. The NLP study made two further adjustments to the figures , one building in a margin to give some flexibility of provision to allow for

. Delays in sites coming forward for development . The provision of developer choice . The need for flexibility and decanting space while older premises are redeveloped and new premises are coming forward; and . Forecasting error.

3.15. A commonly accepted approach is to provide an allowance to reflect the average time for a site to gain planning permission and be developed – typically two years. Therefore a margin that is equivalent to two years of past completions can be applied.

Sector (Use Class) Net Annual Completion (sqm) Safety Margin Added B1b/c/B2 Manufacturing 6,200 12,400 B8 Warehousing 4,113 8,226 B1a Office 1,697 3,393 Total 12,010 24,019

3.16. The NLP study made a second adjustment, related to the potential for future losses of land to non B use development, and the need to replace these over the plan period. Without some replacement the current supply of employment space could gradually be eroded. Typically it is not necessary to replace all losses as some will reflect restructuring in the local economy and moves towards more efficient use of land and premises. Also future losses may reduce over time as poorer quality sites are removed from the supply. Some reflect unique circumstances that won’t repeat in the future, for example the new police headquarters building. Taking these factors into account the NLP study considered an allowance equivalent to two thirds (66%) of historic losses should be applied.

Sector (Use Class) Estimated annual Estimated annual Replacement of losses (sqm) replacement (sqm) losses to 2030 (sqm) B1b/c/B2 3,169 2,092 33,466 Manufacturing B8 Warehousing 2,102 1,388 22,201 B1a Office 867 572 9,158 Total 6,138 4,052 64,825

3.17. The total requirement, taking account of the need to build in a safety margin and to make allowance for the replacement of some losses of employment land to non ‘B’ uses, is set out below. Overall this sets a requirement for 280,992 sqm.

Sector (Use Floorspace Safety Replacement Gross Class) required to Margin of losses (sqm) Floorspace 2030(sqm) Added Requirement B1b/c/B2 99,197 12,400 33,466 145,063 Manufacturing B8 65,807 8,226 22,201 96,234 Warehousing B1a Office 27,144 3,393 9,158 39,695 Total 192,148 24,019 64,825 280,992

9 Estimated Land Requirement

3.18. The final step of the process used in the NLP study is to translate floorspace into land requirements for both office and industrial uses. This is calculated by applying plot ratio assumptions to the floorspace estimates – how much land a building sits within, and therefore what overall land take would be expected by a development. The NLP study considered these as:

. Industrial – a plot ratio of 0.4 was applied so that a 1 ha site would be needed to accommodate 4,000 sqm of industrial floorspace; . Offices – the NLP study assumed that 50% of new office floorspace in Hull would be lower density with a plot ration of 0.4, but 50% would be higher density, in city centre locations at a plot ratio of 2.0 – effectively multi-storey and so more floorspace than land take.

3.19. The resulting land requirements based on projecting forward historic development trends would be as follows:

Sector (Use Class) Land required (ha) B1b/c/B2 Manufacturing 36.27 B8 Warehousing 24.06 B1a Office 5.95 Total 66.28

3.20. This shows a very slight reduction from the projected requirement set out in the NLP study (69.1ha). It does reflect the adjustments made to classifications according to use class and as a result manufacturing requirements are shown at a higher level than previously, and office lower. It also reflects that the remaining time of the Local Plan period to 2030 is one year less and so the average takeup is multiplied by 16 years, rather than 17 as in the NLP study.

Estimates of future requirements based on take-up of land.

3.21. The analysis above reflects modelling of historical floorspace take-up. This is generally more realistic than analysis of land take-up since it takes away potential anomalies of how individual sites are used, abnormally shaped sites etc. The nature of manufacturing and warehousing is that external spaces are generally essential to the overall working of a site, and that is reflecting in the typical plot ratio applied. However individual operations can vary considerably in the nature of site use. This

10 may also apply to the intensity of use – some external areas might not be fully used, for example.

3.22. Despite these potential shortcomings however, an alternative approach is to estimate demand based on analysis of the historical take-up of land. Gross take-up of land over the period 1999 – 2014 is estimated as 68.28ha. This excludes take-up that has occurred on sites that could not realistically have been considered as generally available – i.e. refurbishments and extensions. Gross take-up therefore equates to 4.55ha per annum.

3.23. Over the same period losses of employment land averaged 1.53ha per annum. As a consequence net take-up of land was in the order of 3.02ha per annum. The graph below shows that trends in land take-up, not surprisingly, show a similar trend to development of floorspace, but with some differences in proportions based on variations to plot ratios in particular.

Net take up of land (ha) 10.00

8.00

6.00

4.00

2.00

Area (ha) 0.00

-2.00

-4.00

-6.00 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Non B Uses 0.00 -2.73 -2.51 0.00 -1.44 -0.20 -1.69 -3.40 -3.71 -0.72 Extension to existing 3.30 0.00 0.33 1.16 0.14 1.40 0.54 0.89 0.05 0.00 Total Site Area 3.34 2.00 3.43 6.48 2.14 4.57 1.75 0.22 1.20 2.71

3.24. Using the same assumptions as used for the assessment of floorspace, i.e. applying a two year safety margin and allowing for the replacement of losses at 66% of historic trends; this would yield a gross future requirement of 70.52ha. This is lower than that suggested by the NLP study which suggested a gross requirement of 85.5ha based on take-up of land.

11 3.25. This difference results partly from adjustments made to individual site conclusions. The NLP study used a gross historical take-up figure of 71.34ha. This figure has reduced to 68.28ha through the most recent assessment, even allowing for a further years’ completions. The annual development rate is therefore lower. Equally the loss of land to non B use has also been adjusted with a slight reduction to annual loss from 1.7ha (NLP) to 1.53ha per annum, with a resulting net annual rate of 3.02ha, (as opposed to 3.4ha per annum in the NLP study). This report considers a further year completions from the NLP study. The remaining years to the Local Plan period to 2030 is also one year less so the average take-up is multiplied by 16 years in this report, rather than 17 in the NLP study. Appendix 3 provides more detail of how adjustments have been made to individual site conclusions for historical completion records and how these have affected figures.

Sensitivity testing of assumptions

3.26. By altering the assumptions applied in modelling future requirements it is possible to assess how reasonable the forecasting approaches are and how sensitive they are to alternative assumptions.

3.27. The safety margin allowances applied are relatively modest – at two years of historic take-up. The churn of existing sites to provide redevelopment opportunities is a distinct characteristic of the local market and it is therefore important to provide some flexibility, for example to allow for decanting of space or potentially stagnation of some sites. By adding a further year to the margin could add a requirement of a further 2.83ha.

3.28. Changes to the allowance for replacement of losses can make a more significant difference. If no allowance is made for replacing future losses then total gross requirements could fall by approximately 16ha to 51ha. If all losses were replaced at 100% instead of 2/3 then gross requirements would increase to approximately 74ha. (plus 8 – 9ha)

3.29. The assumed proportion of office development within city centre and out of centre locations, and the assumed differences in plot ratios applied, can make a difference if adjusted. In the NLP study it was modelled as a 50:50 split, as has been done in this update. The NLP study also considered the impact of a change to 70:30 with 70% in the city centre. If this was applied to the updated model this would lead to a fall in requirement by 1.53ha (from 5.95 to 4.37ha). As referred to above adjustments have already been made in the update to how historical completions have recorded

12 ancillary office uses. This has already reduced the original projected requirement for B1a office as set out in the NLP report.

3.30. Land will be required to support expansion of existing firms. Trends show that such development has been a substantial part of overall development for employment uses. The modelling has made clear that these are excluded from analysis since they are restricted in terms of availability. It is also more difficult to know exactly when and where expansion requirements will arise. The study seeks to identify what land should be made available to the general development market. However it will be necessary to monitor how employment areas might support expansions and infill within the existing fabric of land and buildings and whether ultimately some firms will have no choice but to relocate. In effect some expansion pressure could be seen as latent demand that could require land in the future. 84,109m2 ha of floorspace has come forward through expansion of existing firms over 15 years, compared to 272,221m2 of floorspace on generally available development sites. (30%).

Limitations of models

3.31. Ultimately these models incorporate significant assumptions about how past development rates might continue into the future. Significant functional changes are occurring in the economy and in the investment and development market, with new and existing sectors growing. There are also significant opportunities through commitments of funding from the LEP and Central Government which can provide greater momentum. These changes are not explicitly reflected in the modelling work.

3.32. Therefore we must use such models, with this limitation in mind, as an ‘informed’ guide to determining land supply requirements in the city.

3.33. Equally important to the assessment of land requirements is the quality of the existing supply and how this can meet needs. The employment land question in Hull is about far more than pure quantity.

13 4. Land Supply

4.1. The NLP study initially considered 95 potential sites and locations across the city amounting to 283ha. Sites were generally located within recognised employment areas suggesting there could be scope for employment use. The NLP study purposefully cast a wide net and included as many opportunities as possible to establish an appropriate baseline of land supply and to fully comply with the requirement of NPPF para 22. The NLP study concluded that of all land considered a supply of 205ha could be put forward as a potential portfolio of sites to support the city’s economic growth objectives.

4.2. The NLP study recognised that while in pure quantitative this amounted to a significant supply and was beyond what projected needs might require, there were significant qualitative issues that determine how well identified sites can meet identified development requirements.

4.3. The following table outlines the main types and quantities of supply considered to make up a portfolio of land in the city by the NLP study.

Type Site Area (ha) Enterprise Zone (incl. 56ha at Alexandra Dock) 123.61 General Sites > 2ha 58.26 General Sites < 2ha 15.4 City Centre 7.81 Total 205.08

Location Site Area (ha) Western Corridor 22.38 Eastern Corridor 27.22

Port Area 102.14 Heartlands & Clough Road 28.93 Sutton Fields 2.21 National Avenue 0.73 Kingswood 13.66 City Centre 7.81 Total 205.08

14 4.4. The following tables update the tables above, based on the 2014 site survey and other adjustments.

Type Site Area (ha) Enterprise Zone (incl. 56ha at Alexandra Dock) 119.15 General Sites > 2ha 57.72 General Sites < 2ha 17.97 City Centre 7.81 Total* 202.65 * Not including expansion sites

Location Site Area (ha) Western Corridor 20.51 Eastern Corridor 24.8 Port Area 102.15 Heartlands & Clough Road 30.78 Sutton Fields 2.21 National Avenue 0.73 Kingswood 13.66 City Centre 7.81 Total* 202.65 * Not including expansion sites

4.5. It is worth comparing where completions have occurred historically compared to where existing land is located. The previous section modelled how historical completions can inform future needs. We can go a step further to assess where these completions occurred and therefore in a similar vein how these might inform where future land requirements might be met if simply projected forward. This compares with where land exists in the supply line.

Total completions (floorspace m2) Total land available City Centre City Centre 5% 7% Sutton Fields 2% Western National Avenue Western Corridor Eastern 0% Corridor Corridor 26% 13% Eastern Corridor 16% Kingswood 17% 9% Heartlands & Clough Sutton Road Heartlands & Eastern Corridor - Fields 16% Clough Road Port 26% 21% 32% Kingswood 4% National Avenue 5% 15 4.6. As a pure guide to how much development should come forward therefore the model is immediately faced with a disjoint in terms of where land is available. Inevitably therefore future demand is likely to be met through either making more land available, or by changing the focus for development to other areas of the city. It does lend support to the need to identify supply within a variety of locations across the city. While in purely quantitative terms as a whole the supply appears large, when it is split across locations it is not necessarily of optimum size in the face of what the demands for those market areas might be.

4.7. The disjoint between supply and demand raises questions. For example, where will the demand previously met at Sutton Fields be refocused? Where will equally large demand in the Western Corridor be accommodated against a reducing land supply? What role can the land at Kingswood now play? How will development on new sites within the ABP port estate drive new demand and will the occupation of these sites by large OEMs (Original Equipment Manufacturers) drive greater pressure for development in the Eastern Corridor – or beyond?

4.8. The NLP study undertook a qualitative review of all sites that make up land supply to try to answer some of these questions. The NLP study defined the sites into broad categories as highlighted in the tables above. The study sought to identify a portfolio of land that could best serve future supply needs and provide a strong basis for determining future allocation of sites through the Local Plan process. This report updates some of the conclusions reached for individual sites and therefore how the portfolio of sites put forward by the NLP study has changed.

How has supply changed since the NLP study?

4.9. Land supply in the city has changed as a result of completion of development. As referred to a number of completions have taken place since the 2013 survey that the NLP study was based on. In gross terms this will have reduced supply by 2.71ha of land.

4.10. Due to completions of development certain sites reviewed in the NLP study have either been removed, or changed in size where a smaller element of a large site or business park has been developed. Therefore other amendments need to be considered in order to understand the net difference in supply between the NLP study and this update.

16 . At the Beacon business park (11/22, 11/22-1 and 11/22-2) two three storey office buildings have been constructed resulting in a reduction of 0.68ha. The remaining area of land is 1.4ha. . The Marfleet Environmental Technology Park (68/113) is now complete following the construction of remaining units. The NLP study included the area of the site subject to refurbishment of existing buildings which has not been recorded within completions figures above although completion of the site reduces overall supply quoted by NLP by 2.73ha. . Sites at Merrick Street / Warwick Street (16/135 & 16/135-2) have both been completed. Site 16/135-2 was not recoded by the NLP study so this completion reduces previous supply by 0.15ha. . Land at Thomas Street (16/145) was taken by a new occupier and a new unit constructed, so the site is now completed. This site was recorded by the NLP study as an expansion site and so its completion does not impact on previously recorded supply figures. . At Craven Park Stadium (66/01) a new stand has been completed incorporating new office / business units. This site was not recorded by the NLP study and so its completion does not impact on supply recorded by that study.

Change in status 4.11. The former Cavaghan & Gray site (11/01 & 11/01-1) – has now been split with a large part being taken by Colt Industrial Services to expand their operations within Hull. Based in Witty Street they operate nationally and internationally. Work was underway at the time of the survey, to refurbish an existing building that is due to be used for manufacturing. A significant part of the site will also be required for storage of materials and finished products. The remainder of the buildings on the site have been purchased by a local developer who is seeking to refurbish buildings, in line with similar schemes at Nordic Business Park at Sutton Fields, and the Carlton Street Business Park, to the north of this site, across the Hessle Road flyover. Marketing material refers to a single facility acquired to provide subdivided accommodation to a size to suit requirements. However there remains potential for redevelopment of the site. The removal of sites 11/01-1 from land supply results in a reduction of 1.11ha.

4.12. The former Holliday Pigments Factory site (52/109 & 52/109-1) has been reoccupied and a Certificate of Lawful Use issued due to the new occupier using the buildings and plant in a way that is a continuation of the previous industrial process. The site is not being taken forward therefore for development. Removal of the site from the supply of general development land would lead to a reduction of 4.16ha.

17 Sites under construction 4.13. Some sites were recorded as under construction at the time of the survey. While these remain as part of the supply they will not be sites which can be available to general supply. They do show that a level of development activity is continuing to occur within the city across some prominent / key sites. A list of sites under construction is provided above. As they are not complete they do not impact on changes to land supply.

Planning Permissions 4.14. Some new planning consents have come forward that demonstrate increasing activity and confidence, particularly where these are for larger sites / business parks and relate to further phases coming forward.

4.15. In the Western Corridor planning approval has been granted for the construction of a three storey building to accommodate approximately 1,670 sqm of office space on Walcott Street, behind the new Hessle Road Health Centre building. (11/112-2) This site became vacant following the relocation of the Heron Frozen food distribution centre to Melton and although this development scheme would not incorporate the whole of the vacant site, it would take-up approximately 0.3ha, or a third of the site and could represent a prime investment in the area with potential to create employment for around 85 new full time employees. This scheme effectively splits the remaining part of the site behind the health centre into three main plots to be brought forward individually. The proposed plots bring a very slight reduction of 0.05ha to land supply.

4.16. In the Eastern Corridor, on former Maternity Hospital and allotment site on Hedon Road (68/27) full planning approval has been granted for Phase One of its development (68/27-1). This scheme will potentially see the construction of two three storey buildings to accommodate approximately 3,900 sqm of office and research space, fronting onto Hedon Road. A slight amendment to the boundaries as a result of the permission has resulted in an increase of 0.16ha to this site. Total site area is 4.62ha

4.17. At 203 Hedon Road (68/118) (the former petrol filling station, east of Mount Pleasant Roundabout) full planning approval has been granted for the construction of six units (five in a terrace and one stand-alone unit) for B1/B8 use. This sits alongside two consents for change of use of vacant vehicle showrooms from Sui Generis use to B8 use (with ancillary trade counter), one at 201 Hedon Road and the other at the north

18 east corner of Mount Peasant/Hedon Road (68/117 & 68/119). These are new sites which add 0.72ha to supply.

4.18. At Marfleet Lane, JH Fenner and Co. Ltd. have gained full approval for an extension to their existing factory complex (68/115). Although this permission is for an expansion site, and so is not available to the wider economic development market, it is still offering an additional 5,679 sqm of new employment space. (This takes forward the allocation made in the Holderness Road AAP to accommodate the company’s expansion needs). There is no change to site area as a result of this permission.

4.19. In the Heartlands and Clough Road Employment Area, at the junction of Oxford Street and Swann Street (16/146), in the heart of the older Wincolmlee industrial area, planning permission has been approved for the construction of a warehouse, car park and service yard. This approval will reuse part of a vacant site which was previously used as an edible oil refinery which closed and was subsequently demolished in 2008.It did form part of site 16/142. The new permission does not change the original site area of the site.

4.20. On the eastern side of National Avenue, the site of the former Ideal Standard car park (35/102) a new application (to replace a recently lapsed approval) has been approved for the construction of six, two storey buildings to accommodate general industrial and warehouse uses. This potential development will provide approximately 2,000 sqm of employment space and if implemented the applicant expects to create around 150 to 170 full time jobs. The new permission brings no change to the site area.

4.21. In the Sutton Fields employment area a large extension to the existing factory of fabrication engineering company Kintech Ltd on Copenhagen Road (51/120) has been granted planning consent. The extension will potentially provide around 2,000 sqm new employment space and could create an extra 76 full time employees. This is an additional expansion scheme not recorded at the time of the NLP study. As an expansion site it does not add to the general supply pipeline.

4.22. In the Eastern Corridor, within the Port, on land at Alexandra Dock the proposed Siemens scheme has been granted Reserved Matters permission for 30,000sqm of floorspace on a site of 56ha. This permission does not impact on the land take of the Siemens development, but does bring greater certainty to the site coming forward. Siemens have indicated that they now intend to expand their planned manufacturing operations at the Alexandra Dock site to include the manufacture of blades as well as

19 nacelles. This will intensify the amount of floorspace developed on the site. No application has been received for additional floorspace or amendments to the consented scheme.

New planning applications submitted. 4.23. In terms of potential future employment developments three applications for new development schemes have been submitted in the Western Corridor employment area. Two of the three applications could potentially see the remaining undeveloped land at The Beacon Business Park (Brighton Street) redeveloped with a three storey building providing around 1,300 sqm of prime office space, and a two storey building providing 1,800 sqm B1/B2/B8 use.

4.24. The third application relates to a site on Walcott Street/Wassand Street which is south of the recently approved office development on the vacant former Heron food distribution centre site (see above). This will potentially see the construction of five new light industrial units offering around 2,300 sqm new employment space.

4.25. Applications have also been received for amendments to existing permissions at Priory Park. While these would not take further land they are indication that schemes could be progressing towards implementation.

4.26. In the Heartlands and Clough Road area, an application has been received for the site of the former Ameron Coatings factory at Bankside for development of 8,240m2 of production space. The site is being cleared to make way for development. This site would bring an additional 2.06ha of land to supply.

Other Changed circumstances 4.27. An officer authorisation in August this year provided for expansion of the range of business types that are eligible for Business Rate Relief (BRR) on Enterprise Zone sites. Rate relief is granted by the Council under the power conferred on it by the Localism Act 2011, Section 69. Whilst the Council initially restricted the availability of BRR on the EZs to companies involved in the Renewable Energy industry and its associated supply chain, this approach was not taken in the wider Humber LEP area however and therefore this could lead to potential discrepancy in approach between neighbouring local authorities. While broadening the range of businesses eligible for BRR the officer authorisation did still limit BRR in the Enterprise Zones to ‘businesses that are growing’ and ‘businesses that are serving a stable and growing market’. The purpose of this criterion – to avoid simply displacing activity from non EZ located businesses to take advantage of rate relief.

20 4.28. This slightly changes the approach to the categorisation of sites used by NLP to distinguish between ‘EZ sites’ and ‘General employment sites’. However it is still appropriate to draw a distinction between them given the remaining criterion, and the way the different types of sites can serve business needs.

4.29. Land at Burma Drive was wrongly classified as wholly within the EZ by the NLP study. Amendments have been made and some remaining plots reclassified to General sites. A slight reduction in land area has occurred through redefining sites and removal of existing estate access roads. Overall the site is 0.52ha less than recorded by NLP.

4.30. Progress is being made on planning activities for the city centre linked to key investment priorities identified through the City Plan. Little physical development activity has occurred although some land assembly and clearance has occurred to make ready for development. It remains difficult to be clear exactly how much land will come forward for business uses within larger sites which have been identified as having potential to accommodate a mix of different ‘city centre’ uses.

4.31. The former Birds Eye site on Hessle Road is once again subject to a Public Inquiry, following a successful High Court challenge over the way in which the Inspector made his decision to the previous Inquiry. This once again puts in the balance whether this site could come forward for employment or housing development.

4.32. Land at Chapman Street which has been used by the City Council as a lifelong learning education facility has now been put forward for sale following a Council Cabinet decision to discontinue the use. This could bring the site forward for development when previously the NLP study considered it should not form part of a portfolio of sites. This could add 1.87ha to supply.

4.33. An amendment has been made to the boundary of the National Grid site to incorporate a residual area not taken by the new Police headquarters building. This has led to a small increase of 0.3ha.

4.34. Small amendments have been made to boundaries at Priory Park leading to a very small reduction of 0.06ha.

4.35. Land at Northumberland Avenue was put forward as appropriate for inclusion within a portfolio of sites. Further review in connection with an adjoining site suggests it should not continue to be included. This would result in a reduction of 0.14ha to overall supply.

21 Potential losses.

4.36. High Flags Mill (16/117) in the Heartlands Area has had planning permission granted for conversion to apartments. This was supported by committee given the derelict state of the listed building and the potential the scheme offers to retain it. This site is 0.22ha.

New sites

4.37. Land and buildings at Foster Street, adjoining the river – near the Mill, have come back on to the market as potential development opportunity. There remain significant numbers of buildings on the site which is in a rundown / derelict state and so will require significant investment and redevelopment. The site is also marketed for storage uses as it appears it has been used in the past, and so it is not clear how or whether it will be brought forward for development. This site would bring an additional 2.79ha of land to supply.

22 5. Conclusion

5.1. This report seeks to present an up to date position statement, taking account of a survey of development for the period 2013 – 2014, as well as marketing and planning activity in the time since publication of the NLP study in June 2014.

5.2. In broad terms the NLP study conclusions remain valid overall. There have been some shifts as a result of development of land, as well as changes in land supply. Overall these shifts have led to a net loss of 2.43ha. Land supply in the NLP study was estimated to be 205ha. This update estimates land supply of 202.65ha. This includes 56ha to be taken by the proposed Siemens development at Alexandra Dock. Without this site 146.65ha could be available for development.

5.3. It is important to note where changes have occurred. Land supply in the Western Corridor has reduced by 1.87ha, partly due to further development at the Beacon, and through land being taken up at Cavaghan & Gray. Likewise supply in the Eastern Corridor has reduced by 2.42ha as a result of development and minor changes. Within the Heartlands area land of 4.16ha has been taken up at the former Holliday Pigments site. However a new site of 2.06ha has come forward on the former Ameron Coatings, Bankside. Also land and buildings at Foster Street (2.79ha) are being marketed for development, although it is much less clear how this would come forward. These two together could provide 4.85ha, and would provide a slight net gain.

5.4. Land generally available on larger sites over 2ha including the EZ sites, and so those that provide the best opportunity for supporting inward investment and economic growth, has reduced by approximately 5ha net. This represents a significant shift in terms of the portfolio available to support significant investment opportunities.

5.5. Revised projections also remain broadly in line with what the NLP study estimated. There has been a slight reduction in calculated estimates, but given the limitations of modelling the projected requirement of around 70ha remains valid.

5.6. The NLP study concluded that it is appropriate and necessary to maintain a larger portfolio of land than projections would necessarily indicate, particularly because of the qualitative nature of supply, including location, and the way in which different sites will be able to meet the requirements of the different economic growth sectors identified for the city.

23 Appendix 1

Completed Sites

The Beacon Business Park (11/22-1), off the A63 has seen completion of two three storey office buildings (3,208 sqm) on 0.68 ha. One of these has been occupied by City Healthcare Partnership.

Marfleet Environmental Technology Park (68/13) – north of Hedon Road, has seen the completion of two storage and distribution buildings (6,286 sqm) on a remaining 1.25 ha. This completes this site which has seen the redevelopment of the former Humbrol factory. It has seen substantial uptake providing space for some major distribution companies including Neil & Brown, as well as high quality business / office spaces to the front.

Land at Merrick Street / Warwick Street (16/135 & 16/135-2) - has seen the completion of two industrial units (total - 946 sqm) capable of being used within classes B1(c), B2 and B8 of the Use Class Order.

25 Land at Thomas Street (16/145) – this site has been completed to provide a 1,591 sqm industrial unit to accommodate the operational needs of Mezzanine Floors Ltd, on the site of the former Sharron Pattison haulage business.

Craven Park Stadium (66/01) - A new covered spectator stand has been constructed which incorporates ancillary facilities, including business enterprise (B1) accommodation of 1,125sqm.

26 Land north of Reservoir Road (38/103) – the planning permission for change of use of the site to a ‘waste transfer station’ with ancillary sale of landscaping products, has been implemented, including construction of an office of c.150 sqm.

27 Appendix 2

Update of Tables in Chapter 8 of the NLP study– Supply Demand Balance

For full information of all these sites please consult the NLP study.

Enterprise Zone / LDO Sites

Row Labels Size (ha) Eastern Corridor - Port 101.03 Alexandra Dock, Hedon Road (69/104) 56.00 Site 2a Queen Elizabeth Dock North, Hedon Road (69/105) 22.67 Site 2b Queen Elizabeth Dock South, Hedon Road (69/106) 17.88 Saltend, Land to the east of King George Dock (69/107) 3.51 Land at Keystone, Earles Road, south of Hedon Road (69/102) 0.51 King George Dock, land to the south of Somerden Road Roundabout 0.46 (69/108) Eastern Corridor 18.12 Burma Drive, land to the east of Littlefair Road (68/02) 3.98 Former Hedon Road Maternity Hospital/allotments, Hedon Road 3.41 (68/27) Land off Valletta Street, Hedon Road (south side of Greatfield Road) 3.25 (68/20) Land on the eastern side of Somerden Rd (Tower House Lane) 2.12 (68/18-2) Elba Street (1251 Hedon) (68/103-1) 1.99 Land north of Wyke Works, Hedon Road (68/21) 1.67 Former Hedon Road Maternity Hospital/allotments (Phase 1), Hedon 1.21 Road (68/27-1) Unit 3, Land on the eastern side of Somerden Rd (68/18-3) 0.49 Grand Total 119.15

28 General Employment Sites (>2ha)

Size (ha) Heartlands & Clough Road 23.20 National Grid Site, Clough Road (38/07) 13.50 Land at Cleveland Street (Former ADM Cocoa Plant) (16/143) 3.97 Land at Foster Street, Stoneferry Road (16/147) 2.79 Former Ameron Paint Factory Site, Bankside (38/109) 2.06 Land to the west of Cleveland Street (site of former Spillers Flour Mill) (16/106) 0.88 Western Corridor 16.53 Former Birds Eye Factory site, Hessle High Road (West Hull Business Park) (26/103) 7.21 Priory Park East, north and south side of Henry Boot Way (26/08-31) 5.73 The Beacon Business Park, Brighton Street/Clive Sullivan Way (11/22) 0.85 Land North of Henry Boot Way, east of Bridge View Park (26/08-30) 0.79 Priory Park East, North of Henry Boot Way (26/08-26) 0.57 Land north of Henry Boot Way, Priory Park East (formerly the Beaumont Electrical site) (26/08-10) 0.33 The Beacon Business Park, Brighton Street/Clive Sullivan Way (11/22- 2) 0.32 The Beacon Business Park, Brighton Street (east side) (11/22-5) 0.23 Land at Saltmarsh Court, south side of Henry Boot Way, Priory Park East (26/08-36) 0.17 Priory Park East, south of Henry Boot Way (26/08-32) 0.17 Priory Park East, North of Henry Boot Way (former GGP Site) (26/08- 9) 0.16 Kingswood 13.66 Kingswood Business Park (41/10-6) 8.77 Kingswood Business Park (41/10-4) 1.34 Barnes Way, East Side, Kingswood Business Park (41/10-10) 1.31 Kingswood Business Park (41/10-3) 1.14 Kingswood Business Park (41/10-5) 1.10 Eastern Corridor 4.33 Former Isaac Newton School site, Annandale Road, Greatfield (66/02) 3.00 Burma Drive, land to the east of Littlefair Road (68/02-7) 0.43 Plot 1, Burma Drive (68/02-3) 0.23 Plot 3, Burma Drive (68/02-6) 0.67 Grand Total 57.72 *This table includes smaller sites within larger development opportunities / business parks where they may have greater cumulative impact, and where the total area remains over 2ha.

29 **the figure for Kingswood has been amended here to take account of the adjustments put forward through the Kingswood AAP that would lead to the reallocation of certain parcels of land. (as per paras 8.49 – 8.51 of the NLP study)

***at Burma Drive some plots have been reclassified as General Employment sites to recognise that they are not within the Enterprise Zone designation.

30 General Employment Sites (<2ha)

Size (ha) Heartlands & Clough Road 7.58 Land at Chapman Street (16/58-1) 1.87 Land north of Hedon Road & east of Williamson Street (16/141) 1.52 Ipark Industrial Estate, Innovation Drive, Bankside (38/10-6) 1.15 Land at the eastern end of Bedford Street (16/100) 0.90 Land to the west side of Lockwood Street (16/90) 0.61 Land at Wincolmlee, south side of Swann Street (16/142) 0.53 Land on the south of Merrick Street, Hedon Road (16/140) 0.40 Land at Oxford Street/Swann Street, Wincolmlee. (16/146) 0.25 High Flags Mill, Wincolmlee, Hull (16/117) 0.22 Temple Street (13/13-1) 0.13 Land at Chapman Street ((16/58-1) 1.87 Western Corridor 3.98 Neptune Street (11/15) 1.34 Former Cavaghan and Gray Factory, Freightliner Road (11/01) 1.04 Land at Gillet Street/Havelock Street (11/111) 0.66 Land between Wassand Street and Walcott Street. (11/112) 0.54 Land at Walcott Street (south of the Hessle Road Health Centre Building) (11/112-2) 0.29 Land on the north side of, Freightliner Road (26/107) 0.11 Eastern Corridor 2.35 Kingston International Business Park, Hedon Road. (68/101) 0.85 Land west of Littlefair Road, north of Hedon Road (68/114) 0.78 203 Hedon Road. (68/118) 0.35 Land at the north east corner of Mount Pleasant/ Hedon Road. (68/117) 0.20 201 Hedon Road. (68/119) 0.17 Sutton Fields 2.21 Geneva Way (south side, east end) (52/05-1) 1.25 Phase 4, Rotterdam Park, Sutton fields (plot 89B and 93) (51/10-4) 0.41 Hamburg Rd / Rotterdam Rd (51/22) 0.40 Oslo Road, corner of Helsinki Rd (Sutton Fields, plots 66-67) (51/07) 0.15 Eastern Corridor - Port 1.12 Land to the south of Hedon Road, south east of Marfleet Avenue roundabout (69/01-1) 0.81 Former Norman Nicholson Box site, Hedon Road (69/101) 0.31 National Avenue 0.73 Former Ideal Standard car park, National Avenue (35/102) 0.38 North side of Bontoft Avenue (35/03) 0.35 Grand Total 17.97

31 City Centre

Size (ha) City Centre 7.81 Office element of the Fruit Market SDA (14/112) 1.37 Phase Two, Humber Quays, Island Wharf (14/100-3) 1.31 Land at Central Dry Dock, South of Humber Street and east of Queen Street (known as Digital City) (14/120) 0.82 Land to the west of Tower Street (adjacent to the River Hull) (16/98) 0.79 Land to the south of Albion Street. (14/113) 0.75 Land around Myton Street. (14/111) 0.68 Former Bonus Electrical Site, Blackfriargate (14/105) 0.55 32 -38 Jameson Street. (14/114) 0.50 Kingston House, Bond Street (14/121) 0.26 Land to the east of Ferensway (14/117) 0.22 Land to the west of Ferensway (formerly LA's nightclub) (14/118) 0.20 Land at Trippett Street (site of former municipal offices) (14/119) 0.15 Land and buildings at 20 - 24 Baker Street (14/115) 0.15 Former Circus Circus Public House, Spencer Street. (14/116) 0.06 Grand Total 7.81

Expansion Land

Size (ha) Sutton Fields 4.52 Donaldson Filtration Components, Stockholm Rd (51/15) 1.52 Kintech Limited, Copenhagen Road. (51/120) 1.11 Benson Park Ltd, Unit 13, Geneva Business Park, Leads Road. (52/108) 0.73 Cranswick Foods, Plot 74, Helsinki Rd. (51/19-2) 0.44 Riva Foods Limited, 32 Copenhagen Road. (51/119) 0.37 Unit 26, Gothenburg Way. (51/118) 0.35 Western Corridor 3.15 Priory Park, Arco land (26/08-1) 1.88 Hider Foods Imports Ltd., 12 and 18 Wiltshire Road. (26/109) 1.21 CFI, Henry Boot Way, Priory Park East (26/08-37) 0.06 Eastern Corridor 1.80 Somerden Road (land to the west of) (68/107) 0.93 Land west of Marfleet Lane (part of Fenners factory complex) (68/115) 0.87 Grand Total 9.47

32 Sites potentially suggested by NLP study as should not form part of a future portfolio.

Size (ha) Western Corridor 30.45 West of St Andrews Quay (26/20) 14.25 Land around Arnold Street, west of Park Street (12/105) 7.80 Railtrack land, south of Priory Park. (26/08-3) 6.40 Land at Freightliner Road (adjacent to Former Cavaghan Gray Factory) (11/01-1) 1.11 Land north side of Freightliner Road (26/05) 0.66 Land south of Wiltshire Road (26/08-35) 0.23 Kingswood 25.34 Kingswood Business Park (41/10) 17.82 Kingswood Business Park (41/10-8) 3.66 Kingswood Business Park (41/10-7) 2.43 Kingswood Business Park (41/10-2) 1.43 Heartlands & Clough Road 12.38 Former Holliday Pigments, Morley Street, Stoneferry Road. (52/109) 2.42 Former Holliday Pigments, Morley Street, Stoneferry Road. (52/109-1) 1.74 Clough Road, south side (38/05-2) 1.37 Rosedowns Ltd., Cannon Street (16/123) 1.22 Part of the Former Holmes Hall Tanners site, Wincolmlee (16/102) 1.19 South of Sissons Way, Clough Road (adjacent to Yorkshire Electricity site) (38/05-1) 0.93 East Side Of Stoneferry Road. (52/101) 0.81 North of St Mark Street. (16/58-3) 0.68 Former Yorkshire Water site (land behind Haworth House), Clough Road (38/100) 0.63 Land to the west of Gibson Street (16/124) 0.46 Land Adjoining MKM Building Supplies, Chamberlain Road (52/100) 0.45 East Of Therm Road (16/58-2) 0.17 Scott's Wharf, lime Street (west side) (16/119) 0.17 67 Northumberland Avenue. (16/20) 0.14 Eastern Corridor 5.08 Former Marfleet Works, Greatfield Lane, Marfleet Lane (east of) (68/04) 1.50 Somerden Rd (land on west side) (68/17) 1.44 Former Fenner site, West side of Marfleet Avenue (68/109) 0.94 Land north of Delhi Street (68/108) 0.53 Land adjacent to Old Fleet Drain (68/06-1) 0.39 Land north of Hedon Road and east of Wyke St (68/13) 0.28 City Centre 0.75 Trinity Quays, 62 to 71 High Street (14/110) 0.42

33 Land and Buildings at 12-22 Caroline Place, Off Freetown Way (14/107) 0.26 Land to the rear of 128/136 Francis Street/Raywell Street (14/108) 0.07 Sutton Fields 0.41 Land west side of West Carr Lane (51/117) 0.41 Grand Total 74.41

34 Appendix 3 - Details of adjustments to historical completion data.

The following provides details of where some adjustments have been made to conclusions made about sites that have impacted on historical completions.

LOCATION Ila Ref Address SITE_AREA FLOORSPACE Western 26/08-15 Arco, Priory Park -3.84 -9,737 Corridor

Sutton Fields 52/08-2 Geneva Way (west) -1.68 0

Sutton Fields 52/104 228 Leads Road -0.30 -2,600

Eastern 69/100-1 Keystore, Earles Road 0.90 +3,464 Corridor

City Centre 14/109 Brewery House (Unit 0.07 +750 5), The Maltings, Silvester Street. Western 26/108 Aunt Bessies Ltd, -0.13 -342 Corridor Freightliner Road Total 6 -4.98 -8,465

The following explains these changes:

 Arco has been re-categorised as an expansion site to recognise that while a large development, it was effectively an extension within the curtilage of the existing ownership.  Geneva Way has been removed from completions since it relates to a change of use of land within B uses and therefore brings no gain.  228 Leads Road has been re-categorised as an expansion site as the development was for the erection of a building for manufacturing purposes in association with the existing factory.  Keystore, Earles Road had not been included in completions since it was judged as a replacement building following demolition of the existing. However the scheme led to a residual increase.  Brewery House - Unit 5 had been discounted from completions as it involved change of use of existing building. However the previous use was disused so effectively this was new floorspace.

35  Aunt Bessies has been re-categorised since the new office building operates as an ancillary building to the existing complex and so is expansion.

The adjustment to completion of non B uses results from the removal of the land owned by Croda and used to erect a wind turbine. As the land is within their ownership, this development occurred to serve the energy needs of their existing operation, and was not a loss of generally available employment land. This reduced losses by 3.74ha.

36 Appendix 4 - Maps

37 Location of sites considered ¯ in the ELR 2014

Kingswood

Sutton Fields

National Avenue

Eastern Corridor and Green Port

Heartlands & Clough Road

Western Corridor

City Centre

0 0.35 0.7 1.4 2.1 2.8 Miles

Land and buildings at 20 - 24 Baker Street, (14/115 )

Land and Buildings at 12-22 Caroline Land to the rear of 128/136 Francis Place, Off Freetown Way, (14/107 ) Street/Raywell Street, (14/108 )

Former Circus Circus Public House, Kingston House, Bond Spencer Street., (14/116 ) Street, (14/121 )

Land at Trippett Street (site of former municipal offices), (14/119 ) Land to the west of Ferensway (formerly LA's nightclub), (14/118 ) 32 -38 Jameson Street., (14/114 ) Land to the east of Ferensway, (14/117 )

Land to the south of Albion Street., (14/113 )

Land to the west of Tower Street (adjacent to the River Hull), (16/98 ) Land around Myton Street., (14/111 ) Trinity Quays, 62 to 71 High Street, (14/110 )

Former Bonus Electrical Site, Blackfriargate, (14/105 )

Land at Central Dry Dock, South of Humber Street and east of Queen Street (known as Digital City), (14/120 )

Key Office element of the Fruit Market SDA, (14/112 ) ELR Sites 2014

Site Type Phase Two, Humber Quays, EZ site Island Wharf, (14/100-3 ) General - large General City Centre Expansion site Recommended for removal from portfolio Employment areas

City Centre - Employment Sites © Crown Copyright and Database Rights (2013). Ordnance Survey (100023372) This map was produced to be printed at A0 paper size.The original scale at A0 is 1:14,500 Western Corridor - Employment Sites Key ¯ ELR Sites 2014 Site Type

EZ site Land around Arnold Street, General - large west of Park Street, (12/105 ) General City Centre Land at Walcott Street (south of the Hessle Expansion site Road Health Centre Building), (11/112-2 ) Recommended for removal from portfolio Employment areas Former Cavaghan and Gray Factory, Freightliner Road, (11/01 ) Land between Wassand Street and Walcott Street, Hessle Road, (11/112 )

Land at Freightliner Road (adjacent to Former Cavaghan Gray Factory), (11/01-1 ) Land north side of Freightliner Road, (26/05 )

Land on the north side of, The Beacon Business Park, Land south of Wiltshire Freightliner Road, (26/107 ) Brighton Street, (11/22-2 ) Road, (26/08-35 )

Former Birds Eye Factory site, Hessle High Road (West Hull Business Park), (26/103 ) Priory Park East, north and south side of Henry Boot Way, (26/08-31 ) Neptune Street, (11/15 ) Priory Park East, north and south Land North of Henry Boot Way, east side of Henry Boot Way, (26/08-31 ) of Bridge View Park, (26/08-30 ) Priory Park East, North of Land at Gillet Street/Havelock Priory Park East, south of Henry Boot Way, (26/08-26 ) Street, (11/111 ) Henry Boot Way, (26/08-32 ) The Beacon Business Park, Land north of Henry Boot Way, Brighton Street, (11/22 ) Priory Park East (former Beaumont Electrical site), (26/08-10 ) The Beacon Business Park, Brighton Street, (11/22-5 )

Hider Foods Imports Ltd, 12 and 18 Wiltshire Road., (26/109 ) West of St Andrews Quay, (26/20 )

Priory Park East, north and south side of Henry Boot Way, (26/08-31 ) Railtrack land, south of Priory Park., (26/08-3 )

Priory Park East, North of Henry Boot Land at Saltmarsh Court, south side of Henry Way (former GGP Site), (26/08-9 ) Boot Way, Priory Park East, (26/08-36 )

CFI, Henry Boot Way, Priory Priory Park East, north and south Park East, (26/08-37 ) side of Henry Boot Way, (26/08-31 )

Priory Park, Arco © Crown Copyright and Database Rights (2013). Ordnance Survey (100023372) land, (26/08-1 ) This map was produced to be printed at A0 paper size.The original scale at A0 is 1:14,500 Land west of Marfleet Lane (part of Fenners factory complex), (68/115 )

Plot 1, Burma Drive, (68/02-3 ) Former Marfleet Works, Greatfield Lane, Unit 3, Land on the eastern ¯ Marfleet Lane (east of), (68/04 ) side of Somerden Rd, (68/18-3 ) Burma Drive, land to the east of Littlefair Road, (68/02-7 ) Elba Street (1251 Hedon), (68/103-1 ) Land on the eastern side of Somerden Burma Drive, land to the east Plot 3, Burma Rd (Tower House Lane), (68/18-2 ) of Littlefair Road, (68/02 ) Drive, (68/02-6 ) Burma Drive, (68/02-7) Former Isaac Newton School site, Annandale Road, Greatfield, (66/02 ) Former Hedon Road Maternity Hospital/allotments, Hedon Road, (68/27 ) Land north of Wyke Works, Land at the north east corner of Mount Hedon Road, (68/21 ) Pleasant/ Hedon Road., (68/117 ) Somerden Rd (land on 201 Hedon Road., Former Hedon Road Maternity Hospital/allotments west side), (68/17 ) (68/119 ) (Phase 1), Hedon Road, (68/27-1 )

203 Hedon Road., (68/118 ) Land north of Hedon Road and east of Wyke St, (68/13 )

Kingston International Business Park, Hedon Road., (68/101 )

Land adjacent to Old Land north of Delhi Fleet Drain, (68/06-1 ) Street, (68/108 )

Former Fenner site, West side Land off Valletta Street, Hedon Road of Marfleet Avenue, (68/109 ) (south side of Greatfield Road), (68/20 )

Somerden Road (land to the west of), (68/107 )

Site 2a Queen Elizabeth Dock King George Dock, land to the south of North, Hedon Road, (69/105 ) Former Norman Nicholson Box Somerden Road Roundabout , (69/108 ) site, Hedon Road, (69/101 )

Land at Keystone, Earles Road, Land west of Littlefair Road, south of Hedon Road, (69/102 ) north of Hedon Road, (68/114 )

Land to the south of Hedon Road, south east of Marfleet Avenue roundabout, (69/01-1 ) Alexandra Dock, Hedon Key Road, (69/104 ) ELR Sites 2014 Site Type Saltend, Land to the east of King George Dock, (69/107 ) EZ site General - large

General City Centre Site 2b Queen Elizabeth Dock Expansion site South, Hedon Road, (69/106 ) Recommended for removal from portfolio

Employment areas

© Crown Copyright and Database Rights (2013). Ordnance Survey (100023372) Eastern Corridor & Port - Employment Sites This map was produced to be printed at A0 paper size.The original scale at A0 is 1:14,500 Heartlands and Clough Road - Employment Sites Former Yorkshire Water site (land behind Haworth House), Clough Road, (38/100 )

National Grid Site, ¯ Clough Road, (38/07 ) Former Ameron Paint Factory Site, Bankside, (38/109 )

South of Sissons Way, Clough Road (adjacent to Yorkshire Electricity site), (38/05-1 ) East Side Of Stoneferry Road., (52/101 )

Ipark Industrial Estate, Innovation Drive, Bankside, (38/10-6 )

Clough Road, south Land Adjoining MKM Building Supplies, side, (38/05-2 ) Chamberlain Road, (52/100 )

Former Holliday Pigments, Morley Street, Stoneferry Road., (52/109-1 )

Land at Foster Street, Stoneferry Road, (16/147 ) Former Holliday Pigments, Morley Street, Stoneferry Road., (52/109 )

Part of the Former Holmes Hall Tanners site, Wincolmlee, (16/102 ) Land at Cleveland Street (Former ADM Cocoa Plant), (16/143 )

Temple Street, (13/13-1 ) Land at the eastern end of Bedford Street, (16/100 ) 67 Northumberland Avenue., (16/20 ) Land to the west of Cleveland Street (site of former Spillers Flour Mill), (16/106 ) Land at Oxford Street/Swann Street, Wincolmlee., (16/146 ) Land at Chapman Street, (16/58-1 ) Land to the west side of Lockwood Street, (16/90 )

Land to the west of East Of Therm Gibson Street, (16/124 ) Road, (16/58-2 )

Key North of St Mark Street., (16/58-3 ) ELR Sites 2014 Rosedowns Ltd., Cannon Land north of Hedon Road & east Site Type Street, (16/123 ) of Williamson Street, (16/141 ) EZ site

General - large High Flags Mill, Wincolmlee, Hull, (16/117 ) General Land on the south of Merrick City Centre Scott's Wharf, lime Street Street, Hedon Road, (16/140 ) Expansion site (west side), (16/119 ) Recommended for removal from portfolio Land at Wincolmlee, south side Employment areas of Swann Street, (16/142 ) © Crown Copyright and Database Rights (2013). Ordnance Survey (100023372) This map was produced to be printed at A0 paper size.The original scale at A0 is 1:14,500 ¯

Riva Foods Limited, 32 Copenhagen Road., (51/119 )

Unit 26, Gothenburg Way., (51/118 )

Oslo Road, corner of Helsinki Rd (Sutton Fields, plots 66-67), (51/07 ) Kintech Limited, Copenhagen Road., (51/120 )

Hamburg Rd / Rotterdam Rd, (51/22 )

Donaldson Filtration Components, Stockholm Rd, (51/15 ) Geneva Way (south side, east end), (52/05-1 )

Cranswick Foods, Plot 74, Helsinki Rd (west of), Sutton Fields Industrial Estate, (51/19-2 )

Benson Park Limited, Unit 13, Geneva Business Park, Leads Road., (52/108 ) Land west side of West Carr Lane, (51/117 ) Phase 4, Rotterdam Park, Rotterdam Road (Sutton fields plot 89B and 93), (51/10-4 )

Key ELR Sites 2014 Site Type EZ site

General - large General City Centre

Expansion site Recommended for removal from portfolio

Employment areas

© Crown Copyright and Database Rights (2013). Ordnance Survey (100023372) Sutton Fields - Employment Sites This map was produced to be printed at A0 paper size.The original scale at A0 is 1:14,500 Kingswood - Employment Sites Key ¯ ELR Sites 2014 Site Type EZ site General - large

General City Centre

Expansion site Recommended for removal from portfolio

Employment areas Kingswood Business Park, (41/10 )

Barnes Way, East Side, Kingswood Business Park, (41/10-10 )

Kingswood Business Park, (41/10-8 ) Kingswood Business Park, (41/10-6 )

Kingswood Business Park, (41/10-5 )

Kingswood Business Kingswood Business Park, (41/10-2 ) Park, (41/10-4 )

Kingswood Business Kingswood Business Park, (41/10-3 ) Park, (41/10-7 )

North side of Bontoft Avenue, (35/03 )

Former Ideal Standard car park, National Avenue, (35/102 )

Key ELR Sites 2014 Site Type EZ site General - large

General City Centre

Expansion site Recommended for removal from portfolio Employment areas