Ryedale Employment Land Review Report

Prepared on behalf of Ryedale District Council

April 2006

Prepared by

Knight Frank 9 Bond Court Leeds LS1 2JZ

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006 Executive Summary

Introduction

Knight Frank have been instructed by Ryedale District Council (RDC) to undertake an Employment Land Review as a key part of the Local Development Framework (LDF) process. The overriding aim of the Ryedale Employment Land Review (RELR) is to provide the evidence base for policies and allocations in the Ryedale LDF.

The ELR has been undertaken primarily in accordance with the three stage process outlined in the ODPM Employment Land Review’s guidance note and we have utilised their recommended three stage process as a framework. This can be summarised as follows:-

· Stage 1 – Taking stock of the existing situation, including an initial assessment of “fitness for purpose” of existing employment sites, including allocated land.

· Stage 2 – Creating a picture of future requirements, including an assessment by a variety of means (such as economic forecasting, consideration of recent trends and assessment of local property market circumstances) of the scale and nature of likely demand for employment land and the available supply in quantitative terms.

· Stage 3 – Identifying a new portfolio of sites by undertaking a more detailed review of site supply and quality and identifying and designating specific new employment sites in order to create a balanced local employment land portfolio.

RDC have also requested that certain specific issues relating to the Ryedale economy and property market are investigated as part of the Employment Land Review. These include the following:-

· Investigating the needs of the advanced engineering sector and the current and future provision of property to meet their needs.

· Examining Theme B of the Sub-Regional Investment Plan seeking to develop the economic linkages between York and Ryedale (particularly Science City York clusters).

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006 · The likely role and future property market requirements of the B1 office sector.

· The potential provision of a technology and business park.

Key Findings

Economy

· The economy of Ryedale falls into two fairly distinct geographical areas and this has been recognised in the Regional Spatial Strategy (RSS). Southern Ryedale includes the largest urban area of Malton/Norton and is strongly influenced by its proximity to York. Northern Ryedale is more remote and rural and influenced by its upland character and environmental quality. Local services are provided in the market towns of Helmsley, Kirkbymoorside and Pickering.

· Due to the rural nature of the district, industry has traditionally focused on agriculture and manufacturing however the food and drink industry, engineering and tourism are now also major employers. Although agriculture and manufacturing are still an important part of the Ryedale economy, both of these sectors are, overall, in decline, both nationally and locally.

· The majority of jobs in Ryedale district are provided by small local firms employing less than 25 staff.

· Ryedale has the highest self-employment rate and the highest rate of home working of any district in North Yorkshire.

Stage 1 – Assessing the Existing Situation

· Property market activity is greatest within Malton/Norton, followed by Pickering, Kirkbymoorside and Helmsley.

· In Malton and Norton, economic and property market activity is currently focused in four locations – Malton town centre, York Road Industrial Estate, Malton, Showfield Lane Industrial Estate, Malton and Norton Grove Industrial Estate, Norton.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· In Pickering, economic and property market activity is focused in three locations – Pickering Town Centre, Westgate Carr Lane Industrial Estate and Thornton Road Industrial Estate.

· In Kirkbymoorside, economic and property market activity is focused in three locations – the town centre, the junction of Ings Lane / A170 Industrial Area and at Kirkby Mills Industrial Estate.

· In Helmsley, property market and economic activity is focused in two locations – the town centre, and the Station Road/ Sawmill Lane Industrial area.

· In order to reach a view about which sites should be 'protected' or 'released' in stage 1, we have made a balanced, criteria-based consideration of individual sites applying 'market attractiveness', 'sustainable development' and any overriding 'strategic planning factors'.

· The full results of the criteria-based assessment are included as a technical Annex to this report.

· Where there is substantial over-supply, we have recommended for release all sites where there has been no market interest and which also fail the sustainability criteria. However, where that removes most of the forward supply we have re-examined individual sites and recommend keeping them in the portfolio, for subsequent detailed appraisal, provided that they could meet market needs if ownership or physical constraints were resolved. It should be noted, however, that oversupply is not generally an issue in Ryedale.

· Where there is a relatively tight supply only those sites which fail the sustainability test and which are extremely unlikely to meet market requirements have been recommend for release. Again, oversupply is not generally an issue in Ryedale.

· Where we recommend that, for strategic, economic or planning reasons, a site is retained in the portfolio despite it being subject to serious ownership, physical and/or environmental constraints, it is discussed later in Stage 3 of the review, where the relevant mechanism is identified to bring the site forward for development in future.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006 · The Stage 1 assessment and site surveys confirm that, in general, all existing sites across Ryedale and particularly those in Malton are at full capacity or are in the hands of a developer and have development pending.

· The exceptions to the above are the largely inappropriate allocations made under the existing Local Plan, which have failed to come forward for development due to a variety of constraints. These include sites at Pickering, Kirkbymoorside and Helmsley and Norton Grove, Malton.

· Other exceptions include allocations for the ‘expansion of existing businesses’ that have yet to be developed.

· Stage 1 concludes with a full list of the preliminary site appraisals, which are shown in the main body of the text.

Stage 2 – Forecasting Future Requirements

Economic and Employment Forecasting

· Utilising the Regional Employment Land Study and Regional Econometric Model, the forecasting of future employment land requirements is undertaken and analysed for Ryedale. The economic forecasting is undertaken on the basis of three scenarios based on differing rates of growth and policy intervention.

· Scenario A is the policy neutral or base output of the regional econometric model and reflects longer-term structural trends, and assumes that they will continue.

· Scenario B is a trend based evaluation, but reflecting the recent upturn in the economy. This scenario assumes for modelling purposes that the strong employment growth over the last 4- 5 years will continue into the future, at least over the next decade.

· Scenario C assumes the success of a range of policy interventions to “transform” the economy of all sub regions on a sectoral basis and through productivity levels in the service sectors.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006 · During the course of undertaking this study several factors emerge which have led us to consider that Scenario C is the most appropriate for Ryedale. These are discussed in more detail in the main body of the report.

· The Regional forecasting concludes that the number of employees employed in B1 industries in the Remoter Rural region (of which Ryedale forms a part) is forecast to increase by between 1,465 and 4,216 employees up to 2016, with the change particularly sharp in Ryedale and Craven.

· The forecasting concludes that the number employed in B2 industries within Remoter Ryedale, uniquely in the Yorkshire and the Humber region, is forecast to experience an increase under all three scenarios. This is particularly evident in Ryedale, which under scenarios A and B is exceeded only by the growth in Harrogate, and under scenario C by Harrogate and Hambleton.

· As regards B8 industries, the forecasting concludes that overall figures for the sub-region indicate a decline under the first two Scenarios, and a moderate growth under Scenario C, most notably in Ryedale and Hambleton.

· In comparison to other districts in the Remoter Rural region, the forecasting concludes that Ryedale demonstrates a very positive percentage growth in employees from the 2006 base in all sectors, particularly in B1 and B2 uses. This indicates that Ryedale must provide employment land to accommodate these sectors particularly as Ryedale is starting from a lower base of available employment land than any of the other districts in the sub region (8.35 Hectares).

· The conclusions from the REGIONAL ECONOMETRIC MODEL indicate a net projected demand for employment land of 1.62 hectares (4 acres) per annum under Scenario C. This provides the following profile:

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

5 Hectares (12 acres) of employment land from 2005 to 2008 13 Hectares (32 acres) of employment land from 2008 to 2016 8 Hectares (20 acres) of employment land from 2016 to 2021

A TOTAL OF 26 HECTARES OF EMPLOYMENT LAND (64 ACRES) TO 2021

· Economic forecasting is only one element of providing an accurate forecast for the requirements for future employment land. Used on its own it has some significant limitations that are outlined in depth in the report. We have therefore synthesised the economic forecasting approach with a property market analysis approach to give a more balanced and realistic view of future requirements.

Property Market Analysis

· The property market analysis approach relies on the professional interpretation by property surveyors and agents of all sectors of the property market. The strength of this approach rests on market knowledge and judgement, which can provide a more accurate expression in terms of property requirements. This is particularly useful at local and sub-regional level.

· Extensive consultation has been undertaken including meetings, surveys, letters and telephone surveys. This process has included occupiers, developers, landowners, surveyors/ agents, town councils, town teams and business organisations and groups.

· Data sources have been limited. Historically, there has been no property register of demand for and supply of employment land and premises within Ryedale, although York England have recently set up a database to record this information and this has been analysed as part of the process. It is, however, a recent system and it is therefore not possible to analyse previous trends. We have also utilised Employment Land Monitoring data prepared by Ryedale District Council.

· Key findings from the property market analysis include the following: -

- There is a shortage of readily available land and premises in all sectors.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

- Demand is mainly for owner occupation i.e. freehold land and premises.

- The physical evidence and research indicates that historically industrial demand has been significantly higher than that for office space.

- The majority of industrial and office demand for the District is focused on Malton.

- Demand for workshop and industrial space can vary from 500 sq ft to in excess of 10,000 sq ft although the majority is between 1,000 and 5,000 sq ft, with the most popular sized units being 2,000 sq ft.

- Demand for office facilities tends to be for small suites up to 2,000 sq ft but generally less than 500 sq ft.

- Much demand is by indigenous local business expansions or start-ups and there is limited evidence of new inward investment, although this may be linked to a relative lack of available sites.

- Business location is often determined by the residence of the company founder and not by property market criteria.

- Demand is often “supply led” and occupiers need to see the product available before they express an interest. This means that demand is often “hidden” which naturally discourages speculative development.

- There is a demand for, and a lack of supply of, expansion units and land for when small businesses have outgrown original units or sites. Growing companies could therefore be lost from the area.

- Accessibility, especially to a main road, for customers, employees and suppliers is a major factor influencing demand for property.

- There is a shortage of managed workspace across the whole of Ryedale.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006 - Employment land faces competition from high land values for residential development.

- Windfall sites, particularly rural conversions are an important factor in the supply side of the market.

· The conclusions from the PROPERTY MARKET APPROACH indicate a gross projected demand for employment land of hectares 4 ha (10 acres) per annum. This provides the following profile:

12 Hectares (30 acres) of employment land from 2005 to 2008 32 Hectares (79 acres) of employment land from 2008 to 2016 20 Hectares (49 acres) of employment land from 2016 to 2021

A TOTAL OF 64HECTARES OF EMPLOYMENT LAND (158 ACRES) TO 2021

· We have combined the economic forecasting and the property market analysis to produce a SYNTHESIS APPROACH that indicates a projected demand for employment land of hectares 2.8 ha (7 acres) per annum. This provides the following profile:

8.4 Hectares (21 acres) of employment land from 2005 to 2008 22.4 Hectares (55 acres) of employment land from 2008 to 2016 14 Hectares (35 acres) of employment land from 2016 to 2021

A TOTAL OF 44.8 HECTARES OF EMPLOYMENT LAND (111 ACRES) TO 2021

· Stage 2 clearly indicates a shortage of land across all sectors but in particular land dedicated for B1 office development and land for general employment use in the B1 industrial and B2 categories.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· Analysis of previous take up rates would indicate demand of up to 4 hectares (10 acres) per annum (subject to the clarifications made within the main body of the report).

· The Regional Employment Land Study (Scenario C) would indicate take up rates of 1.62 hectares (4 acres) per annum.

· In Stage 3, therefore, we have taken into account these findings in identifying new employment sites to meet the needs of the future economy of Ryedale.

· In addition to this we have also investigated more specific requirements of the District Council, which have been indicated as being relevant to this study in the original brief (as outlined earlier in this report). These include the following: -

- The development of an advanced engineering park - Improved linkages with Science City, York and York Science Park - The development of a technology and business park

Stage 3

· Stage 1 has already assessed the fitness for purpose of the existing employment site portfolio and under Stage 2 we have deduced that there is an inadequate supply of sites against the level of demand anticipated in the forthcoming plan period. In Stage 3, therefore we also assess any “gaps” in the provision where a certain market segment is underrepresented and have also addressed some specific requirements specified by Ryedale District Council.

· A full range of potential new employment sites has been identified during the employment land review process and a full list of these can be found in the main body of this report.

· We have, in addition, summarised our recommended employment land portfolio in terms of preferred options for short, medium and long-term development and our priority portfolio is listed in the three tables below.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Short Term Priority Sites

Site Name/ Identity Town/Locality Area (ha)

Land immediately west of York Road Industrial Estate - Malton 6.81 Phase 1 (Gordon Barker)

Land South of Thornton Road Pickering 2.9 Industrial Estate - Phase 1

Land east of Hugden Way Norton 2.3

Norton Grove Industrial Estate (Infill plots) Norton 0.42

Total Site Area 12.43

Medium Term Priority Sites

Site Name/ Identity Town/Locality Area (ha)

Land West of York Road Industrial Estate - Phase 2 Malton 3.32 (Fitzwilliam Estates)

Land South of Thornton Road Pickering 4 Industrial Estate - Phase 2

Land to the south of Storey Close Helmsley 1.35

Corner of East Mount & Old Malton Gate Malton 0.9 Site area shows estimated employment land element only

Land South west of Norton Grove Industrial Estate Norton 4 Site area shows estimated employment land element only

Total Site Area 13.57

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006 Long Term Priority Sites

Site Name/ Identity Town/Locality Area (ha)

Expansion land to West of Kirkby Mills Industrial Estate Kirkbymoorside 0.7

Beckhouse Farm Norton 3.75

Interchange Site, Norton Road Malton 1.2 Site area shows estimated employment land element only

Norton 2 Woolgrowers Site, Park Road Site area shows estimated employment land element only

The Coal Depot site, Pickering 0.4 Junction of Vivis Lane and Hungate Site area shows estimated employment land element only

Total Site Area 8.05

· A site appropriate for a technology and business park has also been identified could be developed throughout the LDF plan period and this is detailed below.

Technology and Business Park Sites

Site Name/ Identity Town/Locality Area (ha)

Land adjacent to Eden Camp - Phase 1 Malton 8

Land adjacent to Eden Camp - Phase 2 Malton 3.78

Total Site Area 11.78

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· We have also recommended certain sites for de-allocation and these are shown below: -

Sites for De-allocation

Site Name/ Identity Town/Locality Area (ha)

Expansion land Kirkby Mills Industrial Estate Kirkbymoorside 0.7

Land east of Westfield Way Norton 1.3

Expansion land to Thornton Road Industrial Estate Pickering 0.25

Total Site Area 2.25

· This has enabled us to arrive at a summary of recommended employment land allocations as outlined below: -

Summary of Employment Land Allocations

Timeframe/ Site Description Years Area (acres) Area (ha)

Short Up to 2008 30.71 12.43

Medium 2008 to 2016 33.53 13.57

Long 2016 to 2021 19.89 8.05

Technology and Business Park n/a 29.10 11.78

Sub Total 113.24 45.83

De-allocations (5.55) (2.25)

NET PROPOSED SUPPLY TO 2021 107.65 43.58

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· It should be noted that these figures cannot be finite or the timescales wholly accurate. There will be some recommended employment sites that will ultimately be developed for alternative uses and therefore will have to be removed from the total supply at that time. In addition there will clearly be some windfall sites (land currently in a non employment use) which are likely to come forward during the plan period for employment use. In particular, based on historic evidence, these are likely to come from applications to convert rural buildings to employment uses.

· One of the important roles of the monitoring process is to assess the rate of loss of employment land against the rate of increased supply through windfall sites, to ensure that the supply of employment land is accurately tracked over the plan period; we recommend that this approach be stringently followed.

Policy

· In developing the Employment Land Supply Development Plan Document and appropriate policies it has been necessary to take into account a range of national, regional and local policies or strategies and we have considered these within this report.

· The policy framework detailed in the main body of this report has been developed to expand upon the strategic policy framework that is included within the Core Strategy.

· Given the make up of Ryedale however it is also considered important to include criteria based policies for development in certain locations. Nonetheless, site-specific allocations will also be vital.

· The policy approach proposed for the Employment Land Supply DPD has changed significantly from that contained within the statutory development plan. It encourages sustainable development on good quality employment sites and also provides a portfolio of employment sites ranging in quality and size that are intended to meet the demands placed upon the District. Furthermore, the employment sites are realistically capable of being developed for employment uses.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006 · The proposed policies will provide a range of quality employment sites to meet the existing and future needs of the district, and a range of policies that provide a sound basis on which Planning Applications for employment uses can be promoted and determined.

· Through the allocation of a range of appropriate employment sites, provision of employment policies which encourage development within or near to the Principal and Local Service Centres, and the re-use of brownfield sites, sustainable development is promoted, so meeting the aims and objectives of regional and national planning policy guidance. The proposed approach also aims to broaden the variety, and increase the quality, of jobs available and so reduce the amount of commuting out of Ryedale.

· To conclude, the proposed policy framework aims to reflect the current needs of the district and provide for the growth of new sectors, which will assist to diversify Ryedale’s economy and promote its role in the regional context.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006 Contents

1.0 Introduction 1 1.1 Brief 1 1.2 Ryedale District Overview 2 1.2.1 Geography 2 1.2.2 Population 3 1.2.3 Employment Structure 3 1.2.4 Employment trends over time 3 1.2.5 Employment by Industry 3 1.2.6 Employment by Occupation 5 1.2.7 Employers 6 1.2.8 Self-employment 7 1.2.9 Travel to work 7 1.2.10 Economic Activity 7 1.2.11 Home working 7 1.2.12 Implications for the Property Market 7 1.3 Regional Spatial Strategy (RSS) 8 2.0 Methodology 10 3.0 Stage 1 – Assessing the Existing Situation 13 3.1 Property Market Overview and Existing Employment Land and Premises - Ryedale 13 3.2 Property Market Overview and Existing Employment Land and Premises - Malton/Norton 15 3.2.1 York Road Industrial Estate 18 3.2.2 Norton Grove Industrial Estate 18 3.2.3 Showfield Lane Industrial Estate 19 3.3 Property Market Overview and Existing Employment Land and Premises - Pickering 19 3.3.1 Thornton Road Industrial Estate 21 3.3.2 Westgate Carr Industrial Estate 22 3.4 Property Market Overview and Existing Employment Land and Premises - Kirkbymoorside22 3.4.1 Kirkby Mills Industrial Estate 23 3.4.2 Ings Lane Industrial Area 24 3.5 Property Market Overview and Existing Employment Land and Premises - Helmsley 24 3.5.1 Station Road/Sawmill Lane Industrial Estate 26 3.6 Other Significant Existing Employment Sites in Ryedale 26 3.6.1 Rural Diversification 27

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006 3.6.2 Sheriff Hutton Industrial Estate 28 3.7 Devise and Apply Site Appraisal Criteria 28 3.7.1 Score Ratings 30 3.8 Criteria Explanation 30 3.8.1 Site Characteristics 31 3.8.2 Market Attractiveness Factors 32 3.8.3 Sustainable Development Factors 34 3.8.4 Strategic Planning Factors 34 3.9 Stage 1; Conclusions and Results of Preliminary Site Appraisal 38 4.0 Stage 2 – Forecasting Future Requirements 43 4.1 Market Areas and Segments 43 4.2 Economic and Employment Forecasting Approach 46 4.2.1 Regional Employment Land Study (July 2005) 47 4.2.2 Remoter Rural Employment Forecasts 50 4.2.3 Employment Forecasts for Ryedale 51 4.2.4 Employment Forecasts by Sector 51 4.2.5 Employment Land Forecasts to 2016 53 4.2.6 The Regional Employment Land Study 2003 56 4.2.7 Employment Land Use Class Breakdown for the Remoter Rural Sub-Region 57 4.2.8 Employment Land Summary for Ryedale 57 4.2.9 Employment Land Supply/Demand Comparison 58 4.2.10 Employment Land Forecasts to 2021 60 4.3 Conclusions from Economic and Forecasting Approach 61 4.4 Limitations of Forecasting 61 4.5 Property Market Analysis Approach 64 4.5.1 Property Registers 65 4.5.2 Demand and Supply Statistics 68 4.5.3 Employment Land Monitoring 70 4.6 Conclusions from Property Market Analysis 73 4.7 Stage 2; Conclusion and Synthesis 73 5.0 Stage 3; Identifying a Portfolio of Employment Sites 76 5.1 Devise Qualitative Site Appraisal Criteria 76 5.1.1 Advanced Engineering and Metals Clusters in Yorkshire and the Humber 78 5.1.2 Advanced Engineering in Ryedale 80 5.1.3 The Influence of the City of York 81

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006 5.1.4 Science City, York and York Science Park 82 5.1.5 Technology and Business Park Development 84 5.2 Proposed New Employment Sites 85 5.2.1 Existing Sites to be Retained or Released 88 5.2.2 Mixed Use 88 5.3 Stage 3; Conclusions and Priorities 89 5.3.1 Technology and Business Park Allocation 91 6.0 Policy and Monitoring 94 6.1 Policy 94 6.1.1 National Planning Policy 94 6.1.2 Regional Spatial Strategy (RSS) 95 6.1.3 ODPM Planning Guidance Note: Employment Land Reviews 97 6.1.4 The Ryedale Local Development Framework (LDF) 97 6.1.5 Employment Land Supply Development Plan Document (DPD) 97 6.2 Policy Explanation 103 6.2.1 Distribution of Employment Land 103 6.2.2 Employment Protection 104 6.2.3 Employment Development in Rural Locations 104 6.2.4 Specific Employment Requirements 105 6.2.5 Existing Industrial Estates 107 6.3 Policy Conclusions 107 6.4 Monitoring 108

Appendices

Appendix 1 LIST OF ALL EMPLOYMENT SITES

Appendix 2 LIST OF CORE CONSULTEES

Appendix 3 BUSINESS SURVEY RESULTS

Appendix 4 LIST OF REFERENCE DOCUMENTS

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

1.0 Introduction

Knight Frank have been instructed undertake an Employment Land Review for Ryedale District Council as a key part of the Local Development Framework process. Our work has been undertaken in accordance with your Brief dated January 2005, which is summarised below, and our Tender Submission dated February 2005. Both are attached in the Annex to this report. The majority of site visits were undertaken in March, April and May 2005 with the majority of consultations taking place in June 2005.

1.1 Brief

The overriding aim of the Ryedale Employment Land Review (RELR), as outlined in the brief dated January 2005 is to provide the evidence base for policies and allocations in the Ryedale Local Development Framework (LDF) and to recommend how the Council can plan for the development of an advanced engineering park, if appropriate.

The LDF must meet the economic needs of the business community, raise competitiveness and diversify the local economy and the RELR is an important element of this. Addressing the future needs of the advanced engineering sector and assisting in the expansion of the service sector are considered important and will assist in reducing the reliance on agriculture and manufacturing.

The brief requires the consultants to assess and provide recommendations on the following: -

· A qualitative and quantitative analysis of demand for and supply of employment land within Ryedale district to 2021;

· Demand is to be analysed spatially, sectorally and within specified timeframes to be agreed;

· Identification of market failure;

· Opportunities and possibilities for diversifying the economy and stimulating growth sectors are to be explored, particularly the advanced engineering and the service and financial sectors. In addition connections with Science City York are to be explored;

· Employment land is to be assessed in a quantitative and qualitative manner and recommendations made as to which sites should be safeguarded in the LDF and which sites are inappropriate for employment use;

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· Identification of sites for future employment use;

· Economic and employment forecasting options are to be assessed including various growth scenarios;

· The relationship between Ryedale and adjacent influential locations such as York and Scarborough are to be considered;

· Types of planning policies required to support economic development and specific identified needs.

This report seeks to provide the detailed evidence base and analysis of employment land demand and supply within Ryedale as outlined in the brief.

1.2 Ryedale District Overview

Using a range of information provided by Yorkshire Futures and the York and North Yorkshire Partnership Unit this overview of the Ryedale economy seeks to provide the context to the Employment Land Review. The majority of the statistical information is derived from the 2001 Census.

1.2.1 Geography

Ryedale is situated in the north of North Yorkshire, to the west of the Scarborough district. It covers 1,506 sq km and has a population of approximately 50,900. With a population density of 0.3 people per hectare, it is the most sparsely populated district in the county, comparing to an overall population density for North Yorkshire of 0.7 people per hectare. Indeed, it is one of the ten most sparsely populated districts across England and Wales. The district centre is Malton, which together with its twin town of Norton forms the largest urban area with a combined population of 12,000.

The main road network is provided by the A64(T), A170, and the A169. The A64 (T) York-Malton- Scarborough road follows the Derwent valley and the northern edge of the Wolds from south-west to north-east through Ryedale. The A170 Thirsk-Pickering-Scarborough road runs through the southern edge of the foothills of the North York Moors and links the three market towns of Helmsley, Kirkbymoorside and Pickering. The A169 connects Malton to Pickering. The only main line railway station within the District is located in Norton and connects the town to York and Scarborough and beyond.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

1.2.2 Population

In 2001 the total population stood at 50,872, comprising 25,167 males (49.47%) and 25,705 females (50.53%). Approximately half of the population live in the market towns of Malton/Norton, Pickering Kirkbymoorside and Helmsley.

1.2.3 Employment Structure

Data As % For Data As % For Ryedale District Great Britain Index Av=100 Total Population Aged 16-74 100.0 100.0 100 Economically Active Population 100.0 100.0 100 Employee 72.2 78.7 92 Self Employed 22.4 12.3 183 Unemployed 3.1 5.1 61 Students 2.3 3.9 58 Economically Inactive Population 100.0 100.0 100 Retired 55.3 40.6 136 Other Inactive 44.7 59.4 75 ‘Source: 2001 Census, {Key Statistics for Local Authorities]. Crown copyright 2003’

1.2.4 Employment trends over time

Over the five years, 1998 to 2002, the total of employed jobs in the district showed an annual rise up until 2001, from 2001 to 2002 there was a slight decrease of 100 employed jobs.

1.2.5 Employment by Industry

Due to the rural nature of the district industry has traditionally focussed on agriculture, however the food and drink industry, engineering and tourism are now major employers.

The chart below highlights the percentages of people employed in jobs by industry in Ryedale in 2002.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Source: Annual Business Inquiry

Around 26% of employed jobs in the district were in distribution, hotels and restaurants in 2002. A further 24% were in manufacturing and 20% in agriculture and fishing. These proportions have fallen since 1998. By contrast the proportion in public administration, education and health has risen slightly.

The district profile from the Ryedale Local Plan reports that a greater percentage of Ryedale's workforce is employed in agriculture than the national average. Despite a continuing decline in the number of people employed in agriculture and forestry, these industries still have a great influence within Ryedale. They dominate the landscape and production by volume and value. They continue to make a valuable contribution to the villages and Market Towns and the supply industries (for example, Malton Bacon Factory has the highest workplace employment in Ryedale).

The Ryedale economy is characterised by a diverse manufacturing sector with a strong emphasis on hi-tech research, development and manufacturing businesses that cater for national and international markets. Small, local firms employing less than 25 staff, however, provide the majority of jobs in the District.

A striking characteristic of Ryedale is the outstanding quality of its countryside, villages and Market Towns. These are reflected in the designation of the North York Moors as a National Park and the Howardian Hills as an Area of Outstanding Natural Beauty. All the Market Towns have a Conservation Area at their heart and 27 of the other settlements in the Local Plan area are designated as Conservation Areas. There are over 2,000 Listed Buildings within Ryedale of which Castle Howard is, perhaps, the most well known. These qualities have led to the development locally of a substantial tourism industry and may have had some impact in terms of the presence of certain

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

high technology and advanced engineering firms in the area. Ryedale was also successful in attracting a government agency seeking space for expansion (MAFF relocated its Central Science Laboratory from five sites in south-eastern England to a single site along the A64 near Sand Hutton).

Forecasts for the district1 suggest that the sectors accounting for most employment in Ryedale will remain the same over the next ten years, although public administration and agriculture are expected to decline over that period both in terms of employment and output.

Data As % For Data As % For Index Ryedale District Great Britain Av=100 Industry 100.0 100.0 100 A. Agriculture, Hunting And Forestry 9.2 1.6 592 B. Fishing 0.2 0.0 386 C. Mining And Quarrying 0.3 0.3 93 D. Manufacturing 16.0 14.8 108 E. Electricity, Gas And Water Supply 0.4 0.7 55 F. Construction 6.9 6.8 101 G. Wholesale And Retail Trade, Repairs 16.5 16.6 99 H. Hotels And Restaurants 6.5 4.8 135 I. Transport, Storage And Communications 4.6 7.0 66 J. Financial Intermediation 2.0 4.7 43 K. Real Estate, Renting And Business Activities 9.0 12.8 70 L. Public Administration And Defence, Social Security 4.4 5.8 75 M. Education 7.6 7.7 99 N. Health And Social Work 9.6 10.9 88 O. Other Community, Social And Personal Service Activities 6.3 5.0 125 P. Private Households With Employed Persons 0.3 0.1 285 Q. Extra-Territorial Organisations And Bodies 0.0 0.1 68 ‘Source: 2001 Census, {Key Statistics for Local Authorities]. Crown copyright 2003’

1.2.6 Employment by Occupation

According to the Census of Population 2001, the highest proportion of jobs held by Ryedale residents was in the skilled trades group (19%), as might be expected in a district with a relatively large proportion of jobs in manufacturing. Managerial and elementary occupations accounted for 15% each.

1 Yorkshire Futures

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

‘Source: 2001 Census, [Key Statistics for Local Authorities]. Crown copyright 2003’ Base: All employed residents in Ryedale aged between 16 and 74: 24,200

1.2.7 Employers

Source: Annual Business Inquiry

According to Annual Business Inquiry, there were almost 2,614 employers based in the district in 2002. Around 87% of these employed 10 people or less. The overall numbers of employers has increased by around 4% in the past four years.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

1.2.8 Self-employment

The Census of Population 2001 found that 15.5% of employed residents aged between 16 and 74 are in self-employment within the district, Ryedale has the highest self-employment rate throughout the York and North Yorkshire area.

1.2.9 Travel to work

According to the Census of Population 2001, some 60.0% of workers resident in Ryedale travel to work by car, while a further 3.2% use public transport.

1.2.10 Economic Activity

Of all residents aged between 16 and 74, around 68.4% regard themselves as economically active compared to 69.4% for North Yorkshire as a whole.

1.2.11 Home working

In 2001, in Ryedale some 17.9% of adult residents who were working, stated that they worked fully or mainly from home. This is the highest proportion for any district in the North Yorkshire area. Overall findings show a correlation between rurality and home working, as might be expected. There is also an apparent relationship between self-employment and home working.

1.2.12 Implications for the Property Market

Ryedale has a high proportion of self-employed, or micro businesses employing 10 people or less and nearly 18% of adult residents working from home (in 2001), the highest proportion in North Yorkshire. It therefore has the highest proportion of employment types that would require business space for new and expanding businesses, that being starter units and ‘grow on’ space.

Ryedale has a relatively high proportion of jobs in distribution, hotels and restaurants, manufacturing, public administration, education and health and in agriculture. It also has a high proportion of jobs in skilled trades. Ryedale has a strong and varied engineering base and this is one of the key clusters identified by the RES and SRIP. However, other sectors are less strong, in particular banking / finance, and these provide an opportunity for future development.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

The sectoral division of employment suggests that Ryedale has a skills base in particular sectors and needs the property provision to develop these further. This brief economic overview also reveals that the district has range of property needs and therefore this ELR must consider this to encourage further economic growth and diversification. However, it must be recognised that skills and qualification deficiencies have been recognised as a local issue both in the Amion Report (2002) and in feedback provided by local businesses (detailed later in this Report), and that the District Council will need to work with others to address this.

1.3 Regional Spatial Strategy (RSS)

Within the Regional Spatial Strategy (Draft for Public Consultation – December 2005) Yorkshire and Humber is divided into sub-areas that share common features. Ryedale is, in part in the “remote rural” sub-area and in part in the “York” sub-area.

Southern Ryedale falls within the northeastern part of the York sub-area, so defined because of the significant influence that York has on the surrounding area. Within the draft RSS, the York sub-area policy (Y1) identifies a range of plans, strategies, investment decisions and programmes for the York sub-area and the following are most relevant to this study.

· Develop the role of York as a major sub-regional centre and support the roles of Selby and Malton as principal service centres;

· Develop York as a key driver in the regional economy;

· Support appropriate scales of economic growth as Selby and Malton;

· Spread the benefits of York’s economic success to other parts of the sub-area and ensure that all members of the community have access to employment opportunities;

· Improve public transport links between the sub-area’s Local Service Centres and other rural communities and York and the sub-area’s Principal Service Centres;

· Support an appropriate scale of development at Malton to support local regeneration and the role of York;

· Develop the sub-area economy with major new development and initiatives including Science City York, York Central, further developing and expanding York University (and supporting the Spallation Project in Selby); and

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· Promote partnership approaches to economic diversification, regeneration, development and flood risk management throughout the York sub-area.

We have therefore considered the role of southern Ryedale within the York sub-area and have considered the influence of York on southern Ryedale within this report.

The remainder of Ryedale is within the remote rural sub-area, so designated due to the upland character and environmental quality, which shapes the economy. Ryedale occupies the majority of the eastern part of the sub-area, which includes all of the North York Moors National Park (except those areas within the Coastal sub-area) and most of the AONB. The scattered population depends on local services provided in the Local Service Centres of Helmsley, Kirkbymoorside and Pickering.

Diversification of the local economy from an agricultural base and enhancing the long-term sustainability of the communities and the sub-area as a whole is a priority.

Remoter rural sub-area policy RR1 identifies plans, strategies, investment decisions and programmes which will seek to deliver the following: -

· Maintain the role of local service centres which serve the needs of the remoter rural sub- area;

· Foster economic diversification which does not damage the sub-areas built and natural features;

· Encourage creative diverse and low impact enterprises which provide employment opportunities and contribute to meeting local needs;

· Encourage innovative public transport initiatives (road, rail, cycling and walking);

· Provide very small-scale development mainly in Local Service Centres in or adjacent to the sub-area to … provide some new job opportunities and assist in promoting long term economic and social sustainability.

We have therefore had regard to the issues facing the remoter rural sub-area in undertaking our analysis of this part of the Ryedale district.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

2.0 Methodology

Our methodology is in accordance with the ODPM Employment Land Reviews Guidance Note published in December 2004. This recommends a three-stage process as broadly outlined below which we have used as a framework and have adapted to suit the need of Ryedale District as appropriate.

Stage 1 - Assessing the Existing Situation

· Collate data on land stock and revealed demand · Devise and apply site appraisal criteria · Undertake preliminary site appraisal.

Stage 2 – Forecasting Future Requirements

· Review forecast based on regional models · Review historic demand data · Local factors and consultation with stakeholders · Synthesis forecast · Comparison with employment land supply

Stage 3 – Identifying a Portfolio of Employment Sites

· Devise site appraisal criteria · Appraise existing sites · Search for new sites · Selection of suggested new sites · Devise policies and allocations

The Guidance note also sets out the basic requirements for ongoing monitoring.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Monitoring and Reporting

· The database provided as part of our report will provide a framework for future monitoring of employment land within the District.

In accordance with the guidance we propose to provide the following outputs:

Reporting and Deliverables

The key outputs from this study will include:-

· Employment land study report · Executive summary · Employment land database · Employment land portfolio · List of employment sites that can be released.

In addition to the ODPM Employment Land Reviews Guidance Note we have taken account of the following important policies, guidance, frameworks, strategies and documents in undertaking this review:-

· Advancing Together, the Yorkshire and Humber Strategic Framework · The Regional Economic Strategy · The Draft Regional Spatial Strategy for Yorkshire and the Humber (RSS) · Yorkshire Forward’s Sub-Regional Investment Plan for York and North Yorkshire · The Ryedale Local Plan (2002) · The Regional Econometrics Model (revised July 2005) · The Regional Employment Land Study September 2005 · Local Development Framework Consultation documents (particularly Issues and Options Paper January 2005) · The Ryedale Local Development Scheme

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· The Yorkshire and Humber Regional Assembly Regional Employment Land Strategy (demand assessment, baseline report and methodology) · Malton/Norton Economic Impact and Needs Analysis (AMION 2002)

A more comprehensive list of the full range of reference documents is enclosed in Appendix 4.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

3.0 Stage 1 – Assessing the Existing Situation

The main objective of Stage 1 is a simple assessment of the fitness for purpose of the existing employment land portfolio, principally in order to identify the “best” employment sites to be retained and protected and identifying sites that should be clearly released for other uses.

The principal outcome of stage 1 will be the identification of the ‘best’ employment sites and the identification and potential release of those existing or allocated employment sites that clearly do not meet sustainable development criteria, and are unlikely to meet future market requirements.

Stage 1 therefore commences with an overview of Ryedale’s main employment sites and the current property market within the district. This is essential in order to be able to achieve the objectives and outcomes for the stage 1 process.

It is also important to have a clear understanding of the supply and demand for employment land and premises and the factors that affect it in relation to existing employment sites, as this will be crucial in identifying appropriate locations for future sites.

An overview of the property market is detailed below whilst a more detailed demand assessment is made in stage 2.

3.1 Property Market Overview and Existing Employment Land and Premises - Ryedale

In undertaking a property market analysis of Ryedale, one of the 2 most influential features of the district is its rurality, with the predominance of the North York Moors uplands to the north with several key market towns to the south of the district interspersed by small villages. The RSS has recognised this influence by the inclusion of this part of Ryedale in the Remoter Rural Area of the RSS.

The second influential feature is the proximity to York, particularly for Southern Ryedale, and this has been recognised by the areas inclusion in the York sub-area within the draft RSS.

The RSS has been discussed in more detail in sections 1.3 and 3.8.4 of this report.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

The rural sub-area has more dispersed settlement patterns and a weaker communication infrastructure than many other parts of the Yorkshire and Humber region and southern Ryedale. These have arisen historically due to the environment and landscape of the area and, as a result, these features influence the area’s economic and social characteristics. Reliance on farming and traditional rural industries will have a significant impact on development on remoter rural areas. Tourism generally plays a significant role due to the high quality built and natural environment, but the tourism industry is characterised by seasonal employment, relatively low wages, and a low skills base.

Travel and access is dominated by use of the private car and there is a need for better public transport provision and links in the rural areas.

Nonetheless, within the context of the region, the district is relatively prosperous with low levels of unemployment (although with below average wage levels and high levels of self employment), good quality of life and a high quality built and natural environment. Conversely, these positive assets are accompanied by high house prices and outward migration of younger people.

The City of York exerts considerable influence on the economy and property market of Ryedale, particularly southern Ryedale and the towns of Malton and Norton. The impact is both positive and negative, and greater control is needed from within Ryedale to harness the effects of the City’s proximity to the district. This is discussed in more detail in section 5 of this report.

In terms of the supply of employment land and premises across the district, the majority of property market activity in Ryedale can be found either along the major routes or at their junctions within the market towns and larger villages. There are, of course, various other more niche commercial property locations in smaller villages and in some of the more rural locations.

Property market activity is greatest within Malton/Norton, followed by Pickering, Kirkbymoorside and Helmsley, which are discussed in further detail in the below.

Assessing demand for property in this area is a difficult task as most demand is indigenous. As a result, new and growing companies are often already aware as to whether accommodation is available, and because of the limited supply of property there is little need for the involvement of local property agents. Demand enquiries therefore rarely come forward to the public domain. As a result, only limited information can be gleaned from the usual sources of information such as Local Authority Enquiries Registers, Business Link and the Chamber of Commerce, and Estate Agents.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

In the sections that follow we assess demand and supply characteristics for the individual towns and a more detailed assessment of demand can be found in Stage 2.

3.2 Property Market Overview and Existing Employment Land and Premises - Malton/Norton

The twin towns of Malton and Norton are located close to the A64, which links to the A1/M1 approximately 30 miles to the west. York is 16 miles to the west and Scarborough 22 miles to the east. The route is generally of good quality, although much of it is single carriageway with a number of problem junctions, including limited linkages to Malton and Norton. Relative ease of access on the A64 is a key attraction for both people and business although it becomes congested at peak times and during holiday periods.

Ryedale District is connected to the First Trans-Pennine service via Malton railway station. Local services operate between Manchester and Scarborough, calling at Malton, and it is possible to travel directly to York, Leeds, and Manchester Airport. York station provides the connection to main line services and is a 25-minute journey from Malton, whilst Leeds is a 55-minute journey from Malton. Bus services also operate frequently along the A64, with the town being one stop on the Yorkshire Coastliner route, which includes stops at Leeds, York, Pickering, Whitby, Bridlington and Scarborough.

Location/Town Map

Malton and Norton form the largest population cluster in Ryedale with over 12,000 residents and, together with their hinterland area have a total population in excess of 27,000, over half of the total Ryedale population.

The twin towns support the largest employer in Ryedale, Grampian Country Pork Ltd, and provide the principal retail centre. They host the main public service centres for the District Council, County Council, Social Services, hospital, police and other emergency services.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Malton and Norton were one of the first six market towns across the region to be identified by the Countryside Agency and Yorkshire Forward as part of their Market Towns Initiative, and as a result there have been several studies undertaken on the town’s economy including Economic Impact Assessment, Town Health Check, Action Plan and a River and Rail Corridor Study. We have drawn on elements of these in our analysis.

Economic activity is predominantly focused in four locations – Malton town centre, York Road Industrial Estate and Showfield Lane Industrial Estate in Malton, and Norton Grove Industrial Estate in Norton. However, there are a number of employment locations on the edge of the town centres such as the Maltkilns Industrial Estate, Taylor & Brown, Bright Steels, Sheepfoot Hill, Dewhursts and The Maltings.

Our research and consultation process has revealed that there has been virtually no speculative development in Malton and Norton, mainly due to the lack of land available both in the town and on the periphery. This is also concluded in the Economic Impact Assessment. Demand appears to be strong, particularly in the industrial sector, reflecting the town’s relative accessibility due to the A64 linkages. Much of this demand is indigenous to Ryedale with some “overspill” from York.

The lack of employment land in the preferred locations around the towns will undoubtedly continue to be a constraint on the growth of the local economy if this is not addressed. The Local Plan has allocated additional employment land at the Norton Grove Industrial Estate, but this is not in the most appropriate location, given access constraints to the A64, the nature of the estate and the type of occupiers.

Malton/ Norton has not traditionally attracted significant institutional investment, given its secondary location, particularly compared to York and the size of the market and the limited leasehold market. The commercial property within the main employment sites at York Road Industrial Estate, Norton Grove and Showfield Lane are predominantly owner occupied with the remainder on leasehold from the site’s original developer, or from previous owners that have expanded to an alternative location.

Much of the property within the town of Malton is held by local individuals or the Fitzwilliam Estate, and this is unlikely to change. The investors and the Estate are therefore vital for the development of the local economy and their role must be considered in any land review process.

There is generally a confident view of occupier demand by the private sector but this has not brought forward inward investor interest, possibly due to a lack of strategic sites being available.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Commercial property in employment use ranges from good quality modern units on industrial estates on the edge of the towns, together with constrained town centre facilities, consistent with a market town and a Conservation Area.

Our experience and track record in the office market in Yorkshire would lead us to conclude that the space in the town centre provides relatively out dated accommodation and is of an inadequate size and specification to accommodate modern businesses and certainly inhibits its future growth. There is no high quality office park and none of the office stock can be considered prime, although vacancy rates are generally low. The lack of good quality serviced accommodation/managed workspace is also considered to be a weakness by local agents. The Maltings, centrally located on Castlegate, is the closest that the town can offer and is a refurbished office building, which is owned by Ryedale District Council and provides small office suites with communal facilities. Demand has been strong and units are rarely vacant for long periods.

New office developments have been very limited, although some refurbishment of property to form larger and more modern space has been undertaken within Malton town centre by the Fitzwilliam Estate. This development is fairly successful although the market has been slow and it is therefore difficult to undertake speculatively on any great scale, given current relatively low values and associated risk.

Town centre office rents are in the region of £7.50 - 10.00 per square foot making speculative development generally unviable. However our research and consultation process reveals that there is evidence of demand for good quality flexible serviced office space and traditional units of up to 2,000-10,000 square feet.

Given the anticipated growth in the service sector (discussed and evidenced in Stage 2 of this report), this lack of office produce clearly poses a future threat of market failure in this property sector.

The major B2/B8 employment locations lie outside the Town Centres. There are three main industrial areas within Malton and Norton; Showfield Lane and York Road in Malton and Norton Grove in Norton, Average industrial/workshop rents are in the region of £4.00 per square foot with warehousing rents slightly lower. These are discussed in further detail below.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

3.2.1 York Road Industrial Estate

This is a well-established industrial estate that is located on the western edge of Malton, just off the B1248 York Road with good access from the eastbound A64.

The estate has been developed over time on an ad hoc basis and provides a variety of units of a small and medium scale. A large proportion of the units support local businesses with the majority of them being owner occupied. Take up rates have been at a good level and the estate is dominated by B1 (industrial) and B2 sector occupiers.

The most recent units to be constructed include the Derwent Training Association and Andrew Paige Automotive Parts Distributor that are both located on Hartford Way on the eastern boundary of the industrial estate. The estate is almost at full capacity and there is limited space left for expansion. This is largely due to the fact that occupiers have expanded to full capacity on a large number of the sites that they occupy, and geographically the estate is bounded by the River Derwent and the train line to the south. In addition, the remaining land is held by a single developer, which effectively creates a monopoly on value.

Only two plots remain available on the estate, the first one is adjacent to Andrew Paige Automotive Parts Distributor and works are underway on site. The second site is adjacent to the Derwent Training Association. We are advised that the Derwent Training Association maybe considering this plot for possible expansion.

It is clear from the past take-up of available land that York Road Industrial Estate is close to full capacity and demand is high.

3.2.2 Norton Grove Industrial Estate

The Norton Grove Industrial Estate lies to the east of Malton/Norton. Take up rates have been much lower than at York Road and this is primarily a B2 sector location.

The Norton Grove Industrial Estate provides land for further potential development with 3. 6 ha available on leasehold basis only. However, the site is currently on the market and therefore this situation may change to the benefit of potential occupiers in the future. This location is not as popular as York Road, largely as result of the access constraints from the A64 westbound, leasehold terms and poorer general environment. Norton Grove is predominantly occupied by Grampian Country Foods, the largest single direct employer within the district but also a significant indirect employer in the area through its purchase of local services. The presence of Grampian Country Foods at this

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

location could possibly be a disincentive for some potential developers and investors, given environmental and image constraints.

There has been no take up of land allocated for employment use and at the time of our site visits there were several vacant units. A significant proportion of the estate has recently been sold; including the majority of the allocated land and our enquiries suggest that land and premises may now be available on a freehold basis. This may result in previously constrained land being brought forward for development.

3.2.3 Showfield Lane Industrial Estate

This is a key employment location in Malton representing a secondary employment area in the town after York Road. The site provides generally smaller units than at York Road or Norton Grove and no additional land is allocated in the Local Plan at the site. It has been developed in a piecemeal fashion including infill developments and redevelopments on under-used sites, which has resulted in low environmental quality. Notwithstanding this, take up rates have been high and this site is at full capacity.

3.3 Property Market Overview and Existing Employment Land and Premises - Pickering

Pickering is the geographic centre of Ryedale and is the mid point between the towns of Scarborough, and Helmsley. Scarborough is approximately 16 miles to the east and York is approximately 24 miles to the southwest. Pickering is situated at the crossroads of the A170 from Scarborough to Thirsk and the A169 from Malton to Whitby. The town has a diversified economy and a strong tourism, service and retail base.

Pickering has recently been designated as a Renaissance Market Town by Yorkshire Forward and a vision and business plan for the town have been prepared.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Location/Town Map

Economic activity in Pickering is focused in 3 locations – Pickering Town Centre, Westgate Carr Lane Industrial Estate and Thornton Road Industrial Estate.

The only employment land allocated within the Local Plan is to the north east of Thornton Road Industrial Estate, however, this is a relatively small site, is currently farm land and unlikely to be brought forward for development. Rents are in the region of £4 to £4.50 per square foot and there is a preference for owner occupation, which is in accordance with a market town approach to business ownership. Therefore the letting market is not strong at the levels of rent required to encourage speculative development. The industrial property market in Pickering is generally active without public sector intervention but is not necessarily providing the product needed to ensure the future economic growth and sustainability of the town. This is evidenced by some long-term vacancies at Thornton Road Industrial Estate. Our research suggests that quoting rentals are too high.

There is no office market to speak of other than The Ropery House scheme and first floor offices above high street retail units as is typical in a town of this size. There is limited evidence of additional demand in the town. Ropery House provides small office suites and is occupied at rents of between £11 and £15 per square foot.

Under the Renaissance Market Towns programme a large site, informally known as the Coal Depot but occupying a much wider area, has been identified as having potential in the regeneration of the town and a Master Plan is to be prepared. There are many obstacles to the redevelopment of this site and it will be a long-term process as there are obvious constraints. Most obviously will be, flooding, land ownership and occupation issues as this is a complex site with long established uses.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

3.3.1 Thornton Road Industrial Estate

Thornton Road Industrial Estate is an established commercial area located just off the A170, on the eastern edge of Pickering. The first phase of the Thornton Road development was originally brought forward with public sector intervention in the mid 1980s and the second phase of serviced plots was made available with public sector funding in 1998/1999. These are now being sold to, and developed by, the private sector for industrial use on both a speculative and design and build basis. All plots have now been sold or are committed, although not all have been developed.

The estate provides a range of small and medium scale accommodation but has been developed over time with a large proportion of the occupiers being local businesses mainly in the B1 (industrial) and B2 sector. There are several car showroom developments and one recent bespoke office building for a local employer.

The most recent development has taken place on Enterprise Way, which is located to the south side of the estate. Ryedale District Council is currently in the process of completing sales on the remaining plots of land for development, and a large proportion of these have been acquired by local businesses.

Take up of freehold land and premises has been strong and Council records show over 100 enquiries for 20 plots of land. However, some plots have been bought and remain undeveloped. Anecdotal evidence and experience would suggest that plots have been bought by local businesses and developers on a speculative basis whilst future development decisions are still being formulated. Council records do show that only 3 plots were sold for speculative development with the rest for owner occupation.

The Council has included a “buy-back” provision in the development agreements to ensure that land does not remain undeveloped indefinitely. In addition to a small number of vacant plots, there were also 2 vacant units at the time of our inspection. Local agents report that their market appeal has been hindered by internal layouts and high quoting rents.

Expansion land allocated in the Local Plan has not been brought forward for development due to various constraints and there is little opportunity for new development on the estate.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

3.3.2 Westgate Carr Industrial Estate

Westgate Carr is a well-established Industrial estate located on the western edge of Pickering. The estate comprises several blocks of starter units for industrial occupiers developed and owned by Ryedale Council, which are now somewhat outdated, plus several single large occupiers also in generally outdated properties. The estate is dominated by McKechnie Plastic Components. Take up has historically been good and there are now no vacant units.

This estate is at full capacity with the exception of one plot of expansion land dedicated to a single existing employer, McKechnie Plastic Components. It therefore offers no opportunity for future growth.

3.4 Property Market Overview and Existing Employment Land and Premises - Kirkbymoorside

Kirkbymoorside is a market town with a population of approximately 2,600. Situated some 48 km (30 miles) north of York, 32 km (20 miles) east of Thirsk and 25 miles west of Scarborough. It is located midway between Helmsley and Pickering on the A170, which actually bypasses the town centre that is situated just to the north.

Location/Town Map

Economic activity within Kirkbymoorside is focused in 3 locations – the town centre, the junction of Ings Lane/New Road and Piercy End (A170 roundabout) and at Kirkby Mills Industrial Estate.

The access to the town at the roundabout junction is less attractive and inviting than the historic town centre, and is dominated by uses and buildings of a type of construction which relay little of the qualities of the town beyond. The A170, however, has also enabled traditional long established industries in the town to continue operating relatively successfully such as Micrometalsmiths and Russell’s Farm Machinery.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

There is a limited office market, as is typical in a town of this size.

Kirkbymoorside has recently been designated as a Renaissance Market Town with a designated town team and a Vision and Business Plan have been produced.

3.4.1 Kirkby Mills Industrial Estate

Kirkby Mills is a small hamlet on the eastern periphery of Kirkbymoorside.

The more recent establishment of the Kirkby Mills Industrial Estate development has occurred on the back of the town’s strong economic base and the skilled workforce that is available in the area, but has provided premises more suited to today’s occupiers’ requirements. Nonetheless it could only be brought forward with public sector assistance.

Kirkby Mills has proved relatively successful, particularly with owner-occupiers. Freehold sites tend to be popular, as many businesses in rural locations prefer to be owner-occupiers and develop their own bespoke property. However, we understand that there are now few remaining plots. This approach can often conflict with the aims of the developer landowners who are seeking leasehold occupiers.

The rental market has been slow and landlords have had to set realistic rental levels. Quoting rents are circa £4.00 -£4.50 per square foot and there are a further 4 proposed new light industrial units quoting rentals of £4.50 per square foot which are being marketed at the moment. The units on Kirkby Mills Industrial Estate tend to be between 1,000 and 3,500 square feet to meet the needs of local businesses.

The Kirkby Mills development provides flexible accommodation for small and new start up businesses that are likely to draw on the existing skills base and economic strength of the town. Kirkbymoorside is in the Objective 2 area where public funding may be available to encourage the private sector to bring forward further development however this programme is almost at an end.

In terms of its property market and sites for potential redevelopment there are several key issues.

The estate provides a range of small to medium scale accommodation that is occupied largely by agricultural, manufacturing and engineering businesses. Our investigations have identified a number of longstanding vacant units available for an estate of this size, however, we believe that this is due to the fact that demand is largely from owner occupiers rather than tenants and that it is the letting

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

market which is not strong. Recent discussions with local agents suggest that this may gradually be changing.

It is also worth noting that over 50% of the site has been identified as an area that is liable to flood. In addition, it is fairly remote from the town centre and both of these factors are likely to have a slightly negative impact on businesses considering this estate as a location.

3.4.2 Ings Lane Industrial Area

This industrial area, to the immediate south of the A170 has been vital to the economic success of Kirkbymoorside providing it with a strong economic base, particularly in engineering. It has been developed on a fairly ad hoc basis but several of the occupiers are longstanding.

Many of the industrial buildings are of an age, type of construction and size that may lead their economic viability for employment use in this location to become questionable in the near future. Some of this land may therefore become available for new development for a variety of uses. In addition to employment uses, this site provides an attractive location for alternative, higher value uses, particularly residential and our research has revealed interest from residential developers on this site. Therefore, whilst the area is suitable for employment use there is likely to be competition from higher value uses should any sites in this location become available.

We consider that this location will still appeal for some employment uses but this is unlikely to be on the existing scale. The prominent road front location will continue to appeal to some occupiers, although probably not employers from the manufacturing sector as exists at the present time. It may therefore be an ideal loc ation for higher environmental quality uses such as offices or small workshops as part of a mixed-use scheme incorporating other uses such as housing.

3.5 Property Market Overview and Existing Employment Land and Premises - Helmsley

Helmsley is situated on the southern fringe of the North York Moors on the A170 road from Thirsk to Scarborough. The B1257, which runs from Malton in the south to Stokesley in the north, also runs through the town. Helmsley is approximately 25 miles north of York and 13 miles east of Thirsk.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Location/Town Map

Helmsley is a traditional small market town clustered around a large open market square. The town has an up market atmosphere and exclusive shops. It is a significant tourist destination, being the start of England’s longest long distance footpath journey, The Cleveland Way, and being partly located within the North York Moors National Park. Helmsley is also renowned for its Castle and for Duncombe Park.

The majority of buildings in the town centre are traditional and of local character. More modern developments on the periphery are largely of a residential nature. Nonetheless, there is an industrial area to the south east of the main settlement off Sawmill Lane and Station Road and the flat topography and discreet location of this part of the town lends itself well to commercial property development.

Up to the present time the town’s approach to property development has been rather piece-meal for industrial, workshop and office use, although it appears to have been private sector led.

Helmsley has recently been designated as a Renaissance Market Town by Yorkshire Forward and has been the subject of a visioning and business plan exercise. There are concerns that as over one third of the population are approaching retirement age there are key issues about its future sustainability.

Economic activity in Helmsley is focused in two locations – the town centre, and the Station Road/ Sawmill Lane Industrial area.

There is no office market to speak of other than first floor offices above high street retail units, as is typical in a town of this size, and the North Yorkshire Moors National Park’s Headquarters office.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

3.5.1 Station Road/Sawmill Lane Industrial Estate

On the periphery to the south of the town the two separately accessed but adjacent industrial areas provide essential premises for local businesses delivering both local, regional, national and in some instances international services. Rental levels for modern accommodation are in line with the regional norm at circa £4.00- £4.50 per square foot.

There is potential expansion land allocated in the Local Plan for employment uses to the east of the existing site and south of Storey Close. This allocation provides the only opportunity, and the most appropriately located one, for the future growth of the town’s industrial and business area. Nonetheless we understand that the current landowner has aspirations for obtaining residential planning consent, which may explain why the allocation has not been developed for employment uses.

Despite Helmsley’s reputation in the hospitality industry and its traditional agricultural base, the largest employment sector is manufacturing. Although this is largely due to the Thomas the Baker operation, it provides a base on which to grow this sector.

This area could be vastly improved by attempts to make it more cohesive and conjoined and this could in part be achieved by providing access to the industrial estate via Riccall Drive. In turn, this could reduce goods vehicle traffic on the other approach roads of Ryegate, Pottergate, Station Road and Ashdale Road, which are largely residential in nature.

A master planning exercise is being undertaken on the potential expansion of this site by Yorkshire Forward and this is likely to include employment uses.

3.6 Other Significant Existing Employment Sites in Ryedale

Although the overview above has highlighted the main spatial concentrations of businesses across Ryedale there are many other significant employment sites dedicated to single employers many of which are well established and employ significant numbers. These include the following: -

· BATA – Amotherby · Westlers Foods – Amotherby · Yorkshire Parcels – Barton Hill · LH Sleighthome Ltd – Helperthorpe · Slingsby Aviation – Kirkbymoorside · Pauls Malt – Knapton

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· Bright Steels – Norton · Slaters, Malton Road – Kirby Misperton · Central Science Lab – Sand Hutton · Wards – Sherburn · McKechnie Plastics – Stamford Bridge · Vellco Tyre Control – Weaverthorpe

With the exception of Brights Steels in Norton and McKechnie Plastics at Stamford Bridge, these sites are in relatively rural locations or in/adjacent to the service villages. These businesses are generally located on sites which would not be attractive to many as new employment sites and many of the sites would not meet sustainability and strategic planning requirements, as outlined in the next section of this report. In particular, we consider that Pauls Malt at Knapton, Wards at Sherburn and LH Sleighouse Ltd at Helperthorpe would fall into this category.

There are also other concentrations of employment outside the district’s market towns and larger villages, the most significant of which is Sheriff Hutton Industrial Estate, which is discussed separately below.

3.6.1 Rural Diversification

The reuse of existing obsolete rural buildings is an increasingly important element of the supply of premises in Ryedale and 24 planning applications were granted consent between 1999 and 2005, although not all have, as yet, been implemented. They generally provide B1 office accommodation, often in fairly small suites, although some do have a “workspace” element such as Fold Court at Buttercrambe. The main examples of rural diversification are as follows: -

· Fold Court, Buttercrambe · Park Farm Courtyard, Castle Howard · Wath Court, Hovingham · Swinton Grange, Swinton · Whitwell Grange, Whitwell Hill

A full list of existing employment sites is included in Appendix 1.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

3.6.2 Sheriff Hutton Industrial Estate

Sheriff Hutton is a large village situated approximately 10 miles north of York and 10 miles southwest of Malton and is accessed by relatively minor roads. We understand that it was originally developed speculatively and it comprises an attractive, modern and well-maintained estate of small starter units, including both office and workshop/industrial accommodation. There are approximately 20 occupiers in total and the estate is a good example of the demand for small units where land for development is available, despite the apparently inaccessible and low profile location. The Economic Impact and Needs Analysis undertaken by Amion in May 2002 reports that their research shows that some of the occupiers may have chosen Malton if the property or land was available.

The existing site is now fully developed, however, a planning application for an extension to the industrial estate has recently received consent, and new units are currently being constructed.

3.7 Devise and Apply Site Appraisal Criteria

The next phase of stage 1 is to assess the existing stock of employment sites and Local Plan allocations against a pre agreed set of criteria. This will determine their fitness for purpose and indicate whether they should be retained or released for other uses, depending on the outcome of the assessment.

In consultation with Ryedale District Council we have identified and agreed a range of criteria against which each existing site will be assessed. This has been based upon the ODPM guidance but a tailored model has been developed to allow for specific issues to be addressed as they relate to Ryedale and the features and requirements of its unique economy.

The criteria against which the existing sites have been assessed are detailed below under four separate categories: -

Site Characteristics

· Location · Existing developed area · Remaining developable area · Ownership (or presumed ownership) · Market segment/employment uses for which allocated (or would be suitable) · Known constraints or infrastructure required for development for employment uses

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Market attractiveness factors

· Demand in the sector · Demand in the location · Recent activity levels · Marketing · Ownership issues · Is development viable without interventions? · Is the site immediately available?

Sustainable development factors

· Public transport links · Highway network considerations · Relation to existing service centres · Brownfield/Greenfield · Environmental impact · Regeneration · Employment market

Strategic planning factors

· Relevant to RSS/RES · Specific user/specialist use · Part of wider regeneration strategy/long term proposal · Public funding towards constraints

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

3.7.1 Score Ratings

Each site has been scored against the above criteria using the following score rate: -

· Good 5 · Above average 4 · Average 3 · Below average 2 · Poor 1

The results of these criteria based assessments are included in the Annex.

Timeframes

Each site has been allocated a timeframe during which we consider it may realistically be made available. These are defined as follows: · Short term – up to 2008 · Medium term – 2008 to 2016 · Long term – 2016 to 2021.

The inclusion of each site within a particular timeframe is via ‘informed estimates’ but this will undoubtedly require revision, particularly over the medium to long term.

It should be noted however that the LDS outlines that the Employment Land Supply DPD will not actually be adopted until 2009 (and therefore new employment sites will not be adopted until 2009).

3.8 Criteria Explanation

Below is a brief explanation of the criteria used and their relevance to the process. We have sought to give equal weight to the 3 categories but have paid particular attention to issues of sustainable development given the nature of the district and current planning policy and local views regarding the importance of this matter.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

3.8.1 Site Characteristics

These are the minimum site characteristics recommended by the ODPM and provide a brief overview of the sites that can be held in a minimum database. It provides a brief snapshot of the site in terms of location, size, ownership, market segment and any constraint to development for employment use.

We have taken into account the settlement hierarchy proposed in the Ryedale Local Development Framework Core Strategy Development Plan Document, which was submitted to the Secretary of State in November 2005. It sets out the broad locations and types of development that will be delivered through the Local Development Framework, by focusing development on the following towns and villages.

· Malton/Norton (Principle Service Centre) · Pickering (Local Service Centre) · Kirkbymoorside & Helmsley (Other Local Service Centres) · Service Villages (Amotherby & Swinton, Ampleforth, Beadlam & Nawton, Hovingham, Rillington, Sherburn, Sheriff Hutton, Slingsby, Staxton & Willerby, Thornton le Dale)

Each location has been defined as one of the following and we have appraised the level of demand in these locations for each site taking into account the relevance of the proposed settlement hierarchy above: -

· Town centre · Edge of town centre · Out of centre · Village (all) · Rural (non-village)

In terms of location, there are clear preferred locations in Ryedale in terms of market appeal and these are primarily closest to or within market towns and service villages, with the most popular location being Malton/Norton followed by the Local Service Centres.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

The sectors can broadly be classed as B1, B2 and B8 in accordance with The Town and Country Planning (Use Classes) Amendment (England) Order 2005 which are defined as follows;

· B1 Business – sub-categorised below

- B1a – Office not within A2

- B1b – Research and development, studios, laboratories, high technology

- B1c – Light Industry

· B2 - General industrial

· B8 - Storage and distribution - Including open-air storage.

3.8.2 Market Attractiveness Factors

The market attractiveness criteria aim to assess the popularity of various sites to occupiers, developers and investors in terms of location and business sector use and sites will score highly where there are attractive to the market as outlined below.

Issues which indicate whether the site is of interest to the market include an assessment of recent levels of activity, whether the site is being actively marketed and whether the site is owned by a proactive and willing land owner or developer. This latter point is crucial and has been an important factor in our approach.

It is also important to be able to gauge whether the site would be immediately available and if not in what timeframe it could be available for employment uses, if at all. There can be many constraints that may prevent a site from becoming available for employment uses such as unwilling owners, physical and cost constraints.

This section also addresses whether there would be public funding available to overcome any issues of market failure or other constraints which have been identified. This is discussed in more detail below.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Public Funding and Regeneration Initiatives

Within Ryedale there are two main public funding opportunities to assist the development of land and property for employment use. These are discussed in more detail below;

Yorkshire Forward Funding Opportunities and Regeneration Initiatives

Within Ryedale, there are three towns with Yorkshire Forward’s Renaissance Market Town status, Helmsley, Kirkbymoorside and Pickering. The Renaissance Market Town programme provides support to develop business plans to examine a town’s economic role and function and set out a vision for the future.

The twin towns of Malton/Norton have been the subject of the Countryside Agency and Yorkshire Forward’s Market Towns Initiative. The Market Town’s Initiative provided grants and support to towns to help the development of partnerships to look at the town’s needs (health checks), formulate action plans of the work that needs doing and fund projects to achieve this. Funding for future projects in the towns will be sourced from the Renaissance Market Towns budget, as with the other Ryedale market towns.

European Regional Development Fund Objective 2 Funding Opportunities

Objective 2 funding has been allocated for those rural areas most dependant on agriculture, most sparsely populated and most threatened by disappearing services. In terms of the relevance for Objective 2 to the Employment Land Review process in Ryedale, the focus of the Objective 2 programme is on small and medium sized businesses delivering an economic benefit. Although Malton/Norton are not in the Objective 2 area the more northern market towns of Helmsley, Pickering and Kirkbymoorside and surrounding villages do qualify.

Consequently, funding could be available from both Yorkshire Forward and the European Regional Development Fund (ERDF) Objective 2 in relation to the northern area of Ryedale, whilst the only area in southern Ryedale which could be assisted by public funding would be Malton/Norton via Yorkshire Forward’s Renaissance Market Towns Initiative and other Yorkshire Forward sources. NB The Objective 2 funding program is drawing to a close and potential schemes would need to be worked up quickly.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

3.8.3 Sustainable Development Factors

This is a crucial part of assessing the suitability of sites for employment uses and is particularly relevant in a rural area such as Ryedale. Both national and regional strategies, and in particular planning policy, emphasise the crucial nature of sustainable development. This has been reflected in the Regional Economic Strategy, Regional Spatial Strategy for Yorkshire and the Humber, and the Sub-Regional Investment Plan for York and North Yorkshire. The availability of public transport, and accessibility to existing service centres are key considerations. In addition, issues relating to the impact on the environment, such as Brownfield versus Greenfield development, pollution, energy efficiency, climate change and other environmental impacts, must be taken into account. We have also examined the ability of a site to contribute to regeneration of the area and its relationship with particular employment markets. Sites will score well if they meet these sustainability criteria.

3.8.4 Strategic Planning Factors

Each site has been appraised in terms of its relevance to the Regional Spatial Strategy and Regional Economic Strategy. Whilst the impact of these strategies are wide ranging there are several issues which are relevant to Ryedale such as key business clusters, retaining a core of strong manufacturing companies, masterplanning in market towns, encouraging higher business birth and survival rates (SME’s), diversifying an area’s economic base and developing links with the City of York.

There is also a recognised need to retain and encourage all key industries and major employers within the district particularly those that provide high quality jobs that are skilled and well paid. Key industries and employers have been discussed in Stage 1 of this report. Therefore we have assessed whether the site is suitable for specific users or a specialist use in line with this approach. Sites will also score well if they are part of a wider regeneration strategy or a long-term proposal for the area and if public funds may be available to bring the site forward for further or new employment use.

The full list of employment sites and the outcome of the appraising them against the above criteria is attached in Appendix 1.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

The Regional Economic Strategy and the Sub Regional Investment Plan for York and North Yorkshire

One of the strategies within the Regional Economic Strategy is an emphasis on the development of key business clusters and it is proposed that the RSS will develop a policy approach that will seek to support and facilitate the development of these clusters. A cluster is a group of organisations in related industries that are linked because they buy or sell from each other and/or use the same infrastructure, technology, customers or skills base. The five priority regional clusters are as follows: -

· Advanced engineering and metals · Chemicals · Bio-science · Digital industries · Food and drink (including agriculture)

The Sub-Regional Investment Plan for York and North Yorkshire is a locally relevant expression of the RES. It focuses upon the delivery of the RES and sets clear economic priorities including consideration of the spatial implications of future economic development. The clusters that relate specifically to Ryedale are the food and drink industry and advanced engineering. The food and drink industry is the second largest sector within Yorkshire and Humber and is a large source of employment in rural and coastal areas. Elements of the food and drink cluster are an important part of the local economy in Ryedale including Grampian Country Pork Ltd, Central Science Laboratory and Westlers Foods and it is important that their needs are considered in the employment land review process.

In addition there are several advanced engineering firms located within Ryedale that form a locally distinct and important cluster. Ryedale District Council is seeking to support and encourage this sector although strategies and policies have yet to be fully devised, although this will have resultant land requirements over the coming years. Again, it is important that the needs of the advanced engineering industry within Ryedale are taken into account during the Employment Land Review process.

The SRIP is a five-year plan for the economic development of York and North Yorkshire for the period from 2004 – 2009.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

The overriding strategic consideration of the Sub Regional Investment Plan (SRIP) is that it operates within the context of the Regional Sustainable Development Framework and seeks to draw together and co-ordinate public funding, to achieve the effective delivery of the Regional Economic Strategy objectives.

SRIP Themes and Priorities provide the funding focus within the sub-region. The SRIP Themes and Priorities are based on an analysis of the strengths, weaknesses and growth areas in the sub-regional economy, which have been identified in the Strategic Economic Assessment.

The Sub-Regional Themes contained within the SRIP are as follows:

· Business support – to maximise the effectiveness and impact of business support on the sustainability and competitiveness of the sub-regional economies. · Culture - to ensure the sub region will be a region of high quality, accessible cultural activity. · Tourism – to develop integrated approaches to the development of the tourism business. · Skills - to ensure that people have the skills and aspirations to fulfil their potential and sustain economic prosperity. · Social Inclusion - to establish an inclusive society, giving access to opportunities, and offering choice to all - reflecting geographical and social diversity.

· Strategic Rural Interventions – to build a collaborative approach connecting renaissance issues across the sub region. · Broadband – to ensure a comprehensive coverage of Broadband infrastructure and active usage. · Environmental Enhancement – to enable the environment to benefit from on-going enhancement as a result of public and private actions.

There are 7 Spatial Themes contained within the SRIP, each covering a different geographic area of York and North Yorkshire. Table 19 below summarises each Spatial Theme and describes the priorities for development or regeneration in that particular Spatial Theme area.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

TABLE 19 SPATIAL INVESTMENT THEME PRIORITY ACTION A. Build and develop York’s key city role 1. Increase tourism investment 2. Invest in the City Centre and Strategic Sites 3. Expansion of the University of York 4. York Central 5. Enhance Science City B. Develop York’s key city linkages in sub- 1. Build tourism links with North Yorkshire region 2. Build linkages with Harrogate cluster businesses 3. Connect Malton and Norton to the York economy 4. Connect Selby infrastructure to York enterprise C. Develop the sub-region’s role in the 1. Enhance competitiveness of the Harrogate Bradford and Leeds city region business tourism sector 2. Grow Harrogate’s digital cluster 3. Develop market towns as rural capitals 4. Harness dynamism of the Leeds/Bradford economy D. Build on the economic opportunities of the 1. Grow food cluster on A1 corridor northern market towns in the A1/A19 corridor 2. Renaissance of lowland market towns 3. Increase productivity in the manufacturing sector 4. Develop institutional and commercial inks to Teesside and the North East E. Utilise heritage and the natural cultural 1. Utilise heritage, natural and cultural assets as assets of the upland areas and their market economic drivers towns as economic drivers 2. Promote active recreation as a new economic sector 3. Market town renaissance 4. Support the development of high value added businesses 5. Promote diversification for traditional industries 6. Develop effective communications infrastructure F. Achieve the renaissance of Scarborough 1. Develop the cultural and creative industries through and the Coastal area Environmental renaissance 2. Address the needs of disadvantaged communities 3. Broaden and expand the economic base 4. Secure investment in the tourism infrastructure 5. Improve communications infrastructure 6. Address the skills deficit G. Develop the renaissance of Selby, 1. Selby Renaissance programme through transforming its economic base 2. Develop inward investment opportunities 3. Address needs of disadvantage communities.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Projects will be funded using the resources available from Yorkshire Forward, EU Structural Funds (Objectives 2 and 3), Local Authorities, the Learning and Skills Council North Yorkshire and other public bodies. The SRIP will also seek to capture private sector investment in projects that closely relate to the Plan’s objectives, even if there is no public sector support.

Spatial investment themes A and B are highly relevant to the Ryedale economy due to the geographical proximity between the two locations and due to the good communications infrastructure, particularly road and rail links. Theme A will affect Ryedale indirectly due to the catalytic effect that any actions within York will have upon the district, particularly through enhancements to Science City York and York Science Park. The effects of Theme B are more direct as it specifically promotes improving linkages with Malton and Norton in particular. We primarily envisage that this will involve tapping in to the knowledge base and entrepreneurial culture in the high technology and advanced engineering sectors that are being supported and promoted at York Science Park and through Science City York.

As mentioned previously, the effect of York’s influence is both positive and negative. On the negative side are rising house prices in Ryedale as it develops as a commuter belt and rising demand and prices for employment land and premises as developers and occupiers seek cheaper business locations.

On the positive side, the buoyancy of York’s economy has a catalytic effect on Ryedale, attracting people and businesses to the district, generating demand for goods and services and developing linkages with different sectors within the two economies. Science City York and York Science Park are one example of how this can be positively developed.

Theme E is also highly relevant and aims to “utilise heritage and the natural cultural assets of the upland areas and their market towns as economic drivers” and is most relevant to northern Ryedale. It involves, most importantly for this study, diversification for traditional industries, implementing a programme of Market Town Renaissance, broadband availability and business support.

3.9 Stage 1; Conclusions and Results of Preliminary Site Appraisal

The Stage 1 analysis has provided an overview of existing employment sites and premises and has identified, in broad terms, which locations and sites have the strongest demand and where there is capacity within the existing supply.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

In order to reach a view about which sites should be 'protected' or 'released' at this stage, we have made a balanced consideration of individual sites applying the 'market attractiveness', 'sustainable development' and any overriding 'strategic planning factors'.

Where there is substantial over-supply we have recommended for release all sites where there has been no market interest which also fail the sustainability criteria. However, where that removes most of the forward supply, we have re-examined individual sites and recommend keeping them in the portfolio, for later more detailed appraisal, provided that they could meet market needs if ownership or physical constraints were resolved. It should be noted, however, that oversupply is not generally an issue in Ryedale.

Where there is a relatively tight supply, only those sites that fail the sustainability test and which are extremely unlikely to meet market requirements have been recommend for release.

Where we recommend that, for strategic, economic or planning reasons, a site is retained in the portfolio that is subject to serious ownership, physical and/or environmental constraints, it will have to be decided in Stage 3 of the review which mechanisms can be used to bring the site forward for development in future.

In the tables below, and in Appendix 1, sites are graded into the 'best' sites definitely to be retained, other sites for further appraisal and those sites to be released. The latter category includes some sites that are currently in employment use and others that could be used in the future for employment purposes, subject to planning applications that satisfy the provisions of the proposed policies on new and expanded businesses (see Section 6).

At the conclusion of Stage 1, we have a clearer understanding of the available information about the supply and take-up of employment sites locally, have established at least a minimum employment site database and undertaken an initial appraisal of sites available for employment development.

We have made recommendations on how to regularise the revised status of any sites to be released. The sites to be released are likely to fall into one of four categories in terms of their existing status:

1. Existing or former employment sites which are not subject to an employment allocation or other safeguarding in the local plan (NB these sites are shown in Appendix 1 but are not included in the tables below);

2. Sites subject to a criteria based policy which permits re-development for non-employment uses;

3. Undeveloped sites allocated or safeguarded for employment use; and

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

4. Existing or former employment sites or allocations allocated or safeguarded for employment use.

Clearly, allocated or safeguarded sites cannot be released without conflict with the existing development plan, and formal de-allocation of sites can only take place through the plan making process.

The full list of employment sites and the outcome of the appraisal process is attached in Appendix 1.

The conclusions of stage 1 are as follows: -

1. We recommend that the following existing sites, which are allocated for employment use but which have not come forward for development, should be released as in table 1 below.

TABLE 1 EXISTING ALLOCATED SITES TO BE RELEASED Site Name/ Identity Town/Locality Area (ha)

Expansion land Kirkby Mills Industrial Estate Kirkbymoorside 0.7

Land east of Westfield Way Norton 1.3

Expansion land to Thornton Road Pickering 0.25 Industrial Estate Total 2.25

2. We recommend that the following land, which is allocated for the ‘expansion of existing employers’, could be released but be subject to an “Expansion of Existing Businesses Policy”, as shown in Section 6, should such applications be submitted.

TABLE 2 SITES FOR THE EXPANSION OF EXISTING EMPLOYERS TO BE REL EASED BUT TO BE SUBJECT TO PROPOSED EXPANSION POLICY Site Town/Locality Area (ha)

Land East Of BATA Amotherby 0.35

Land South of Westlers Amotherby 2.3

Land west of Micrometalsmiths, Kirkbymoorside 2.7 Kirkbymoorside Industrial Estate Land South of McKechnies, Pickering 2.6 Westgate Car Road Industrial Estate

Total 7.95

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

3. We recommend that the following ‘existing employment’ allocation sites and premises could be released from their current allocation but protected by a criteria-based “Employment Protection Policy” as shown in Section 6 of this Report.

TABLE 3 EXISTING EMPLOYMENT SITES AND PREMISES TO BE RELEASED BUT PROTECTED BY CRITERIA-BASED EMPLOYMENT PROTECTION POLICY Site Town/ Area Locality (ha)

BATA Amotherby 1.64 Westlers Amotherby 3.76 Yorkshire Parcels Barton Hill 0.82 Fold Court Buttercrambe 0.2 Park Farm Courtyard Easthorpe 0.3 Gatehouse Farm2 Castle Howard 0.42 Manor Farm2 Great Habton 0.51 Grange Farm 2 Harton 0.42 Sawmill Lane Industrial Estate Helmsley 6.05 Westfield Works Helperthorpe 0.57 Wath Court Hovingham 0.62 Kirkbymoorside Industrial Area, Ings Lane Kirkbymoorside 3.55 Kirkby Mills Industrial Estate Kirkbymoorside 3.77 Slingsby Aviation, Ings Lane Kirkbymoorside 3.95 Pauls Malt Knapton 3.01 Showfield Lane Industrial Estate Malton 10.2 York Road Industrial Estate Malton 14 Manor Farm, Town Street Malton 1.03 The Maltings Malton 0.35 Norton Grove Industrial Estate Norton 16.7 Dewhurst Site, Welham Road Norton 0.67 Bright Steels, Wood Street Norton 0.68 Maltkilns Industrial Estate Norton 0.2 Thornton Road Industrial Estate Pickering 10.4 Westgate Carr Road Industrial Estate Pickering 5.39 Slaters, Malton Road Pickering 2.78 Outgang Lane Pickering 0.2 Central Science Lab Sand Hutton 33 Wards Sherburn 17.4 Sheriff Hutton Industrial Estate Sheriff Hutton 2.35 Sheriff Hutton Industrial Estate Sheriff Hutton 3.96 McKechnie Plastics Stamford Bridge 3.24 Swinton Grange Swinton 2.88 Vellco Tyre Control, Ropery Lane Weaverthorpe 1.53 Greets Farm Welburn 0.81 Whitwell Grange Whitwell Hill 0.56 Total 157.92

2 Planning consent granted but not yet implemented.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

4. We recommend that the following existing undeveloped employment allocations should remain as “Employment Allocations”, as shown in table 4 below.

TABLE 4 EXISTING EMPLOYMENT ALLOCATIONS TO BE RETAINED Site Name/ Identity Town/Locality Area (ha)

Land to the south of Storey Close Helmsley 1.353 Land east of Hugden Way Norton 2.3 Total 3.65

3 Precise site area to be clarified following completion of a masterplan of the area by Yorkshire Forward.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

4.0 Stage 2 – Forecasting Future Requirements

Stage 2 of an Employment Land Review focuses on the assessment of future requirements for employment land and premises. It has been compiled using a range of complementary techniques to provide a full picture at the regional, sub-regional and local scales.

The main objective of the Stage 2 analysis is to quantify the amount of employment land required across the main business sectors within the study area during the plan period. This is achieved by assessing both demand and supply elements and how they can be met by the existing stock of business premises and by allocated sites.

The outcomes of Stage 2 will be a quantitative assessment of future employment land requirements for the plan period. First, there is a need to undertake a quantitative assessment of the total future demand for employment land across the main sectors. The second element is to undertake a quantitative assessment of suitable quality employment land stock or supply remaining from Stage 1. The two outcomes will need to be compared to identify gaps in provision and any areas of over or under-supply.

4.1 Market Areas and Segments

We have already addressed the issue of the key property market areas within our overview in stage 1 (section 3 of this report). In summary the spread of activity follows the following hierarchy and pattern in locational terms:

· Property market activity in Ryedale is greatest in Malton and Norton largely due to accessibility and proximity to York.

· In Malton and Norton, economic and property market activity is currently focused in four locations – Malton town centre, York Road Industrial Estate, Malton, Showfield Lane Industrial Estate, Malton and Norton Grove Industrial Estate, Norton.

· In Pickering, economic and property market activity is focused in three locations – Pickering Town Centre, Westgate Carr Lane Industrial Estate and Thornton Road Industrial Estate.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· In Kirkbymoorside, economic and property market activity is focused in three locations – the town centre, the junction of Ings Lane/New Road and Piercy End (A170 roundabout) and at Kirkby Mills Industrial Estate.

· In Helmsley, property market and economic activity is focused in two locations – the town centre, and the Station Road/ Sawmill Lane Industrial area.

· The industrial estate at Sheriff Hutton also records high levels of demand.

· There are numerous employment locations within some larger villages, mainly for well-established single large employers.

· There has been a significant growth in the re-use of rural buildings for employment uses.

From our research and surveys it is apparent that, sectorally, the majority of the current demand comes from the B1(c) light industrial sector and the B2 general industrial. There is some demand from the B8 storage and distribution sectors with relatively low levels of demand from the B1 office sector.

In addition to theses broad use classes there are obvious sub-sectors, which are summarised below in accordance with ODPM guidance:

Established or Potential Office Locations; Sites and premises, predominately in or on the edge of town and city centres, already recognised by the market as being capable of supporting pure office (or high technology R&D/business uses). There are currently no such locations in Ryedale.

High Quality Business Parks; These are likely to be sites, no less than 5ha but more often 20ha or more, already occupied by national or multi-national firms or likely to attract those occupiers. Key characteristics are quality of buildings and public realm and access to main transport networks - likely to have significant pure office, high office content manufacturing and R & D facilities. Includes 'Strategic' inward investment sites. There are currently no such parks in Ryedale.

Research and Technology/Science Parks; Usually office based developments, which are strongly branded and managed in association with academic and research institutions. They range from incubator units with well-developed collective services, usually in highly urban locations with good

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

public transport access to more extensive edge/out of town locations. The Central Science Laboratory is the main example of this type of development in Ryedale.

Warehouse/Distribution Parks; Large, often edge/out of town serviced sites located at key transport interchanges. There are no such large-scale developments in Ryedale although there are some distribution occupiers along the sites with better access to the A64.

General Industrial/Business Areas; Coherent areas of land which are, in terms of environment, road access, location, parking and operating conditions, well suited for retention in industrial use. Often older, more established areas of land and buildings. A mix of ages, qualities and site/building size. This is the dominant type of business location in Ryedale.

Heavy/Specialist Industrial Sites; Generally large, poor quality sites already occupied by or close to manufacturing, and processing industries. Often concentrated around historic hubs such as ports, riverside and docks. There are few of these locations in Ryedale.

Incubator/SME Cluster Sites; Generally modern purpose built, serviced units. There are no ‘true’ examples of this in Ryedale although The Maltings in Malton is designed for SMEs.

Specialised Freight Terminals eg aggregates, road, rail, wharves, air; These will be sites specifically identified for either distribution or, in the case of airports, support services. Will include single use terminals e.g. aggregates. There are no freight terminals in Ryedale, to our knowledge.

Sites for Specific Occupiers; Generally sites adjoining existing established employers and identified by them or the planning authority as principally or entirely intended for their use. There are quite a number of sites of this type as outlined in section 3.6.

Recycling/Environmental Industries Sites; Certain users require significant external storage. Many of these uses e.g. waste recycling plants can, if in modern premises and plant, occupy sites that are otherwise suitable for modern light industry and offices. There are issues of market and resident perceptions of these users. Some sites because of their environment (e.g. proximity to heavy industry, sewage treatment works etc) may not be marketable for high quality employment uses. We have not included these sites within our analysis.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Within Ryedale the most dominant sites are;

· Sites for Specific Occupiers. · Heavy/Specialist Industrial Sites. · General Industrial/Business Areas.

Any quantitative assessment of employment land requirements needs to be informed by the use of forecasts and surveys. These need to be interpreted taking account of the best available indications of future change in local economic and business requirements, as well as wider regional or local economic and spatial objectives. There are some formal techniques to help bring these together but the assessment of requirements and the means of meeting these depends on professional judgement and local interpretation.

As outlined in the ODPM’s ‘Employment Land Reviews: Guidance Note’ there are various forecasting approaches that can be used. However each approach has its weaknesses as well as strengths. Regional economic forecasting allows account to be taken of wider drivers of change and growth. However, these models do not take account of the specific circumstances of the local economy. In contrast looking at historic trends on local take-up rates provides a solid record of past performance, but does not take account of potential changes from past trends arising from wider regional economic drivers, or any changes to local property market characteristics and policies. We would propose a synthesis approach to employment land demand forecasting that takes account of both the local context and the wider regional macro-economic context. This allows the weaknesses of each individual approach to be tackled.

Our method below is based on a synthesis approach merging the findings of the Regional Econometric Model, the Regional Employment Land Study and Property Market Analysis.

4.2 Economic and Employment Forecasting Approach

The first element of the forecasting of future employment land requirements adopts economic forecasting methods as its basis.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

For this element of our study we have relied on the Yorkshire and Humber Regional Assembly Regional Employment Land Study (September 2005) prepared by ARUPS. This, in turn, included an assessment of the Regional Econometrics Model, developed by Experian Business Strategies and operated by Yorkshire Futures, together with an analysis of the Regional Employment Land Study undertaken in 2003. Sections 4.2.1 to 4.2.9 draw extensively on these finds and include direct use of sections of these existing studies.

4.2.1 Regional Employment Land Study (July 2005)

The Regional Employment Land Study (REIS) is intended to provide the technical evidence base to help inform the wider regional and sub-regional frameworks for planning policy (specifically the Regional Spatial Strategy and the Regional Economic Strategy), economic development, regeneration, transport and sustainable development.

The provision of employment land is a crucial issue for the future economic and spatial development of the Yorkshire and Humber region. The scope of work calls for an assessment of Yorkshire Futures’ econometric forecasting data to test the extent to which the current supply of employment sites in Yorkshire and the Humber is commensurate with current and future demand and with the patterns of current and projected economic growth in the region.

The REIS will use the three econometric model scenarios provided by Yorkshire Futures in order to calculate the demand forecasts for employment floor space and, subsequently, employment land, at a regional, sub-regional and District level. The paper will then provide a commentary on where the growth/decline is forecast for each sub-region and District within. The final conclusions will provide an overview of how the work reflects the recent ODPM guidance on Employment Land Reviews and will make recommendations of the steps to be taken, once the principle of Regional Employment Land Strategy advice is established in RSS, to refine this work to conform fully with the requirements of ODPM.

The finalised report will act as part of the evidence base for the economic sections of the RSS, which will form part of the Development Plan, and provide the strategic framework for Local Development Frameworks (LDFs).

The draft RSS proposed a sub-area approach in order to develop the overall policy drivers for Yorkshire and the Humber. The document identified six sub areas: the Coast; the Humber Estuary;

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

the Vales and Tees Links; the Remoter Rural Areas; the Leeds City Region; York; and South Yorkshire. The boundaries have yet to be finalised and do not package Local Authorities together in a neat way – several Districts are split between two or three of the sub-areas and Ryedale falls into this category being in the Remoter Rural and the York sub areas.

Underpinning the modelling work was a policy neutral/baseline ten-year projection of the Regional Econometric Model supplied by Yorkshire Futures. It subsequently became evident that a refinement of the approach to modelling to support RSS development was required. The main drivers for this were:

· Messages from the Northern Way Steering Group that a more aspirational approach to housing growth in the three northern regions needs to be considered in RSS.

· The need to better consider the recent upturn in regional job creation

· The need to better reflect the strongly aspiration economic and housing strategies of many local authorities in Yorkshire & the Humber

· To move towards a more transparent and common evidence base between RES and RSS, based upon the recent improvement and refinements to the regional econometric model.

Experian Business Strategies developed the Regional Econometric Model on behalf of Yorkshire Futures. The model consists of an Access database using data on historical employment, output, productivity, population estimates and forecasts and other labour market information to test employment impact scenarios against a baseline dataset.

The three scenarios that have been modelled are as follows;

· Scenario A, which is the policy neutral or base output of the regional econometric model and reflects longer-term structural trends, and assumes that they will continue.

· Scenario B, which is a trend based evaluation, but reflecting the recent upturn in the economy. This scenario assumes for modelling purposes that the strong employment growth over the last 4-5 years will continue into the future, at least over the next decade.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· Scenario C, assumes the success of a range of policy interventions to “transform” the economy of all sub regions on a sectoral basis and through productivity levels in the service sectors.4

The list of major new strategic scale economic impacts were as follows:

· York Science City · Robin Hood Airport · AEM South Yorkshire (Waverly etc) · Sheffield-Rotherham Lower Don Valley Corridor · Aire Valley Leeds/city centre · Humber Trade Zone/Northern Way transport proposals · Catterick Garrison expansion · Scarborough North Bay

The model provides a quantitative breakdown of standard economic and employment forecasts for the region for the ten-year period between 2006 and 2016. It does not go to 2021.

The statistics are based on the Standard Industrial Classification system (SIC2), which provides an understanding of the likely growth / decline of several key areas of commercial / industrial sectors in the region. Based on a set of robust assumptions, these employment growth forecasts were translated into employment land requirements for B1, B2 and B8 uses to assess the likely future demand for employment land, at regional, sub-regional and District level.

A summary of the methodological approach for this Regional Employment Land Study for the Yorkshire and Humber region was as follows:

· Stage 1 – Calculation of employment forecasts by industrial sector.

· Stage 2 – Conversion of industrial sector to use class.

· Stage 3 – Calculating employment densities from employee numbers for each use class.

4 Scenario “B” and “C” also need to reflect the impact of major programmed/expected economic impacts at the regional scale. This list of major strategic developments was intended to capture large-scale economic impacts that are not/cannot be considered rationally within a trend-based analysis. They are new issues, which will hopefully cause beneficial “ripples” in the regions economy.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· Stage 4 – Plot ratios of 40% were used.

· Stage 5 – Vacancy rates were applied for each district.

4.2.2 Remoter Rural Employment Forecasts

Within the Regional Employment Land Study and the Regional Econometric Model, Ryedale falls solely within the Remoter Rural Sub Regional. This is clearly not consistent with the RSS where southern Ryedale is within the York sub-area.

The Remoter Rural Sub-Region, as identified for the forecasting work, comprises of the County of North Yorkshire, and excludes the City of York. It covers by far the largest land area in the region, and comprises vast areas of highly attractive rural uplands and vales, coastland and market towns within the Districts of Craven, Richmondshire, Harrogate, Hambleton, Scarborough and Ryedale.

The two largest urban areas are Harrogate and Scarborough, and the sub-region’s economic strength has traditionally been focussed in the primary sector, in agriculture, food and fishing, which have seen long-term structural declines in growth and employment. Recent diversification towards the high value tourism in the National Parks and attractive market towns, and the business conference trade in Harrogate, have helped to offset the economic challenges that have resulted, and unemployment across the sub-region is very low compared to the regional and national averages (with the exception of Scarborough, which is consistently higher). However, the long-term structural weaknesses within the sub-region do remain.

The Regional Econometric Model indicates that the decline in the primary industries is set to continue for the foreseeable future. Over 2,430 jobs are forecast to be lost in the Agriculture, Forestry and Fishing sector between 2006 and 2016 under Scenario A, 2,263 under Scenario B and 2,207 under Scenario C. Other significant losses in the sub-region are noted in the Transport and Communications sector which is forecast to decline by 11% under Scenario A and 5% in Scenario B. With the exception of Wholesale, however, all the other main sectors show gradual growth over the ten year period; even manufacturing is forecast to increase under Scenarios B and C, due largely to strong growth in the Food, Drink and Tobacco; Paper, Printing and Publishing, and Other Manufacturing sectors.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Beyond the A1 and A64 corridors and Harrogate town, there are very few cluster businesses, especially in the more remote rural areas. The Draft York and North Yorkshire SEA (2004) recognises that there are a number of seasonal employment fluctuations in the sub region, particularly from the seaside towns of Scarborough and Craven; and the highest rates of economic activity are in the more urban areas on the coast, with the lowest in the uplands (particular the Yorkshire Dales). Business Services is forecast to increase by between 1,031 and 2,928 FTEs, whilst Education, Health and Other Services are all forecast to grow particularly strongly.

4.2.3 Employment Forecasts for Ryedale

The general employment trends for Ryedale suggests that this District is likely to experience moderate employee growth over the ten years up to 2016, totalling 489 additional employees under Scenario A, 1,343 under Scenario B, and 2,297 under Scenario C; the significant changes in employment are to be found in the Agriculture, Forestry and Fishing sector (-437 / -393 employees) and the Other Services sector (+373 / +513 employees)5. However the percentage change from a low base, as opposed to actual change in Ryedale shows a more buoyant picture.

4.2.4 Employment Forecasts by Sector

The key points to note for the sub-region in terms of employment analysis are:

· The sub-region is forecast to experience a growth of between 2 and 9% in real employment terms between 2006 and 2016, although a high proportion of this growth is likely to be concentrated in Harrogate;

· The sub-region has very few strengths in many of the industrial sectors forecast to grow significantly over the next ten years (with the exception of digital firms clustering in Harrogate);

· Manufacturing is predicted to continue to decline, but to a much lesser extent than elsewhere in the region;

· Strong growth is forecast in the hospitality and service sectors.

Categorising the employment data according to B1, B2 and B8 Use Classes results in the following figures for each of the three scenarios. These are shown in tables 5, 6, and 7 below.

5 Other services include Personal Services, tourism and media.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

TABLE 5 - SCENARIO A: REMOTER RURAL EMPLOYMENT FORECASTS BY USE CLASS: % CHANGE FROM 2006 BASE

B1 B2 B8 % % % 2006 2016 Change 2006 2016 Change 2006 2016 Change Craven 4,809 5,304 10.3% 4,466 4,165 -6.7% 1,436 1,279 -10.9% Hambleton 3,913 3,920 0.2% 5,850 5,936 1.5% 2,896 2,773 -4.3% Harrogate 14,924 15,674 5.0% 8,700 9,057 4.1% 5,591 5,318 -4.9% Richmondshire 2,117 2,223 5.0% 2,059 1,991 -3.3% 1,380 1,278 -7.4% Ryedale 2,613 2,797 7.0% 6,683 6,882 3.0% 1,997 1,901 -4.8% Scarborough 4,118 4,041 -1.9% 7,286 7,240 -0.6% 1,830 1,609 -12.1% Remoter Rural Total 32,494 33,959 4.5% 35,043 35,272 0.7% 15,130 14,158 -6.4%

TABLE 6 - SCENARIO B: REMOTER RURAL EMPLOYMENT FORECASTS BY USE CLASS: % CHANGE FROM 2006 BASE

B1 B2 B8 % % % 2006 2016 Change 2006 2016 Change 2006 2016 Change Craven 4,822 5,486 13.8% 4,476 4,331 -3.3% 1,442 1,355 -6.0% Hambleton 3,931 4,175 6.2% 5,866 6,195 5.6% 2,905 2,903 -0.1% Harrogate 14,964 16,262 8.7% 8,732 9,538 9.2% 5,607 5,570 -0.7% Richmondshire 2,126 2,351 10.6% 2,067 2,114 2.3% 1,384 1,341 -3.2% Ryedale 2,624 2,956 12.6% 6,695 7,069 5.6% 2,003 1,985 -0.9% Scarborough 4,134 4,296 3.9% 7,303 7,518 2.9% 1,837 1,726 -6.1% Remoter Rural Total 32,601 35,526 9.0% 35,139 36,764 4.6% 15,178 14,879 -2.0%

TABLE 7 - SCENARIO C: REMOTER RURAL EMPLOYMENT FORECASTS BY USE CLASS: % CHANGE FROM 2006 BASE

B1 B2 B8 % % % 2006 2016 Change 2006 2016 Change 2006 2016 Change Craven 4,829 5,678 17.6% 4,483 4,528 1.0% 1,445 1,422 -1.6% Hambleton 3,939 4,381 11.2% 5,877 6,494 10.5% 2,909 3,054 5.0% Harrogate 14,984 16,755 11.8% 8,751 10,055 14.9% 5,616 5,769 2.7% Richmondshire 2,130 2,457 15.4% 2,073 2,254 8.7% 1,387 1,397 0.7% Ryedale 2,629 3,103 18.0% 6,703 7,299 8.9% 2,006 2,080 3.7% Scarborough 4,143 4,496 8.5% 7,315 7,857 7.4% 1,842 1,829 -0.7% Remoter Rural Total 32,654 36,870 12.9% 35,203 38,486 9.3% 15,204 15,550 2.3%

It is accepted that between 60% and 80% of employee growth between 2006 and 2016 is forecast to take place in sectors of the economy that could not be generally categorised as requiring B1, B2 or B8 employment land; sectors such as Education, Health and Leisure. Consequently, much of the employment increases in the three summary tables above appear marginal whereas the reality is a much more buoyant picture of employment growth, although technically they may not have a corresponding requirement for employment land.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Key facts that emerge in relation to Ryedale are as follows:

· The number of employees employed in B1 industries in the Remoter Rural region is forecast to increase by between 1,465 and 4,216 employees up to 2016, with the change particularly sharp in Ryedale and Craven.

· The number employed in B2 industries, uniquely in the Yorkshire and the Humber region, is forecast to experience an increase under all three scenarios. This is particularly evident in Ryedale, which, under scenarios A and B, is exceeded only by the growth in Harrogate, and under scenario C by Harrogate and Hambleton.

· As regards B8 industries, overall figures for the sub-region indicate a decline under the first two Scenarios, and a moderate growth under Scenario C, most notably in Ryedale and Hambleton.

In comparison to other districts in the Remoter Rural region Ryedale demonstrates a very positive percentage growth in employees from the 2006 base in all sectors, particularly in B1 and B2 uses. This indicates that Ryedale must provide employment land to accommodate these sectors, particularly as Ryedale is starting from a lower base of available employment land than any of the other districts in the sub region (8.35 Hectares).

4.2.5 Employment Land Forecasts to 2016

Table 8 below summarises the employment floorspace scenarios between 2006 and 2016 for the Remoter Rural Sub-Region.

TABLE 8 – EMPLOYMENT FLOORSPACE FORECASTS TO 2016 Committed Employment B1 B2 B8 Scenario Land B1 Other A B C A B C A B C

Remoter Rural 4.29 170.46 8.0 15.3 21.7 21.8 35.1 50.7 -1.2 8.2 17.1 Total Craven 0 9.28 2.6 3.4 4.4 -0.4 1.1 2.9 -1.0 -0.1 0.8 Hambleton 0 45.04 0.2 1.4 2.4 4.2 6.5 9.2 0.7 2.4 4.5 Harrogate 0 34.90 3.6 6.4 8.7 7.6 11.8 16.5 0.2 3.5 6.1 Richmondshire 0 19.40 0.7 1.3 1.8 0.7 1.7 3.0 -0.1 0.7 1.4 Ryedale 0 8.35 1.2 2.0 2.7 6.6 8.2 10.4 0.7 1.8 3.1 Scarborough 4.29 53.49 -0.4 0.8 1.8 3.2 5.7 8.8 -1.7 -0.2 1.2

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

The forecasts indicate that the sub-region would need to provide an additional 8-22 hectares of B1 land (net) in the period 2006-2016. This is substantially greater than the 4 hectares currently committed specifically for B1 use, which is a cause for concern, as all the B1 land is currently concentrated within Scarborough.

The scenarios indicate that there will be an overall requirement for the following;

· An additional 22 hectares of B2 employment land under Scenario A;

· An additional 35 hectares under Scenario B and 51 hectares under Scenario C.

· A negative requirement for additional B8 land under Scenario A, and positive requirements under the other two scenarios, totalling 8 hectares under Scenario B and 17 hectares under Scenario C.

Combining the B2 and B8 requirement would suggest that the total amount of General B1/B2/B8 land available for the sub-region as a whole (170 ha) is largely insufficient, as there will be a need to provide a degree of flexibility and choice, as well as allowing for the fact that many of the sites are unlikely to be attractive to market demands and may be utilised for non-employment uses, particularly housing, in the longer term.

The key messages emerging for selected Local Authorities appear to be:

· All of the Districts, with the exception of Scarborough, would appear to lack high quality, specialist B1 employment land;

· Hambleton has a particularly high level of general B employment land, given the likely B2 and B8 demand forecasts;

· Harrogate would appear to have a requirement for additional general B use employment land, particularly sites capable of accommodating B2 uses, given the results of the demand forecasting under Scenario C;

· Ryedale would appear to require additional general B use employment land, particularly considering the relatively high net demand for B2 land forecast under Scenario C;

· Scarborough appears to have high levels of general B use employment land given the low requirement for B8 sites forecast for the future.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

To summarise, on the basis of the above basic statistics, it would appear that the sub-region would require around 22 additional hectares of B1 land; 51 additional hectares of B2 land; and around 17 hectares of B8 employment land on the basis of Scenario C.

During the course of undertaking this study several factors have emerged which have led us to consider that Scenario C is the most appropriate for Ryedale. These include the following: -

· No account is taken of the influence of York, which is reflected in the RSS sub-area allocations. This is clearly important particularly for southern Ryedale.

· Our research and consultation process indicates that there is already a “pent-up” demand for employment land and premises and that Scenarios A and B would merely provide an opportunity to catch up to the status quo.

· Scenario A is policy neutral in assuming business as usual for the region, and ignores the recent upturn in the economy. This is clearly inappropriate for Ryedale.

· Scenario B has a greater reflection of recent economic performance and takes into account major programmed strategic inputs, including as most relevant to Ryedale York Science City. However it is not aspirational and does not recognise these policy interventions aimed at “transforming” the economy.

· Scenario C, however please greater emphasis on the service and growth sectors. This is a sector in which Ryedale and Craven are set to outperform all other districts in the sub-region. Indeed across all sectors and across all scenarios Ryedale is the only district in the sub- region where demand to 2016 is greater than two-thirds the current supply, suggesting a potential serious shortage of employment land.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

In summary, on the basis of the REM alone and under scenario C, Ryedale will require the following 2016:

An additional 2.7 (6.7 acres) hectares of B1 land to 2016 An additional 10.4 hectares (25.7 acres) of B2 land to 2016 An additional 3.1 hectares (7.7 acres) of B8 land to 2016

A TOTAL OF 16.2 HECTARES (40.1 ACRES) OF EMPLOYMENT LAND TO 2016

The above would suggest take up rates based on the REM alone and under scenario C of the following:

1.35 Hectares (3.35 acres) per 5 yearly period for B1 use 5.2 Hectares (12.85 acres) per 5 yearly period for B2 use 1.55 Hectares (3.85 acres) per 5 yearly period for B8 use

A TOTAL OF 1.62 HECTARES (4 ACRES) PER ANNUM OF LAND FOR EMPLOYMENT USE.

4.2.6 The Regional Employment Land Study 2003

The Regional Employment Land Study (RELS) was produced to provide a description and analysis of all undeveloped and unoccupied sites committed for employment use as at 31st March 2003. The RELS aimed to provide a monitoring framework to analyse sites committed for an employment use in excess of 1 hectare (gross developable area) and falling within use classes B1 (light industrial), B2 (general industrial) and B8 (warehouse and distribution) of the Town and Country Planning Use Classes Order. Committed sites are classified in the Study as those areas that are either allocated in a draft or adopted Development Plan, have planning permission, or a committee resolution.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

4.2.7 Employment Land Use Class Breakdown for the Remoter Rural Sub-Region

The principle findings of the Regional Employment Land Survey (RELS) for the Remoter Rural Sub- Region are presented in table 9 below.

TABLE 9 EMPLOYMENT USE CLASS BREAKDOWNS BY SUB REGION

Total General Total Area Sub-Region Number B1 B2 B8 Mixed Unspecified B Use (hectares) of Sites Craven 5 0 0 0 9.28 0 0 9.28 Hambleton 8 0 0 0 45.04 0 0 45.04 Harrogate 9 0 0 0 34.90 0 0 34.90 Richmondshire 4 0 0 0 19.40 0 0 19.40 Ryedale 5 0 0 0 5.90 1.35 1.10 8.35 Scarborough 6 4.29 0 0 53.49 0 0 57.78 Remoter Rural Total 37 4.29 0.00 0.00 168.01 1.35 1.10 174.75

The table above indicates that the committed employment sites in the Remoter Rural sub-region are predominantly located in Scarborough (33%), Hambleton (26%), and Harrogate (20%); there is comparatively little in Craven (5%) and Ryedale (4.75%).

Ryedale has 8 hectares of employment land, of which 6 hectares are for general employment use, with the rest allocated for mixed/unspecified employment use. All are in private ownership. Ryedale has the smallest average site size in the region, at just 1.7 hectares.

4.2.8 Employment Land Summary for Ryedale

Table 10 below summarises the position identified by the Regional Employment Land Study as it relates to Ryedale.

TABLE 10 RELS FINDINGS RYEDALE

Total Most Availability (ha) RPG Dev Plan Green Area % PDL Ownership appropriate Strategic Status Belt? 1 2 3 4 5 (ha) uses (ha) Sites?

B1/B2/B8: 4/5 sites 5.9 allocated in 8.35 0.0% Private Mixed: 1.35 No 7.25 0 0 0 1.1 None adopted plan Unspecified: 1.1

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Only 10% of the sub-region’s committed employment land is on previously developed land (PDL), of which almost two thirds would be located on just two sites in Richmondshire. None of the sites in Ryedale are on PDL.

The vast majority of sites in the sub-region are in private ownership and all those in Ryedale are privately owned, which can have implications for availability relying on the landowners’ desires to develop them. Sites that are in public sector control can be more readily brought forward for development where there is a recognised needs.

Just 2.5% of employment land in the sub-region is specifically designated for B1 use alone, whilst a substantial 168 hectares (96%) is allocated for general ‘B’ use. Ryedale currently has no land allocated for B1 use.

4.2.9 Employment Land Supply/Demand Comparison

The table below presents a simple summary comparison between the amounts of allocated/committed employment land reported for the Remoter Rural Sub-Region in the 2003 RELS, against the quantitative demand forecasts based on the Yorkshire Futures’ employee statistics.

TABLE 11 EMPLOYMENT LAND SUPPLY/DEMAND COMPARISON 2006-2016 (HECTARES) Committed B1 B2 / B8 Hectares Employment Land B1 Other A B C A B C

Remoter Rural Total 4 170 8 15.3 21.7 20.6 43.3 67.8 Craven 0 9 2.6 3.4 4.4 -1.4 1 3.7 Hambleton 0 45 0.2 1.4 2.4 4.9 8.9 13.7 Harrogate 0 35 3.6 6.4 8.7 7.8 15.3 22.6 Richmondshire 0 19 0.7 1.3 1.8 0.6 2.4 4.4 Ryedale 0 8 1.2 2 2.7 7.3 10 13.5 Scarborough 4 53 -0.4 0.8 1.8 1.5 5.5 10

2 Demand greater than ¤3 of the current supply

1 2 Demand between ¤3 and ¤3 of current supply

1 Demand less than ¤3 of the current supply

The blue cells indicate a situation whereby the amount of B1 or combined B2/B8 land likely to be required between 2006 and 2016 is greater than two thirds of the current equivalent supply. This illustrates situations whereby Local Authorities might consider allocating additional employment land of that type, and includes all the Remoter Rural authorities relating to B1 employment land, and Ryedale for B2/B8 employment land under all three scenarios.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

A cell is shaded red if the total demand is lower than one third of the total supply; this would therefore include Districts with a negative B2/B8 demand forecast and a substantial existing supply of that type of land. In this situation local authorities might wish to consider de-allocating employment land of this type.

The green cells indicate situations whereby the amount of net employment land likely to be required is equal to between a third and two thirds of the total employment land allocated, and might represent the ideal scenario.

In summary therefore, the table above shows that Ryedale is the only district in the Remoter Rural region, and indeed in the whole of Yorkshire and the Humber, where the REM indicates that demand, in all sectors and scenarios, to 2016 is greater than two thirds the current supply. This indicates a potentially serious shortage of employment land now and into the future.

This is summarised pictorially in figure 1 below:

Figure 1.Remoter Rural Sub-Region Employment Land Additional Projections by Use Class, 2006-2016

20.0

15.0

Craven 10.0 Hambleton

Harrogate Hectares

5.0 Richmondshire

Ryedale

Scarborough 0.0

-5.0 A B C A B C A B C B1 B2 B8 Scenario/Use Class

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

4.2.10 Employment Land Forecasts to 2021

Economic and employment forecasting techniques are entirely demand driven, which evidence has shown works particularly well over the short-to-medium term. Over the longer-term (beyond a decade), supply-side factors become more important in influencing the performance of economies. Therefore the REM has only been undertaken to 2016 and economists are reluctant to project further due to the inaccuracy of the likely output figures.

Supply side issues and property market knowledge therefore become more important and these are discussed in the next section. Nonetheless in an attempt to project the REM to 2021 we would suggest a pro rata increase in the amount of land required as a minimum. This approach is recommended to ensure adherence with Policy RR1 and Y1 in the RSS, referred to earlier in this report both of which seek to promote economic growth, diversification and regeneration. This would yield the following requirements under the REM alone and under scenario C from 2016 to 2021.

An additional 1.35 hectares (3.35 acres) of B1 land from 2016 to 2021 An additional 5.2 hectares (12.85 acres) of B2 land from 2016 to 2021 An additional 1.55 hectares (3.85 acres) of B8 land from 2016 to 2021

A TOTAL OF 8.1 HECTA RES (20.05 ACRES) OF EMPLOYMENT LAND FROM 2016 TO 2021

The total amount of land required from 2006 to 2021 indicated by the REM and under scenario C is as follows: -

An additional 4.05 (10.05 acres) hectares of B1 land from 2006 to 2021 An additional 15.6 hectares (38.55 acres) of B2 land from 2006 to 2021 An additional 4.65 hectares (11.55 acres) of B8 land from 2006 to 2021

A TOTAL OF 24.3 HECTARES (60.15 ACRES) OF EMPLOYMENT LAND FROM 2006 TO 2021

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

4.3 Conclusions from Economic and Forecasting Approach

Key facts that emerge in relation to Ryedale are as follows:

· The number of employees employed in B1 industries in the Remoter Rural region is forecast to increase by between 1,465 and 4,216 employees up to 2016, with the change particularly sharp in Ryedale and Craven.

· The number employed in B2 industries, uniquely in the Yorkshire and the Humber region, is forecast to experience an increase under all three scenarios in Ryedale, which under scenarios A and B is exceeded only by the growth in Harrogate and under scenario C by Harrogate and Hambleton.

· As regards B8 industries, overall figures for the sub-region indicate a decline under the first two Scenarios, and a moderate growth under Scenario C most notably in Ryedale and Hambleton.

In comparison to other districts in the Remoter Rural region, Ryedale demonstrates a very positive percentage growth in employees from the 2006 base in all sectors, particularly in B1 and B2 uses. This indicates that Ryedale must provide employment land to accommodate these sectors particularly as it is starting from a lower base than any of the other districts in the sub region (8.35 Hectares).

The Yorkshire Futures scenario modelling for the region has produced a series of employment outputs capable of being translated into the anticipated net requirements for B1/B2/B8 employment land (including the loss of existing employment land to other land uses). As they are net figures, they do not equate to future allocations, although they are valuable as indicators of trends by employment land type.

4.4 Limitations of Forecasting

The forecasting approach is we believe somewhat inconsistent with what is currently happening in the local economy. The limitations of the approach are as follows: -

· The modelling work did not accurately reflect the sub-area approach in the RSS. All of Ryedale was included in the Remoter Rural Region where as the RSS shows the southern part of Ryedale as being within the York sub-area, the implications of which have already been discussed.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· The economic forecasting is a quantitative rather than qualitative approach. No assessment is made as to whether existing employment land is of the right type, in the right location, or of sufficient quality to make it attractive to the market. This means that in extreme cases the existing supply may never be developed, effectively stagnating the market and preventing growth.

· The process involves analysing a wide range of historical data from different sources at national and regional level. In a changing and diversifying economy such a Ryedale, historic data does not take account of these changes to the economy.

· The model is based on a series of assumptions on the region’s economy, which can subsequently prove to be inaccurate.

· Each stage of the forecasting process has its drawbacks and variances, largely as a result of trying to aggregate and analyse a wide range of disaggregated data of different vintages. This is compounded as the process progresses. The performance of the county is interpreted in terms of its share of regional economy. The performance of the district is interpreted in terms of its share of the county economy. At Local Authority District level therefore data is much less reliable than national and regional level due to this “drilling down” process.

· The forecasts become less reliable over time and are most reliable in the short term. The forecasts are demand driven which evidence shows works particularly well over the short to medium term. Over the larger term (about a decade) supply side factors become more important.

· Forecasting ignores specific business sector and locational needs and provides a broad sector and district wide scenario only.

· Mathematical modelling is indicative of potential trend rather than precise indication of land that should be allocated and therefore forecasting alone cannot determine the requirements for employment land.

· Reliance on historic data makes model unreliable for new and emerging sectors such as the high tech sector as they are not reflected in historical data.

· No account is taken of specific circumstances of the local economy and local economic conditions vary significantly across the region. In Ryedale, different locations have slightly different strengths and weaknesses.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· Account cannot be sufficiently taken of specific regeneration initiatives, proposed interventions and policy objectives such as the RES and Sub-Regional Investment Plans of Yorkshire Forward and the impact of funding from ERDF and Yorkshire Forward. These are important for Ryedale. For example, it has four market towns under the Renaissance Market Towns / Market Town Initiative programme and part of the district is within the Objective 2 area. The relevance of the SRIP and RES/RSS are discussed in more detail elsewhere in this report. The economic and planning strategies of the District Council will also impact upon local activity.

· No allowance is made for the ‘supply’ led demand approach to property development. The basis of this approach is that businesses rarely make long-term decisions regarding their property needs. If and when they decide to relocate they will require premises that are almost or totally readily available and suitable for their needs in their preferred location. If this is not the case they will either remain in situ or compromise on their preferences in terms of physical suitability or location. This is a commonly accepted phenomenon amongst the property community and has been borne out by experience and evidence across the UK. It clearly stifles economic growth. This has prompted many developers to “take the plunge” and develop property on a speculative basis, researching the market to ensure they provide the most popular product in the most sought after locations to maximise their choices of success.

· When the most popular locations are fully developed, developers and occupiers are prepared to look further a field. Therefore despite the fact that businesses may not release their demand enquiries into the public domain, creating the supply of premises generates demand. This is particularly prevalent in relatively small-scale property markets such as Ryedale where the existing supply of premises is already well known and understood by businesses and therefore they are less likely to register their enquiries.

· Employment density calculations are very broad brush and are insufficient to accurately reflect variations in ratios of employees to floor space in the district itself e.g. densities vary in terms of nature of occupier and industrial sector, size of premises, location, region, economic cycles, building age, length of occupation and type of tenure. Densities can, in practice, be higher or lower than the industry standards used in the modelling process.

· Finally, the impact on changes in employment land provision vis a vis the existing local plan presume that the methods used to calculate employment land in the Structure plan were accurate. If they were calculated using similar techniques, then the baseline figures could be incorrect and existing employment allocations insufficient in terms of both quality and quantity.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

In conclusion, we consider that the outputs of the REM, whilst useful, do not seem to fully accord with many of the historic, current and projected issues in relation to the economy of Ryedale. Evidence supports that Ryedale is in many ways an expanding economy with a serious lack of quality and available land for business use. In addition, there are many proposed measures and policies that would indicate that this situation is likely to continue and that the shortage of land will become a growing problem. These include;

· The cluster approach of growth for advanced engineering and food and drink. · The designation of RMT or MTI status to four of Ryedale’s Towns. · The influence and promotion of links, with Science City York through the SRIP. · The impact of ERDF and Yorkshire Forward funding. · The growth of Micro businesses and the SME sector. · The importance of rural diversification.

This modelling needs, therefore, to be supplemented with a qualitative analysis of the local situation in Ryedale using property market techniques, which are discussed below. Thereafter we have taken a synthesis of the two approaches adopted and this is analysed in the next section.

4.5 Property Market Analysis Approach

The importance of knowledge of the property market and local economy in this review process cannot be underestimated and are, we consider, the most important and informative element. It is a crucial part of making the economic forecasting process relevant to the Ryedale area. As part of the review process we have consulted in various ways with those active in the property market in Ryedale. These are discussed in more detail below.

We have therefore relied on numerous sources to analyse demand for property and employment uses as outlined below:

· Professional interpretations by property surveyors and local agents · Business Survey by Letter · Engineering sector questionnaire · Business Statistics · Consultation with the Ryedale District Council · Regional Employment Land Study (July 2005) · Consultation with Town Councils and local Town Teams · Consultation with landowners and developers · Consultation with local businesses

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· Attendance and Malton and Norton Initiatives Trading Estate Meeting · Consultation with business advice groups · Consultation with the County Council and the National Parks Authority · Consultation with other consultants

In total, over 250 letters have been issued to consultees from the above categories. There have also been consultations over the telephone and in person during the course of the Employment Land Review. A list of core consultees is attached at Appendix 2.

In addition to the consultees on this list, a business survey letter was hand delivered to 207 occupiers on the main employment sites within the district seeking their views on Employment Land within the district. The results of this survey are attached in Appendix 3.

Where we received no responses to the correspondence issued from Knight Frank and from the Council, we were unable to take account of the views of those parties. We therefore had no alternative but to assume that they had no issues to raise in relation to the Employment Land Review process although undoubtedly this would not be the case in all instances where there was no response.

The key findings of the various strands of property market research are outlined below.

4.5.1 Property Registers

There is no property register of demand for, and supply of, employment land and premises within Ryedale itself. Although York England have recently set up a database to record this information, it relies on the co-operation of those selling or letting property and those seeking to occupy it to log information with them. In addition, this is a recent system and therefore it is not possible to analyse previous trends.

The Local Authority, County Council and local property agents do not keep a cohesive record of demand enquiries capable of scrutiny and analysis. The consultation process has therefore been invaluable in drawing up a picture of demand that accompanies and complements the Employment Land Forecasting, and the monitoring of planning permissions, to draw up a synthesized picture of demand.

Across Ryedale as a whole demand for land and premises for employment uses would appear to demonstrate the following broad characteristics, which are typical of a rural area dominated by market towns:

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· There is a shortage of readily available land and premises in all sectors.

· Demand is mainly for owner occupation i.e. freehold land and premises.

· The physical evidence and research indicates that historically industrial demand has been significantly higher than that for office space.

· Majority of industrial and office demand for the District is focused on Malton.

· Demand for workshop and industrial space can vary from 500 sq ft to in excess of 10,000 sq ft although the majority is between 1,000 and 5,000 sq ft, with the most popular sized units being 2,000 sq ft.

· Demand for office facilities tends to be for small suites often for companies currently working from home, but wishing to reap the benefits of a business envi ronment and move their business forward. Demand tends to be up to 2000 sq ft but generally less than 500 sq ft.

· Much demand is by indigenous local business expansions or start-ups and there is limited evidence of new inward investment, although this may be linked to a relative lack of available sites.

· The residence of the company founder and not property market criteria often determines business location.

· Demand is often “supply lead” and occupiers need to see the product available before they express an interest. This means that demand is often “hidden” which naturally discourages speculative development.

· There is a demand for, and a lack of supply of, expansion units and land for when small businesses have outgrown original units or sites. Growing companies could therefore lost from the area.

· There is demand for property with good IT infrastructure, particularly quality broadband access, which is currently lacking in some of the more rural parts of the area. This is particularly important for micro businesses.

· There is a lack of available labour, both skilled and unskilled.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· Accessibility, especially to a main road, for customers, employees and suppliers is a major factor influencing demand for property.

· There is demand not only for new modern premises but also for the refurbishment of older premises, particularly historic buildings, to maintain character and deliver a more prestigious image.

· Demand for property from growing companies tends to be geographically static, particularly in the more rural or less accessible locations because of the costs of relocating but, most importantly, they also want and need to retain their existing workforce.

· There is an acknowledged shortage of managed workspace across the whole of Ryedale.

· Employment land faces competition from high land values for residential development.

· Windfall sites, particularly rural conversions are an important factor in the supply side of the market.

Property agents, developers and occupiers report a shortage of, and latent demand for, employment land and premises as shown in table 12 below.

TABLE 12 Location Sector York Road, Malton B1 premises B2 premises Land for development Showfield Lane, Malton B1 premises B2 premises Land for development Sheriff Hutton Industrial Estate B1 premises B2 premises Land for development Malton General/A64 B1 offices

Property agents, developers and occupiers report steady demand for employment land and premises as shown in table 13 below.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

TABLE 13 Location Sector Thornton Road, Pickering B1 premises B2 premises Land for development Storey Close, Helmsley B1 premises B2 premises Land for development Malt Kilns Industrial Estate, Malton B1 and B2

Property agents, developers and occupiers report moderate demand for employment land and premises as shown in table 14 below.

TABLE 14 Location Sector Park Farm Courtyard, Castle Howard B1 offices Swinton Grange B1 offices

Property agents, developers and occupiers report slow demand for employment land and premises as shown in table 15 below.

TABLE 15 Location Sector Wath Court, Hovingham B1 offices Kirkby Mills Industrial Estate B1, B2 and land Norton Grove B1, B2 and land Westgate Carr, Pickering B1, B2 and land

4.5.2 Demand and Supply Statistics

Tables 16 and 17 below are a summary of demand and supply statistics held by York England in relation to B1, B2 and B8 premises in Ryedale as at October 2005. Demand and supply enquiries are logged by unit type, size and actual number and we have analysed the most popular (mode) size range.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

TABLE 16 DEMAND STATISTICS (OCT 2005)

Unit Type Total Area Total Area Number of Average Size Sq ft Sq ft Sq M Enquiries (Mode)

Industrial 245,150 22,774 13 1,000 -2,000 Office 31,450 2,922 7 0 -1,000 Warehouse 31,000 2,880 4 5,000 -10,000 Workshop B1 6,800 632 5 0 - 500 Total 314,400 29,208

TABLE 17 SUPPLY STATISTICS (OCT 2005)

Unit Type Total Area Total Area Number of Average Size Sq ft Sq ft Sq M Units (Mode)

Industrial 68,511 6,365 14 4,000 -10,000 Office 46,667 4,335 24 0 -2,000 Warehouse 120,204 11,167 7 5,000 -10,000 & 20,000 -30,000 Workshop B1 17,183 1,596 11 1,000 -2,000 Total 252,565 23,463

The current statistics clearly show that overall demand is exceeding overall supply by approximately 62,000 square feet across the whole range of accommodation available.

In addition, there is a clear incompatibility between the size, range of accommodation which is available and that which is being demanded.

In the industrial sector demand is strongest for property with a floor space between 1,000 to 2,000 square feet. However, the majority of supply is in the 4,000 to 10,000 square feet range.

In the B1 office market demand is strongest for smaller units up to 1,000 square feet, whilst supply ranges up to 2,000 square feet.

In the warehouse category there is a closer match between demand and supply, although there is low demand for units between 20,000 to 30,000 square feet, which is one of the two most common sizes on the supply side.

In the workshop B1 category there is a very clear mismatch between available units (average size 1,000 to 2,000 square feet) and those that are being demanded, which average less than 500 square feet.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

In summary, the statistics show that in terms of the current position demand exceeds supply but in terms of specific categories there is a huge oversupply in the warehousing category (89,000 square feet) and a huge under supply in the industrial category (176,000 square feet). There is some oversupply in the office and workshop B1 categories but this is largely due to the fact that a market is not providing the nature, type and size of accommodation that the market demands.

There is a clear imbalance between the qualitative demand and supply of premises across the employment sectors generally, and a significant lack of supply of industrial accommodation both in quantitative and qualitative terms.

Not only is this imbalance between quantity and quality prevalent in the employment premises supply, it is also prevalent in the employment land supply. Future provision, therefore, needs to take account of market demand factors to avoid stagnation of the market and ensure the efficient use of employment land and premises.

4.5.3 Employment Land Monitoring

Employment land monitoring undertaken by Ryedale District Council in October 2004 was based on two main sources of information: -

· A database of planning permissions; and · Site surveys.

As part of the Employment Land Review process Knight Frank has updated the site survey information and Ryedale District Council have updated the database of planning permissions as at in September 2005. The District Council maintains a database of planning permissions for industrial and business developments. Details are recorded of the type, size and location of the development proposed, which enables the Council to monitor the supply and take-up rate of employment land in the District. It also lists the change of use of buildings or sites that would create new industrial or business space, and planning permissions granted for the extension of an existing business.

From our analysis of the schedule of planning permissions for both new land and on the expansion of existing sites we have been able to draw various conclusions.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

The background to our analysis is as follows:

· The North Yorkshire County Structure Plan assessed a need for 20 hectares in Ryedale for the period 1991-2006

· The Ryedale Local Plan adopted 2002 allocated 27.9 hectares for the same period.

· At the time the LP was adopted 12.3 ha of land had been developed and there was planning permission for a further 9.5 ha, totalling 21.8. Therefore, the LP allocated a further 6.1ha of land for employment uses.

· This left no further land for new development, except for the expansion of existing businesses and reuse of rural buildings, and this continues to be the case.

· Policies EMP2, 3, 4 and 5, of the Local Plan allocate 6.1ha of land for business or industrial uses for the period 2002-2006

· Policy EMP 7 allocated 7.95 hectares for the expansion of four existing employers

· Therefore total of 41.95 hectares of employment land was made available in the adopted Local Plan for new employment use and the expansion of existing employers.

The key conclusions are as follows;

No application has been approved for any of the sites comprising the 6.1 ha in EMP2 Comment – each of these sites has been constrained by ownership issues, market attractiveness factors or physical constraints such as access or flooding.

In the plan period none of the sites allocated for the expansion of existing employers have been taken up, only 0.44 ha of the site allocated to Micrometalsmiths in Pickering has been granted planning permission, although this has not yet been implemented. Implication – sites have been allocated for expansion without a clear indication from the relevant businesses of their expansion plans. .

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

There has been continued take up of vacant plots within existing industrial estates in the district. Comment – where quality land is readily available for development or occupation in good locations, demand is high.

The Council’s records show that there have been a significant number of applications for employment reuse of rural buildings between 1999 and 2005. Implication – this supports the notion of the growth of the B1 office sector and the micro/ SME sector in addition to the increasing appeal of a ‘quality’ natural and built environment generally emerging in rural areas. It may also suggest that these sectors would have been occupied elsewhere in the district if B1 land and premises had been available.

Site surveys and research show clear evidence of intensification of existing uses on existing employment sites Implication – existing employment sites are at full capacity and intensification is the only option for expansion.

Since 1998 there have been planning permissions granted for 29 ha (71 acres) of employment use excluding sites allocated for existing employers (although not all these permissions have yet been implemented). Implication – this equates to an average take up of 4 ha (10 acres) per annum.

Of the 29 ha above, 17.5 hectares (43 acres), or 60%, is on land not currently in employment use and mainly comprises the re-use of rural buildings for B1 use (although not all these permissions have been implemented. Such developments are generally low density and have extensive landscaped elements). Implication – there is a strong demand for re use of rural buildings and a requirement for B1 office accommodation equating to over 2 hectares per annum. Occupiers are being forced down this route due to supply constraints but such development is often not in sustainable locations.

Of the 29 ha above, (71 acres), 11 hectares (27 acres) comprises new development or intensification on existing employment sites. Implication – Development on existing sites has occurred at a rate of 1.6 hectares per annum but there is now no further land available for future expansion.

Expansions of existing businesses within their existing operational site accounts for 27,850 sq metres (299,800 sq ft), or 4 hectares (10 acres), of new development in the period since 1998. Implication – there are ongoing extensions to existing business premises coupled with an intensification of use.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Of the 29 ha above, 11 ha (27 acres) of development has been on allocated employment sites. This equates to 1.6 ha (4 acres per annum). Implication - The allocated sites are now either fully developed or constrained in such a way that development is highly unlikely leaving few opportunities for future development on existing allocated sites.

4.6 Conclusions from Property Market Analysis

The limited information available on past take up rates held by Ryedale District Council suggests an historic average gross take up rate of 4 ha (10 acres) per annum. On the basis of this analysis this would equate to the following requirements:

12 Hectares (30 acres) of employment land from 2005 to 2008 32 Hectares (79 acres) of employment land from 2008 to 2016 20 Hectares (49 acres) of employment land from 2016 to 2021

A TOTAL OF 64H OF EMPLOYMENT LAND (158 ACRES TO 2021)

4.7 Stage 2; Conclusion and Synthesis

In order to synthesise the economic forecasting and property market approach we have taken account of both sets of findings and also considered the merits of each approach. We have also considered how the employment land allocations have failed to meet the needs of the market in terms of both quantity and quality, particularly in the latter end of the plan period as land becomes in increasingly short supply. We are therefore recommending that the findings of scenario C of the REM and the property market approach are given an equal weight in determining Ryedale’s future requirements. We have merged the quantitative findings of each approach and taken an average of the total employment land requirements that this yields. Thus the synthesis approach provides an average (mean) of the two approaches and in the absence of any evidence to the contrary this seems the most appropriate and logical approach. The findings of our 2 previous sections are summarised below.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

THE REGIONAL ECONOMETRIC MODEL INDICATES A NET PROJECTED DEMAND FOR EMPLOYMENT LAND OF 1.62 HECTARES (4 ACRES) PER ANNUM. This provides the following profile;

5 Hectares (12 acres) of employment land from 2005 to 2008 13 Hectares (32 acres) of employment land from 2008 to 2016 8 Hectares (20 acres) of employment land from 2016 to 2021

A TOTAL OF 26 H OF EMPLOYMENT LAND (64 ACRES) TO 2021

NOTE; The definition of ‘net’ employment land equates to employment land gained minus the employment land lost through changes in the market, redevelopment for other uses (i.e. housing) etc. In order to ensure that Local Authorities have an up to date record of the amount of employment land available in their borough, it would therefore be necessary over the plan period to ensure that a record is kept of all employment land entering and leaving the system. The RELS therefore recommends that allocations of future employment land takes this into account and therefore the allocations should be greater than the net figures to counteract the possible future loss of land to other uses.

THE PROPERTY MARKET APPROACH INDICATES A GROSS PROJECTED DEMAND FOR EMPLOYMENT LAND OF HECTARES 4 HA (10 ACRES) PER ANNUM. This provides the following profile;

12 Hectares (30 acres) of employment land from 2005 to 2008 32 Hectares (79 acres) of employment land from 2008 to 2016 20 Hectares (49 acres) of employment land from 2016 to 2021

A TOTAL OF 64H OF EMPLOYMENT LAND (158 ACRES) TO 2021

NOTE; The definition of ‘gross’ employment land includes all land within development limits and therefore, particularly in the case of rural conversions only a small amount of total land granted planning permission may have actually been developed for an employment use. We would therefore anticipate that ‘net’ take up of land will be lower than the figures reported.

A synthesis of the economic forecasting model and the property market model as explained earlier yields the following results.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

THE SYNTHESIS APPROACH INDICATES A PROJECTED DEMAND FOR EMPLOYMENT LAND OF HECTARES 2.8 HA (7 ACRES) PER ANNUM. This provides the following profile;

8.4 Hectares (21 acres) of employment land from 2005 to 2008 22.4 Hectares (55 acres) of employment land from 2008 to 2016 14 Hectares (35 acres) of employment land from 2016 to 2021

A TOTAL OF 44.8 HECTARES OF EMPLOYMENT LAND (111 ACRES) TO 2021

There may however be a need to ‘front load’ the allocations into the 2005 to 2009 period to overcome the current stagnation of the market that has developed due to the shortage of readily available land for development. We have therefore suggested a site-specific approach in Stage 3 of this report.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

5.0 Stage 3; Identifying a Portfolio of Employment Sites

The objective of Stage 3 of the Review Process is to confirm which sites are likely to respond well to the expectations of occupiers and property developers and also meet sustainability criteria. The ODPM guidance suggests that this stage in the review represents the detailed site assessment of existing sites and a search and assessment of future sites, all of which are to meet future requirements.

It was agreed with Ryedale District Council that under Stage 1 of the process we would undertake the assessment of existing sites and that Stage 3 would look at proposed and potential sites. Under Stage 1, therefore, we have already identified those sites that should be retained and protected and those that should be released or subject to a criteria-based policy. Under Stage 3, we have undertaken a site search to identify gaps in the provision of sites for employment use. These sites have been subject to the same assessment as the existing sites in order to create a balanced portfolio.

The final outcome of the three stages will be a portfolio of sites that will meet local and strategic planning objectives whilst serving the requirements of businesses and developers.

Stage 1 has already assessed the fitness for purpose of the existing employment site portfolio and under Stage 2 we have deduced that there is an inadequate supply of sites against the level of demand anticipated in the forthcoming plan period.

In Stage 3 we also assess any “gaps” in the provision where a certain market segment is underrepresented and have also addressed some specific requirements specified by Ryedale District Council.

5.1 Devise Qualitative Site Appraisal Criteria

We have utilised the same appraisal criteria that were identified in Stage 1. The assessment criteria are intended to allow balanced judgements between what would be a “market led” view and a “planning/sustainable development led” view. The principal difference between the two will be the weight that should be attached to each criterion. While the potential for sustainable development is clearly crucial to be considered alongside the market attractiveness of sites, it is a complex, multi- dimensional concept and the degree of weight placed on each set of criteria is often a judgement decision for the Local Authority. In this instance, the Ryedale District Council have stressed the importance of sustainable development due to the relative rural nature of the district.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Again, we have applied a simple scoring system to individual site characteristics as outlined in Stage 1 to allow comparisons to be made.

Site appraisal criteria are totalled under each category but are not totalled across the three categories. Therefore each site has a total relating to:-

· Market attractiveness factors · Sustainable development factors · Strategic planning factors.

Evaluation of the employment site portfolio is a mixture of judgement and objective assessment and, in association with the District Council, we have taken an approach which compares sites with each other as well as applying absolute criteria.

The key messages which have come out of the Stage 1 and Stage 2 processes are as follows:-

1. The Stage 1 assessment and site surveys confirm that, in general, all existing sites across Ryedale and particularly those in Malton are at full capacity or are in the hands of a developer and have development pending.

2. The exceptions to the above are the inappropriate allocations made under the existing Local Plan that have failed to come forward for development due to a variety of constraints which have already been discussed. These include sites at Pickering, Kirkbymoorside and Helmsley and Norton Grove, Malton.

3. Other exceptions include allocations for the ‘expansion of existing businesses’ that have yet to be developed.

4. Stage 2 clearly indicated a shortage of land across all sectors but in particular land dedicated for B1 office development and land for general employment use in the B1 industrial and B2 categories.

5. Analysis of previous take up rates would indicate demand of up to 4 hectares (10 acres) per annum (subject to the limitations of these calculations as outline in 4.4.3).

6. The Regional Employment Land Study would indicate the following future take up rates across the three scenarios: -

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· 0.85 hectares (2 acres) per annum under Scenario A · 1.2 hectares (3 acres) per annum Under Scenario B · 1.62 hectares (4 acres) per annum under Scenario C

In Stage 3, therefore, we have taken into account these findings in identifying new employment sites to meet the needs of the future economy of Ryedale.

In addition to this we have also investigated more specific requirements of the District Council that have been indicated as being relevant to this study in the original brief, as outlined earlier in this report. These include the following: -

· The development of an advanced engineering park · Improved linkages with Science City, York and York Science Park · The development of a technology and business park

5.1.1 Advanced Engineering and Metals Clusters in Yorkshire and the Humber

The Yorkshire and Humber region has a very strong advanced engineering and metals (AME) cluster, encompassing the region's largest sector (metal related industry and production). Based on cluster mapping research, Yorkshire Forward has selected the advanced engineering and metals cluster as a priority for investment and promotion.

Investment is at an infrastructure level - e.g. in incubation units for start-ups, centres of excellence for improved research - encouraging higher productivity, more new business formation, greater innovation and increased inward investment.

The advanced engineering and metals cluster encompasses entire industries from steel and other metals and alloy processing, through to manufacturing high tech products for sectors including aerospace, automotive and household appliances.

Yorkshire Forward is already working to enhance this cluster with specific projects, including the development of an Advanced Manufacturing Park in Rotherham providing a focus for aerospace and manufacturing on a dedicated site. The Boeing Company has announced that it will be setting up an Aerospace Manufacturing Research Centre in conjunction with The University of Sheffield on the Park.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Key facts for Yorkshire and Humber advanced engineering and metals are: -

· There is already a very strong presence within region. · Some sectors are expected to show strong growth even though metals and mechanical engineering sectors are not expected to show strong growth overall e.g. environmental technologies, medical equipment, aerospace. · World-class companies are present in the region, providing a benchmark to move other companies towards higher value added products in growing sectors. · The region's universities have developed strong links throughout the advanced engineering and metals supplier base with key players across Europe and the UK particularly in the field of research. The University of Bradford is known for award winning research into mechanical and manufacturing engineering, working closely with European metallurgy companies, who in turn supply some of the world's most respected automotive companies. · Metals related industry and metal production is the region's largest sector by gross value added, accounting for over 16% of Yorkshire and Humber's gross value added. · 35 - 40% of the region's gross value added in manufacturing comes from companies within this cluster. · Many world-class companies are already located in Yorkshire and Humber, including Sheffield Forgemasters, Hopkinsons, Optare, Sulzer.

The benefits provided by the cluster concept for collaborative opportunities include supply chain development, innovation, skills, and marketing and promotion.

The objectives of this the Advanced Engineering and Metals Cluster Initiative are to: -

· Provide a gateway to information and support for AEM companies in the region. · Promote the benefits of lean manufacturing and other state of the art techniques. · Initiate and develop contacts between manufacturing companies, technology centres and academia. · Promote networking and collaboration between manufacturers, service businesses and academia. · Showcase examples of good practice. · Help to establish Yorkshire and Humber as the primary UK AEM region.

Although there is a ‘physical’ cluster at the Advanced Manufacturing Park in Rotherham much of the cluster concept is achieved through a business support network that reaches across the region and is available to all industries in the sector.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

5.1.2 Advanced Engineering in Ryedale

It is a notable feature of the Ryedale economy that there is strong presence of advanced engineering firms making goods ranging from aircraft and submarine products to microwave components and computer systems. The District Council is keen to encourage further development in this sector, while Yorkshire Forward seeks to promote advanced engineering and metals as one of its five priority regional clusters. Clusters have been discussed already in more detail in Stage 1. As part of the Employment Land Review process we have been asked to assess the possibility of allocating a specific site for this use. This would promote the benefits of physical proximity to improved productivity and growth in the advanced engineering and metals sector in Ryedale.

Conversely, however, the Regional Econometric Model (REM) does not indicate a significant growth in this sector in Ryedale, even in the more optimistic Scenarios B and C. This proposal was not recognised as one of the major new strategic scale economic impacts that were used to drive the analysis under Scenario C. Similarly there is no mention of taking the strength of the advanced engineering sector in Ryedale into account in the REM as this is primarily an aspiration for Ryedale District Council. This is perhaps one of the failings of the REM particularly as this does come out of them B of the SRIP which is discussed under Section 5.1.4 and is a district level aspiration.

An engineering sector questionnaire was undertaken in May 2005 and companies were surveyed regarding their businesses, property needs and future business plans.

The questionnaire received responses from 19 companies across Ryedale. Six of these expressed an interest in an advanced engineering park whilst 12 confirmed they were not looking to relocate or expand and one provided an ambiguous response. Therefore, only 31% of those who responded to the survey were interested in relocating.

Bearing in mind the findings of the Regional Econometric Model and the direct survey of advanced engineering businesses, the allocation of a site within Ryedale (where there is already a shortage of land for general B1 uses) would require significant investment by the public sector at significant risk.

It would be our recommendation, therefore, that increasing the general provision of employment land particularly on a more considered basis with proposals for master planning of some of the major sites would provide the necessary land in a mixed environment for the advanced engineering sector to grow. The master planning approach may allow particular sections of general employment sites to be allocated for specific uses of which advanced engineering could be one possibility as part of a business park dedicated to higher technology uses.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Whilst there is a clear and existing strong advanced engineering base in the district there may not be the critical mass, appropriate transport infrastructure, or proximity to major towns and cities that could support such a specialist development. However, given the linkages with other technology and science based uses there may be merit in the development of a technology/science park in Ryedale particularly given the potential to link to York Science Park and Science City, York.

Nonetheless, the most appropriate sites for such a use, as part of a wider technology and business park would be the land adjacent to Eden Camp, Malton. This is discussed in more detail elsewhere in this report.

Clustering does not necessarily entail or require locational proximity and the Advanced Engineering and Metals businesses in Ryedale may benefit from taking an infrastructural approach to clustering rather than a physical approach, forging greater linkages with the business community and Science City York in particular.

5.1.3 The Influence of the City of York

The influence of the City of York on the economy and the property market of Ryedale, particularly southern Ryedale and the towns of Malton and Norton, cannot be underestimated. The economic growth of the city and the rise in house prices has led to an increase in the width of the commuter belt around York. This has affected residential prices in settlements such as Malton and Norton and indeed across much of the southern part of the district.

A similar parallel can be drawn in the commercial property market where the demand for commercial development land for offices, high tech and industrial use in York has pushed up land values and the capital and leasehold values of commercial property. This has encouraged the more footloose occupiers to look at Ryedale as an alternative location for businesses. This has some benefits to the economy but, in addition, has the effect of increasing demand and values of commercial land in Ryedale, which may stifle the emergence and growth of indigenous businesses within the district. The A64 road linkage between York and Ryedale has heightened this effect.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

The impact of York as it relates to employment land and property issues can therefore be both positive and negative, particularly if those effects are not controlled from within Ryedale. It is important that positive links between Ryedale and York are encouraged so that the district may benefit from its sphere of influence rather than simply bear the burden of higher prices for residential and commercial land and premises. Therefore, Ryedale must aim to use its linkages with York to stimulate indigenous demand rather than simply provide land and labour for York’s “overspill”. The best method of benefiting from Ryedale’s proximity to York is to take advantage of the City’s reputation and strength as a high tech location and to tap into this knowledge base to the benefit of businesses in Ryedale. This is recognised in Theme B of the SRIP, which is discussed below.

5.1.4 Science City, York and York Science Park

Since its inception in 1998 as a partnership between the City of York Council and the University of York, Science City York has helped to create over 60 new technology companies and 2600 new jobs. It is funded thorough a range of partners from the public and private sector, including Yorkshire Forward (the Regional Development Agency for Yorkshire and the Humber).

Science City York provides a range of support services to assist in the creation and growth of technology-based businesses, entrepreneurs and skills development opportunities.

Its mission is to create business and employment opportunities in the York area through creative, science and technology exploitation. Science City York’s objective is to create an environment in which technology, skills and business can thrive, aiming to create 15,000 new science and technology jobs by 2021 in York.

Science City York initiatives include:

· Business Promoters: These individuals assist entrepreneurs to develop their business ideas, help with business planning, offer mentoring and practical business advice, and provide assistance with obtaining early stage funding. The Business Promoter service is well established and is supported by both Yorkshire Forward and Business Link, enabling the service to be provided without charge to technology-based businesses and start-ups in York and North Yorkshire.

· Early Stage Funds: Providing direct access to two early stage funds for technology-based businesses, the York Innovation Fund and the York Technology Growth Scheme.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

· Community Science: Commitment to promoting awareness of science and technology amongst the general public, and providing links to the benefits of an economy undergoing transformation to a science and technology base.

· Cluster Development: Supporting three industry-driven clusters of technology-based businesses: Bioscience York, Creative York, and IT & Digital York. The cluster networking events and supply chain support activities enhance the entrepreneurial culture that is emerging as a feature of the York area economy.

· Supply chain services: The Supply Chain Development programme in the science and technology sectors promotes the development of supply chain and supply linkages between York and North Yorkshire’s companies and their customers and suppliers. Improving business efficiency and cost effectiveness through the supply chain is key to business success.

· Skills For Business: Working in partnership with the Learning and Skills Council North Yorkshire and other local partners, provides access to specialist programmes to assist training and workforce development capabilities.

In summary, by providing a combination of dedicated business development support, and general support through cluster involvement, the aim is that Science City York provides an infrastructure and culture that enables technology businesses to successfully become established, grow and thrive.

The development and encouragement of world-class clusters in bioscience, information and communication technology, and heritage and arts technology has been proactively pursued, in particular through the Science City York Initiative. This has lead to York establishing itself as a technology centre and the successful development of York Science Park.

The 21-acre Science Park is a joint venture between the University of York and P & O Developments Limited. Located on the University of York campus, the Science Park is a prestigious and specialised development, specifically catering for the needs of science, technology and knowledge based businesses. It facilitates technology transfer and business development by providing knowledge- based enterprises with purpose built facilities as well as direct links to the world-renowned University of York and the Science City York Initiative.

There are purpose built incubation facilities including the Innovation, Bio and IT Centres, making York the first UK Science Park to offer dedicated IT, bio and knowledge based incubation space on a single site.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

The existence of a strong engineering sector in Ryedale provides a natural synergy with this element of York’s economy and this is clearly not being exploited at the present time. The infrastructure and culture within York is available for the businesses of Ryedale to tap into, and become part of, York’s high technology cluster. This can be promoted with or without a physical cluster of businesses on the same site geographically. We are therefore not of the view that a fully dedicated Advanced Engineering Park within Ryedale is necessarily essential or appropriate to build upon Theme B of the SRIP. Connections with York can be strengthened through the encouragement of greater linkages with the business community and Science City York in particular. In addition, it would be more appropriate and economically viable to incorporate an advanced engineering cluster within a more general technology park.

5.1.5 Technology and Business Park Development

At the present time Ryedale has very limited B1 office supply both in and out of town. However, there has been strong demand to convert rural buildings for B1 office uses and for B1 office premises in managed workspace type developments. Whilst there is no doubt that, historically, demand for employment premises in the district has been primarily from the industrial sector, anecdotal evidence from property agents and developers would suggest that there is latent demand for B1 office accommodation in the right location to meet the needs of a growing service sector.

This, in turn, is supported by the findings of the Regional Econometric Model and Regional Employment Land Study, which has already been discussed in Stage 2. In addition, the Malton and Norton Economic Impact and Needs Analysis undertaken by AMION in May 2002 identified a need for growth in the service sector in the twin towns and an essential aspect of realising this will be the provision of quality property to meet the needs of today’s occupiers.

We believe that the case for a B1 office park development is clearly one of supply led demand/speculative development to make the product available to encourage interest from occupiers. This is a pattern of development that has a proven track record in both urban and more rural locations and we would consider that it would be particularly appropriate for sites near to the A64. This would have the impact of being accessible and visible to occupiers from across the district and may draw in some occupiers from neighbouring districts such as York.

In our shortlist of proposed sites we have identified those sites where we consider a B1 office element in whole or part would be appropriate as part of a master planned approach to development. Some of the sites may also include higher value uses to road frontage land where appropriate, such as car showroom use, and high quality B2 industrial development to the rear of the site.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

In addition to responding to demand from the B1 office sector, we have already discussed the possibility of a high quality technology park development. This could, if carefully masterplanned and controlled, be developed to accommodate B1a (offices) B1b (research and development, studios, laboratories and high technology) B1c (light industry) and high quality b2, incorporating advanced manufacturing all on one site. The uses should be spatially segregated as appropriate and retail and leisure uses should be resisted, except where they would supplement the overall purpose of the development.

5.2 Proposed New Employment Sites

A range of potential new employment sites has been identified during the Employment Land Review process. These have been brought forward from various sources including our own site surveys, recommendations from the Local Authority and local business community and proposals from landowners and developers amongst other sources. The full list of sites proposed can be found in Appendix 1 and have all been assessed using the criteria outlined in the Stage 1 work.

From the list of proposed new employment sites, the following sites are recommended for inclusion as “Employment Allocations” in the Employment Land Supply DPD.

TABLE 18 PROPOSED NEW EMPLOYMENT ALLOCATIONS

Site Name/ Identity Town/Locality Area Policy Recommendations (ha)

Expansion land to West of Kirkbymoorside 0.7 Consider allocation for employment uses Kirkby Mills Industrial in longer term to replace site proposed for Estate de-allocation. May need Ryedale District Council intervention/public funding, and will need to overcome flood risk issues. Land immediately west of Malton 6.81 Allocation of site for employment uses York Road Industrial Estate subject to the approval of a design brief by - Phase 1 (Gordon Barker) the District Council. B1/B2 and other appropriate high quality uses (such as car showroom) on the frontage and other prominent areas. Land West of York Road Malton 3.32 Allocation of site for employment uses Industrial Estate - Phase 2 subject to the approval of a design brief by (Fitzwilliam Estates) the District Council. B1/B2 uses and other appropriate high quality uses (such as car showroom) on the frontage and other prominent areas. Interchange Site, Norton Malton 1.2 Part of a comprehensive mixed-use Road redevelopment to include B1 use subject to the approval of a master plan by the Site area shows estimated District Council. employment land element only

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Site Name/ Identity Town/Locality Area Policy Recommendations (ha) Land adjacent to Eden Malton 8 Allocation for B1 and appropriate B2 uses Camp - Phase 1 with the possibility of providing for Theme B of the SRIP. May include cluster development for high technology/advanced engineering. Subject to the approval of a detailed design brief or master plan by the District Council. Land adjacent to Eden Malton 3.78 Allocation of site for long-term expansion Camp - Phase 2 of phase 1 development.

Corner of East Mount & Malton 0.9 Redevelopment of this site could include Old Malton Gate an element of B1 office use. Will be subject to a development brief approved Site area shows estimated by the District Council. Any scheme employment land element would require the replacement of the only existing sports facilities on a suitable alternative site. Land South west of Norton Norton 4 Allocation for the expansion of Norton Grove Industrial Estate Grove Industrial Estate to provide for B1/B2/B8 uses. Will depend upon the Site area shows estimated provision of new highway infrastructure. employment land element only Woolgrowers Site, Park Norton 2 Redevelopment including B1 office space Road and incubator units, subject to funding for highway infrastructure. Approval of an Site area shows estimated overall scheme will be required by the employment land element District Council. only

Beckhouse Farm Norton 3.75 Allocation for B1, B2 and B8 uses. Subject to improved access onto the A64 and approval of a design brief by the District Council.

Land South of Thornton Pickering 2.9 Allocation of site for B1, B2 & B8 uses Road subject to the approval of a design brief by Industrial Estate - Phase 1 the District Council. Site owned by Second Site Property (Transco) therefore parts of the site may be contaminated. Public sector funding may possibly be required but this is unclear at the moment. Land South of Thornton Pickering 4 Allocation of site for B1, B2 & B8 uses Road subject to the approval of a design brief by Industrial Estate - Phase 2 the District Council. Site owned by Second Site Property (Transco) therefore parts of the site may be contaminated. Public sector funding may possibly be required but this is unclear at the moment.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Site Name/ Identity Town/Locality Area Policy Recommendations (ha) The Coal Depot site, Pickering 0.4 Redevelopment including B1 uses; Junction of Vivis Lane and subject to the approval of a master plan Hungate by the District Council and overcoming flood risk issues. Site area shows estimated employment land element only

Total 42.43

From the list of proposed new employment sites the remaining sites have been assessed as follows in table 19 and are not being recommended for allocation.

TABLE 19 PROPOSED SITES WITH NO ALLOCATIONS Site Name/ Identity Town/Locality Area Policy Recommendations (ha) Land south of BATA Amotherby 0.44 Expansion policy for existing businesses within development limits Bentleys Garage Amotherby 0.45 Expansion policy for existing businesses within development limits Power Petrol Station site, Kirkbymoorside 0.32 New Business development within New Road development limits Land north west of Showfield Malton 5.4 Criteria evaluation does not support Lane Industrial Estate allocation. Travis Perkins site, Malton 0.16 Criteria evaluation does not support Yorkersgate allocation. Highfield Road Malton 1.6 Criteria Evaluation does not support allocation.

South of Norton Grove Norton 1.68 Criteria evaluation does not support industrial Estate allocation. ATS Site off Commercial Norton 0.8 Criteria evaluation does not support Street allocation. Residential use likely. Land east of Outgang Lane Pickering 0.5 Criteria evaluation does not support allocation. Wards Sherburn 10.11 Expansion policy for existing businesses outside settlement limits Swinton Grange Swinton 6 Rural diversification policy on future development. Total 27.46

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

5.2.1 Existing Sites to be Retained or Released

We have already identified those sites within the existing portfolio that should be retained or released within Stage 1; these are discussed further in the “Policy” section of this report. A summary of undeveloped existing “Employment Allocations” to be retained can be found in table 20 below.

TABLE 20 EXISTING ALLOCATIONS TO BE RETAINED Site Name/ Identity Town/Locality Area Policy Recommendations (ha)

Land to the south of Helmsley 1.356 Retain allocation subject to proposed Storey Close masterplan by Yorkshire Forward and adopted by the District Council. Land east of Hugden Norton 2.3 Retain allocation to consolidate estate. B2 uses Way preferred. Total 3.65

5.2.2 Mixed Use

We have included mixed use sites where there is likely to be an element of employment land. Within the tables above, we have made an estimate of the amount of land within these sites that may be available for employment use.

ODPM guidance recommends that employment land reviews must take account of the growing importance of mixed-use development and the use of area based regeneration and development frameworks, if their findings are to be reliable. However, unless there are extant planning permissions, or a realistic adopted development brief or master plan, quantification of the likely employment component and the timing for development has to be estimated. In most authorities, mixed-use development will provide a significant component of future employment land and it is important to recognise and allow for the uncertainty that this introduces into employment capacity estimates.

We have made initial estimates as to the amount of land which may be allocated for employment uses on mixed use sites within the district but this is likely to change over time and will need to be revisited as part of the ongoing monitoring process.

Against the priority sites we have offset these recommended for de-allocation as shown in table 25 below.

6 Precise site area to be clarified following completion of a masterplan of the area by Yorkshire Forward.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

5.3 Stage 3; Conclusions and Priorities

We have summarised our recommended employment land portfolio in terms of preferred options for short, medium and long-term development and each site has been analysed individually in term of policy or specific comments. Our priority portfolio is listed in the three tables below.

TABLE 21 SHORT TERM PRIORITY SITES

Site Name/ Identity Town/Locality Area Policy/ Comments (ha)

Land immediately west of Malton 6.81 Allocation of site for employment uses subject to York Road Industrial the approval of a design brief by the District Estate - Phase 1 (Gordon Council. B1/B2 and other appropriate high Barker) quality uses (such as car showroom) on the frontage and other prominent areas. Land South of Thornton Pickering 2.9 Allocation of site for B1, B2 & B8 uses subject to Road the approval of a design brief by the District Industrial Estate - Phase Council. Site owned by Second Site Property 1 (Transco) therefore parts of the site may be contaminated. Public sector funding may possibly be required but this is unclear at the moment. Land east of Hugden Way Norton 2.3 Retain allocation to consolidate estate. B2 uses preferred. Norton Grove Industrial Norton 0.42 Existing Industrial Estate Estate ( Infill plots)

Total Site Area 12.43

TABLE 22 M EDIUM TERM PRIORITY SITES

Site Name/ Identity Town/Locality Area Policy/ Comments (ha) Land West of York Road Malton 3.32 Allocation of site for employment uses subject to Industrial Estate - Phase the approval of a design brief by the District 2 Council. B1/B2 uses and other appropriate high (Fitzwilliam Estates) quality uses (such as car showroom) on the frontage and other prominent areas.

Land South of Thornton Pickering 4 Allocation of site for B1, B2 & B8 uses subject to Road the approval of a design brief by the District Industrial Estate - Phase Council. Site owned by Second Site Property 2 (Transco) therefore parts of the site may be contaminated. Public sector funding may possibly be required but this is unclear at the moment. Land to the south of Helmsley 1.35 Retain allocation subject to proposed master Storey Close plan by Yorkshire Forward and adopted by the District Council.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Site Name/ Identity Town/Locality Area Policy Recommendations (ha) Corner of East Mount & Malton 0.9 Redevelopment of this site could include an Old Malton Gate element of B1 office use. Will be subject to a development brief approved by the District Site area shows estimated Council. Any scheme would require the employment land element replacement of the existing sports facilities on a only suitable alternative site. Land South west of Norton 4 Allocation for the expansion of Norton Grove Norton Grove Industrial Industrial Estate to provide for B1/B2/B8 uses. Estate Will depend upon the provision of new highway infrastructure. Site area shows estimated employment land element only Total Site Area 13.57

TABLE 23 LONG TERM PRIORITY SITES

Site Name/ Identity Town/Locality Area Policy/ Comments (ha)

Expansion land to West of Kirkbymoorside 0.7 Consider allocation for employment uses in Kirkby Mills Industrial longer term to replace site proposed for de- Estate allocation. May need Ryedale District Council intervention/public funding, and will need to overcome flood risk issues. Beckhouse Farm Norton 3.75 Allocation for B1, B2 and B8 uses with the possibility of providing for Theme B of the SRIP. May include cluster development for high technology/advanced engineering. Subject to improved access onto the A64 and approval of a design brief by the District Council. Interchange Site, Norton Malton 1.2 Part of a comprehensive mixed-use Road redevelopment to include B1 use subject to the approval of a master plan by the District Council. Site area shows estimated employment land element only

Woolgrowers Site, Park Norton 2 Redevelopment including B1 office space and Road incubator units, subject to funding for highway infrastructure. Approval of an overall scheme will Site area shows estimated be required by the District Council. employment land element only

The Coal Depot site, Pickering 0.4 Redevelopment including B1 uses; subject to the Junction of Vivis Lane and approval of a master plan by the District Council Hungate and overcoming flood risk issues.

Site area shows estimated employment land element only

Total Site Area 8.05

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

5.3.1 Technology and Business Park Allocation

In addition to the short, medium and long-term priority sites, a site appropriate for a Technology and Business Park, which have been discussed earlier in this report are a clear priority. Notwithstanding this, we are not proposing a specific timescale for this development due to the potential complexities and scale of such a development as part of a relatively new market approach for the district. We propose that this site would be developed throughout the LDF plan period. The sites proposed are located adjacent to the Eden Camp and we propose phased approach as outlined below:

TABLE 24 TECHNOLOGY AND BUSINESS PARK SITES Site Name/ Identity Town/Locality Area Policy/ Comments (ha)

Land adjacent to Eden Malton 8 Camp - Phase 1 Allocation for high quality B1, B2 and B8 uses to help implement Theme B of the SRIP. May Land adjacent to Eden Malton 3.78 include cluster development for high Camp - Phase 2 technology/advanced engineering. Subject to the approval of a design brief by the District Council. Total Site Area 11.78

Sites recommended for de-allocation are shown in table 25 below.

TABLE 25 SITES FOR DE-ALLOCATION Site Name/ Identity Town/Locality Area Policy/ Comments (ha)

Expansion land Kirkby Mills Kirkbymoorside 0.7 Criteria evaluation supports de-allocation. Re- Industrial Estate allocate land immediately to the west of the existing industrial estate for employment uses.

Land east of Westfield Way Norton 1.3 Criteria Evaluation supports de-allocation

Expansion land to Thornton Pickering 0.25 Criteria Evaluation supports de-allocation Road Industrial Estate

Total Site Area 2.25

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

This has enabled us to arrive at a summary of recommended employment land allocations as outlined below.

TABLE 26 SUMMARY OF EMPLOYMENT LAND ALLOCATIONS

Timeframe/ Site Description Years Area (acres) Area (ha)

Short Up to 2008 30.71 12.43

Medium 2008 to 2016 33.53 13.57

Long 2016 to 2021 19.89 8.05

Technology and Business Park n/a 29.10 11.78

Sub Total 113.24 45.83

De-allocations (5.55) (2.25)

NET PROPOSED SUPPLY TO 2021 107.65 43.58

It should be noted that these figures cannot be finite or the timescales wholly accurate. There will be some employment allocations that will ultimately be developed for alternative uses and therefore will have to be removed from the total supply at that time. There are several notable sites, such as those formerly occupied by Travis Perkins, and Dewhursts, which have already been considered for alternative uses, such as housing. However, at this stage it is not possible to be accurate about the likelihood or quantum of all those employment sites that may be developed for alternative uses over the plan period. Instead, such changes should be monitored and the amount of land that is released for new employment uses should be amended to compensate for these losses.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

In addition there will clearly be some windfall sites (land currently in a non-employment use) which are likely to come forward during the plan period for employment use. In particular, based on historic evidence, these are likely to come from applications to convert rural buildings to employment uses. Again, the quantum of windfall sites it is not possible to predict at this time.

An examination of historic consents that demonstrate windfall opportunities has been undertaken using the District Council’s records of planning consents. This indicates that between 1998 and 2005 approximately 18 hectares of land could be attributed to windfall sites. This equates to 2.25 hectares of land per annum although not all of these have been implemented yet and the total site areas within the planning application will not all be taken up for employment use. This is primarily because the majority of windfall sites in Ryedale fall in the category of reuse of rural buildings where the amount of the total site actually developed is relatively small.

We have not been supplied with historic data on the rate of the loss of employment sites to alternative uses and therefore do not consider it appropriate to identify a quantum of windfall sites offset against potential site losses.

One of the important roles of the monitoring process is monitoring the rate of loss of employment land against the rate of increased supply through windfall sites to ensure that the supply of employment land is accurately tracked over the plan period. We recommend that this approach is stringently followed in future.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

6.0 Policy and Monitoring

6.1 Policy

This section of the report details how the results of the employment land review can be transferred to an appropriate policy framework, which will primarily comprise of the Employment Land Supply Development Plan Document (DPD).

Through the preparation of the employment land review it has been necessary to acquire a full understanding of the needs of Ryedale District, as detailed earlier in this report, and identify the opportunity and constraints that exist which have informed the proposed allocations and policy formulation.

In developing the Employment Land Supply Development Plan Document and appropriate policies it is necessary to take into account a range of national, regional and local policies or strategies.

6.1.1 National Planning Policy

National Policy that has informed the formulation of the proposed policies for the Ryedale LDF is listed below:

· Planning Policy Statement 1 (PPS1): · Delivering Sustainable Development · Planning Policy Guidance Note 4 (PPG4): · Industrial, Commercial Development and Small Firms · PPS6: Planning for Town Centres · PPS7: Sustainable Development in Rural Areas · PPS12: Local Development Frameworks · PPG13: Transport

The full list of our proposed policies is detailed later in this section.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Of particular relevance in formulating these policies is the guidance to Local Planning Authorities (LPAs) in respect of the Core Strategy and other Development Plan Documents (DPD) contained within PPS 12 which states that: -

· Clear and precise general policies should be provided in the Core Strategy; · Criteria based policies should be utilised within the Core Strategy for identifying broad locations and priorities for new development. This will be expanded upon through the preparation of an Area Action Plan or DPD, that allocate land for development, and deal with unforeseen circumstances such as windfall sites; · Policies which reflect the wider economic and community objectives to be achieved, not just those concerned with land use planning and environmental protection; and · Policies and proposals included within DPDs should bee deliverable within the plan period.

6.1.2 Regional Spatial Strategy (RSS)

Following the Planning and Compulsory Purchase Act 2004, Regional Spatial Strategy (RSS) effectively replaced Regional Planning Guidance (RPG). It forms part of the development plan and must be consistent with, and support, the Regional Economic Strategy (RES).

Regional Spatial Strategy for Yorkshire and Humberside covers the Ryedale District and sets out a regional framework that addresses the spatial implications of broad issues such as the economy with this document providing guidance on region wide economic issues necessary for creating a modern and successful economy.

Statutory consultation on the “Yorkshire and Humber Plan” commenced on the 16th January 2006 and is due to finish on 13th April 2006.

RSS establishes a strategic context and methodology to assist Local Authorities and other bodies in updating employment land portfolios. Specifically, policies E1 to E3 provide a generic context for the provision of employment land and policy E3 setting out the strategic context for reviewing employment land. This policy requires that “all plans, strategies and programmes in the Region to support the availability of sufficient land in sustainable locations to meet the needs of a modern economy.” RSS does however recognise that this advice is not intended to be comprehensive but utilised as a supplement to the more general guidance contained in the ODPM guidance “Employment Land Reviews”.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

The economy chapter of RSS also requires Local Authorities such as Ryedale to work in partnership with other agencies and sub-regional and local economic / investment partnerships to ensure there is a suitable range and choice of employment land, sites and premises. A key role of the RSS for Yorkshire and the Humber is to establish a strategy upon which new development will be distributed throughout the region.

Policies included in the Employment Land Supply Development Plan Document will need to be in general conformity with the policies outlined in RSS. As stated previously, employment land will need to be distributed in a sustainable manner and meet the requirements of, and provide significant benefits to, the local community of Ryedale.

RSS provides strategic policy advice rather than on an area by area or indeed site by site basis, however, as described in earlier sections of this Report, it does divide the Region into a number of different sub-areas with the Ryedale District covered by two of these sub–areas: -

The Remoter Rural Sub-Area incorporates the northern and eastern parts of the District including the towns of Pickering, Kirkbymoorside and Helmsley. Policy RR1 of RSS relates to the Remoter Rural Sub-Area and states that the economic development strategy for this area is to:-

- foster economic diversification which does not damage the sub-area’s built and natural features; and - encourages creative, diverse and low impact enterprises which provide employment opportunities and contribute to meeting local needs.

The York Sub-Area incorporates the southern and western parts of the District and includes the towns of Malton/Norton.

RSS identifies Malton as one of the Principal Service Centres and it should complement the role of York and serve the needs of its hinterlands.

Policy Y1 of RSS sets out the economic strategy to the York Sub Area and relevant to Malton states that the town will support appropriate scales of economic growth. Furthermore, the benefits of York’s economic success should be spread to other parts of the sub-area ensuring that all members of the community have access to employment opportunities.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

6.1.3 ODPM Planning Guidance Note: Employment Land Reviews

This ODPM guidance states that the employment land review should be utilised to inform strategic employment land policy, as set out in the Core Strategy, and support site-specific allocations. Furthermore, and as advised in this guidance, it has also been considered necessary in preparing a policy framework for the Employment Land Supply Development Document that reflects the Core Strategy and: -

· Provides certainty to landowners and developers together with the local communities; · Ensures there is adequate provision of both employment land and premises which can be safeguarded against competing higher value land uses; and · Ensures there is an appropriate portfolio of employment sites to provide sufficient choice of sites and premises to meet foreseeable local needs.

6.1.4 The Ryedale Local Development Framework (LDF)

The Ryedale LDF will consist of a number of documents prepared under the provisions of the Planning and Compulsory Purchase Act 2004. These will facilitate and control future land-use and development throughout the District. The Employment Land Supply Development Plan Document will include planning policies (regarding employment issues) on which development control decisions will be partly based and will allocate land for employment uses.

The Core Strategy has reached the third and final consultation stage and sets out a long-term spatial vision over the next 15 years. The Employment Land Supply DPD will need to conform with the Core Policies contained within the Core Strategy, which have been framed in the context of national planning guidance and the Regional Spatial Strategy.

6.1.5 Employment Land Supply Development Plan Document (DPD)

Ryedale has employment needs that are specific to the district and through the implementation of policies contained within the Employment Land Supply DPD appropriate provision can be made for economic development, regeneration, sustainable development and environmental protection.

The policy framework detailed within this document has been developed to expand upon the strategic policy framework that is included within the Core Strategy. This principally relates to Policy CP5 of the Core Strategy, which outlines a series of key actions for employment provision that will be addressed primarily through the Employment Land Supply DPD.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Given the make up of Ryedale, however, it is also considered important to include criteria based policies for development in certain locations. Nonetheless, site-specific allocations will form a major part of the DPD, which will be identified on the relevant proposals map, and will guide development to these locations.

Our proposed policies, having regard to the specific needs of Ryedale and devised as a response to our findings within this Employment Land Review are listed below.

Policy 1 - Distribution of Employment Land

The distribution of land for employment uses is based on the following principles taking into account infrastructure capacity (existing & planned) and environmental opportunities and constraints.

· The provision of employment land should be in sustainable locations offering job prospects close to the homes of the workforce reducing the need to travel by car to work.

· The main focus for new significant employment development will be encouraged in or on the edge of the Principal Service centre of Malton/Norton (including Old Malton) and development of the economic linkages between York and the wider sub-region.

· Development will also be encouraged in the Local Service Centre of Pickering and the other Local Service Centres of Kirkbymoorside and Helmsley; and

· Within the Service Villages of Amotherby & Swinton, Ampleforth, Beadlam & Nawton, Hovingham, Rillington, Sherburn, Sheriff Hutton, Slingsby, Staxton & Willerby and Thornton le Dale small scale development of employment uses to provide local employment opportunities and development relating to existing employers will be appropriate.

· In non-service villages, only very small-scale development to meet local needs will normally be appropriate.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Policy 2 – Location of Development

New development will be permitted on sites: -

· Within the development limits of the settlement limits listed in Policy 1 or on allocated employment sites adjacent to them;

· Within the development limits of other settlements only where it meets the local economic requirements;

· Adjacent to village development limits where it is for small-scale employment provision; or

· In the open countryside, only where it can be demonstrated that there is an essential need for development in that location.

Policy 3 - Employment Allocations

The following sites are allocated for industrial / business development (class B1, B2 and B8 uses): -

Land to the south of Storey Close Helmsley 1.35

Land east of Hugden Way Norton 2.3

Expansion land to West of Kirkby Mills Industrial Estate Kirkbymoorside 0.7

Land immediately west of York Road Industrial Estate – Malton 6.81 Phase 1 (Gordon Barker) Land West of York Road Industrial Estate - Phase 2 Malton 3.32 (Fitzwilliam Estates) Interchange Site, Norton Road Malton 1.2 Land adjacent to Eden Camp - Phase 1 Malton 8.0 Land adjacent to Eden Camp – Phase 2 Malton 3.78 Corner of East Mount & Old Malton Gate Malton 0.9 Land south west of Norton Grove Industrial Estate Norton 4 Woolgrowers Site, Park Road Norton 2 Beckhouse Farm Norton 3.75 Land South of Thornton Road Industrial Estate - Phase 1 Pickering 2.9 Land South of Thornton Road Industrial Estate - Phase 2 Pickering 4 The Coal Depot site, Junction of Vivis Lane and Hungate Pickering 0.4

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Policy 4 – Location of B1 Office Development The Service Centres within Ryedale District will remain the principal locations for B1 office use. Encouragement will be given to the re-use of brownfield sites particularly within the Principal Service Centre of Malton/Norton.

Policy 5 - Existing Industrial Estates/Areas

New business development will be encouraged on existing industrial estates/areas, particularly in sustainable locations that are accessible by non-car modes of transport.

The expansion of existing industrial premises and their refurbishment or redevelopment for employment purposes will be supported in sustainable locations.

Policy 6 - New Business Development and Expansion for Existing Businesses Within Development Limits

Within Development Limits the establishment of new industrial/business uses (Class B1, B2 and B8 uses) involving the construction of new buildings and the redevelopment or conversion of existing buildings and the expansion of existing industrial business uses will be permitted provided that the proposal meets all of the following criteria: -

· It is of a scale and type appropriate to the locality and would not adversely affect the character or appearance of the surrounding area;

· It will not have a significant effect on residential amenity;

· It is of a good standard of design and satisfactorily blends into the locality in terms of its design, siting and materials;

· It will not result in the loss of or damage to open spaces or other features which contribute to the character of the settlement;

· It will not create unacceptable highway problems;

· It will not result in the loss of land identified as being of recreational value;

· It will not have an adverse effect on areas or buildings of historic or architectural interest, or sites of nature conservation value or archaeological importance.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Policy 7 - New Business Development and Expansion for Existing Businesses Outside Development Limits

Outside development limits, new industrial and business development and proposals for the extension of existing employers industrial / business premises (class B1, B2 & B8 uses) which require planning permission will be permitted in the open countryside where the following criteria are met:-

· It can not be accommodated within the settlement limits; and · It involves the re-use or adaptation of an existing building, a proposal for farm diversification; or other small-scale proposals requiring a countryside location for operational reasons; or · Small scale new building adjacent to a rural settlement which is well related to the settlement and would, benefit the local economy; or · It provides for the expansion of an existing employer.

Furthermore: -

· New development should be well located in relation to the local road network and proposals should not create significant volumes of traffic; and · Proposals should not have an adverse effect on the character, appearance or general amenity of the area. · It will not have a significant adverse effect on the character or appearance of the countryside; · It respects the scale, design and materials of the original building; · It will not have a significant adverse effect on the amenity of nearby residents; · It will not generate traffic of a type or amount inappropriate to the local road network; · It respects the scale and level of activity in the locality; · It is for a building which is of a good standard of design and satisfactorily blends into the landscape in terms of its design, siting and materials; · It will not have a significant adverse impact on sites of nature conservation value or archaeological importance, or buildings of historic or architectural interest; · Is not located within the Green Belt.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Policy 8 - Rural Diversification Policy

Outside development limits and within sustainable locations, the conversion of agricultural and other rural buildings to industrial/business uses (class B1, B2 and B8 uses) will be permitted when all of the following criteria are met: -

· The building is of a form, bulk and general design in keeping with its surroundings, or · The building is structurally sound so as to be capable of conversion without major rebuilding; · The building is large enough to be converted without the need for substantial new extensions; · The alterations to the appearance of the building are sympathetic to its design, character and materials and do not have an adverse effect on the character or appearance of the countryside; · The scale and nature of the use proposed is appropriate to the locality; · The development will not generate traffic of a type or amount inappropriate to the local road network; · The proposal does not have an adverse effect on any nature conservation interest.

New build development will be permitted subject to meeting the relevant requirements above and the policy relating to New Business Development Outside Development Limits.

Policy 9 - Protection Policy

Proposals for non employment uses (i.e. uses outside the B use classes), will not be permitted on land identified for employment purposes under Policy 3 and on the sites identified on the associated proposals maps, unless all the following criteria can be met: -

· The site is not reserved for specific types of employment use under Policy 3; · Sufficient alternative employment sites exist district wide, are readily available in terms of quality and quantity so as not to prejudice the achievement of the employment land strategy; · Within the locality there are sufficient alternative employment sites available in terms of quality and quantity so as not to prejudice opportunities for local employment uses; · The proposal would not result in environmental, amenity or traffic problems.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Possible Policies to be Utilised

Policy 10 - Incubator Policy

Within the Ryedale District sites for incubator units/micro businesses (where less than ten people are employed) will be encouraged within the Principal Service Centre of Malton/Norton, the Local Service Centre of Pickering and the other Local Service Centres of Kirkbymoorside and Helmsley.

Proposals should not result in demonstrable harm to residential amenity or the local environment.

Policy 11 – Technology and Business Park

Land adjacent to Eden Camp Phase 1 is identified as a key technology and business park site reserved for office/business uses (B1), technology / science park uses and appropriate B2 uses.

Planning Permission will only be granted for retail and leisure uses that are conducive to the principal use of the site as a technology and business park.

The redevelopment of this site will be subject to the preparation of an individual master plan to be approved by the District Council.

6.2 Policy Explanation

In this section we provide an explanation to some of the policies outlined above where we consider they require clarification.

6.2.1 Distribution of Employment Land

The Policy approach proposed for this DPD promotes employment in sustainable locations reflecting guidance at both a national and regional level. Furthermore, the Core Strategy provides the spatial strategy for the District and sets out how new development will be distributed amongst the District’s towns and villages as set out in Core Policy One (CP1).

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

The location of employment related development will reflect Policy CP1 of the Core Strategy, with the promotion of employment generating uses on sites that are in sustainable locations and in proximity to the existing workforce. This strategy and distribution of employment land as detailed in Policy 1 is in accordance with the most recent national planning guidance namely PPS1 and PPS6.

To comply with the above policy, employment development is encouraged within development limits of settlements, particularly in the settlements detailed in Policy 1, where it is of an appropriate scale etc. A criteria based policy has been devised (policy 6) for new business development and the expansion for existing business within development limits.

It is however recognised that Ryedale is predominantly a rural district and that the rural economy plays an important role, and together with a number of major employers who are also located in some villages, will continue to make a significant contribution to the economic profile of Ryedale during the lifetime of this DPD.

These major employers are important to Ryedale and it is essential that the necessary policy framework is in place to encourage them to remain within the district. Within the existing Statutory Development Plan, the Ryedale District Local Plan adopted in March 2002, the majority of major employers sites were specifically allocated for employment use, particularly where they were located in rural locations.

6.2.2 Employment Protection

Within this DPD it is not considered necessary to specifically ‘allocate’ those employment sites that are to be protected. This can be addressed through an “Employment Protection Policy” which safeguards these sites and others that are allocated for existing employment use. This approach reflects advice provided at strategic level in the form of Policy E5 of RSS. This criteria based policy can then be utilised to protect against alternative uses outside the B use category where necessary as detailed in Policy 9.

6.2.3 Employment Development in Rural Locations

It is also proposed that a criteria-based policy forms part of the DPD to deal specifically with New Business Development and the Expansion for Existing Business Outside Development Limits (see Policy 7). It will therefore be for the applicant to meet the requirements of this policy in order to justify the development proposed.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Whilst it is proposed to tightly control new development on sites outside the areas detailed in Policy 1, in order to protect the natural environment and high quality landscapes together with the smaller rural communities, there need to be policies in place which encourage appropriate development in rural locations that meet the needs of the rural area and respective communities.

It is evident from the findings of the Employment Land Survey that the rural employment market plays and will continue to play an important role within Ryedale. A balance does therefore need to be struck between provi ding the necessary provision of employment land and protecting the environment from inappropriate development.

A Rural Diversification policy is therefore proposed which allows for the re-use of redundant rural buildings in sustainable locations and, where appropriate, new build development for employment generating uses subject to meeting specific criteria. Examples of sites where this is relevant are detailed in Table 3 earlier in this report.

A criteria based policy is also proposed which relates to New Business Development and Expansion for Existing Businesses Outside Development Limits (Policy 7).

6.2.4 Specific Employment Requirements

The policies contained within this report propose to encourage the diversification of the Ryedale economy and provide good quality employment sites that will create opportunities for existing and new growth sectors. Through the allocation of around 45 hectares of employment land a range of qualitative sites can be provided across the B uses, meeting the existing needs of the district and providing high quality sites for new sectors under policy 3.

The Review has identified the need for high quality B1 office space, which is currently lacking throughout the District. It is therefore proposed to allocate sites and /or areas of sites specifically for high quality B1 office use. To achieve high quality developments on these high profile sites the majority will be subject to the preparation of a master plan to be approved by the Council as detailed in Table 20 and Policies 3 and 11.

Through this policy approach, and as advocated in National Planning Guidance in the form of PPS1 and PPS6, sustainable locations such as the Principal Service Centre of Malton/Norton, the Local Service Centre of Pickering and the other Local Service Centres of Kirkbymoorside and Helmsley are the prime locations for B1 office use. Policy 4 also promotes the re-use of brownfield sites particularly within the Principal Service Centre.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

This study has identified that there is demand for sites for incubator units/micro businesses where there are less than ten employees. The location of such sites follows the same principles as the location for B1 Office Development i.e. within the Principal and Local Service Centres and forming an element to larger employment allocations and mixed-use sites.

Further detail can be found in Policy 10 and tables 25 & 27.

Advice contained within the recently issued PPS1 recognises that mixed-use developments both within and outside town centres results in environments that are vital, viable and diverse and which reduce the need to travel. Mixed-use schemes that deliver employment land will play an important role in this DPD and, in the majority of cases, will contribute to urban regeneration through the reuse of previously developed land, creating a sustainable pattern of development.

A number of sites within or on the edge of the Principal and Local Service Centres are identified as sites where mixed use schemes will be encouraged and where there is likely to an element of employment land (see Policy 3 and Table 26).

Such an approach is likely to, in the majority of cases; deliver an element of employment space that would not be achievable if just employment uses were sought as some of these sites are constrained by issues such as highways and contamination. This mixed use approach aims to achieve development of high quality employment uses alongside higher value uses.

As stated previously in the report there are several advanced engineering firms located within Ryedale that form a locally distinct and important cluster. It is therefore important that the needs of this industrial sector are taken into account during the Employment Land Review process and in preparing a policy framework to encourage the growth of this sector.

Whilst there are a number of sites which could be specifically allocated to accommodate companies in this sector they too could be accommodated on mixed use employment sites encouraging the advanced engineering sector to grow. Through the master planning of general employment sites detailed under Policy 3 and in Table 20 the advanced engineering sector could be accommodated successfully without the need for a dedicated site. However, a suggested location for a Technology/Science Park Use is Eden Camp.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

6.2.5 Existing Industrial Estates

Existing Industrial Estates/Areas are recognised as an important source of supply to the district as demonstrated in earlier findings however, under this policy framework it is not considered necessary to allocate all existing industrial estates. The policy approach seeks to protect such areas under Policy 9 and also to encourage their expansion and improvement under Policy 6.

6.3 Policy Conclusions

The policy approach proposed for the Employment Land Supply DPD has changed significantly from that contained within the statutory development plan. The approach encourages sustainable development on good quality employment sites and also provides a portfolio of employment sites ranging in quality and size that are intended to meet the demands placed upon the District. Furthermore, the employment sites put forward under Policy 3 are realistically capable of being developed for employment uses moving away from the previous approach within the existing plan of allocating sites which are not realistically going to come forward such as for the expansion of specific employers in unsustainable locations which have not been taken up during the lifetime of the plan.

To summarise, this framework will provide a range of quality employment sites to meet the existing and future needs of the district, and a range of policies that provide a sound basis on which Planning Applications for employment uses can be promoted and determined.

Through the allocation of a range of employment sites, provision of employment policies which encourage development within or near to the Principal and Local Service Centres, and the re-use of brownfield sites, sustainable development is promoted meeting the aims and objectives of regional and national planning policy guidance.

Ryedale is predominantly a rural district and this has also been a very important consideration when formulating a suitable policy framework. The rural related policies proposed allow, where appropriate, for the retention and future growth of Ryedale’s rural economy.

To conclude, the proposed policy framework for the Employment Land Supply DPD aims to reflect the current needs of the district and provide for the growth of new sectors, which will assist to diversify Ryedale’s economy and promote its role in the regional context.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

6.4 Monitoring

In the ODPM guidance note for Employment Land Review monitoring there are minimum recommendations for employment land monitoring by LDF authorities. This predominantly relates to employment land supply and demand information.

The minimum requirements are as follows: -

1. Employment land and premises database 2. Employment permissions granted, by type 3. Employment permissions developed by type, matched to allocated sites 4. Permissions and development of sites and premises previously in employment use for non- employment uses 5. Employment land and premises available and recent transactions 6. Employment premises enquiries (if the authority has an estates or economic development team) 7. Employer requirements and aspirations (from focus groups, forums or periodic surveys).

It is noted that the type of permission and/or development should, at a minimum, record each of the use classes separately.

The information provided within this Ryedale Employment Land Review and associated documents provide a baseline position for Autumn/Winter 2005 from which to monitor Categories 1 – 5 above.

The database now in operation through York England will assist in monitoring number 6, employment premises enquiries and, in part, number 7, employer requirements and aspirations. The latter can also be monitored in part through the various business organisations already active across Ryedale.

To date, monitoring of Categories 1 – 7 above has been undertaken on a relatively ad hoc basis and this has presented certain difficulties during the process of undertaking this employment land review. It is therefore imperative that future monitoring is undertaken on regular ongoing basis to ensure that the information gathered and analysed for this review continues to be meaningful over the life of the Local Development Framework.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Appendix 1

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

No Site Name/ Identity Town/Locality Allocated in Current Area Area Allocate Timescale MA SD SP Policy Local Plan Status (acres) (ha) (Yes/ No/ Reserve) 1 BATA Amotherby * Existing 4.05 1.64 N Short 22 26 12 Employment protection policy 2 Land East Of BATA Amotherby Allocation 0.86 0.35 N Short 18 24 12 Expansion policy for existing businesses * within development limits 3 Land south of BATA Amotherby Proposed 1.09 0.44 N Short 18 24 12 Expansion policy for existing businesses within development limits 4 Westlers Amotherby * Existing 9.29 3.76 N Short 18 29 12 Employment protection policy 5 Land South of Westlers Amotherby Allocation 5.68 2.3 N Short 18 24 12 Expansion policy for existing businesses * within development limits 6 Bentleys Garage Amotherby Proposed 1.11 0.45 N Short 19 30 12 Expansion policy for existing businesses within development limits 7 Yorkshire Parcels Barton Hill * Existing 2.03 0.82 N Short 22 20 8 Employment protection policy 8 Fold Court Buttercrambe Existing 0.5 0.2 N Short 23 16 7 Employment protection policy 9 Park Farm Courtyard Castle Howard Existing 0.74 0.3 N Short 29 16 9 Employment protection policy 10 Gatehouse Farm Castle Howard Existing 1.04 0.42 N Short 23 17 10 Rural Diversification 11 Manor Farm Great Habton Existing 1.26 0.51 N Short 25 16 8 Rural Diversification 12 Grange Farm Harton Existing 1.04 0.42 N Short 19 16 7 Rural Diversification 13 Sawmill Lane Industrial Estate Helmsley Existing 14.95 6.05 N Short 28 31 16 Employment protection policy/ * Existing Industrial Estate 14 Land to the south of Storey Helmsley * Allocation 3.33 1.35 Y Medium 19 28 16 Recommend retention of part and possible Close deallocation of part together with possible expansion following a masterplan to be undertaken by Yorkshire Forward. Ownership constraints to be resolved. Precise site area to be confirmed. 15 Westfield Works Helperthorpe * Existing 1.41 0.57 N Short 18 16 8 Employment protection policy 16 Wath Court Hovingham Existing 1.53 0.62 N Short 25 17 9 Employment protection policy 17 Kirkbymoorside Industrial Kirkbymoorside Existing 8.77 3.55 N Short 19 28 17 Employment protection policy/ Area, * Existing Industrial Area Ings Lane 18 Land west of Kirkbymoorside * Allocation 6.67 2.7 N Short 19 24 19 Expansion policy for existing businesses Micrometalsmiths, within development limits Kirkbymoorside Industrial Estate 19 Kirkby Mills Industrial Estate Kirkbymoorside Existing 9.31 3.77 N Short 25 27 11 Employment protection policy/ * Existing Industrial Estate Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

No Site Name/ Identity Town/Locality Allocated Current Area Area Allocate Timescale MA SD SP Policy in Local Status (acres) (ha) (Yes/ No/ Plan Reserve)

20 Expansion land Kirkby Mills Kirkbymoorside Allocation 2 0.7 N Short 14 20 11 Criteria evaluation supports deallocation. Industrial Estate * Re-allocate land immediately to the west of the existing industrial estate for employment uses. 21 Expansion land to West of Kirkbymoorside Proposed 2 0.7 Y Long 14 20 11 Consider allocation for employment uses in Kirkby Mills Industrial Estate longer term to replace site deallocated. May need RDC intervention. 22 Slingsby Aviation, Ings Lane Kirkbymoorside * Existing 9.76 3.95 N Short 15 11 8 Employment protection policy 23 Power Petrol Station site, New Kirkbymoorside Proposed 0.79 0.32 N Short 24 33 14 New Business development within Road development limits 24 Pauls Malt Knapton * Existing 7.44 3.01 N Short 15 17 9 Employment protection policy 25 Showfield Lane Industrial Malton Existing 25.15 10.18 N Short 32 31 8 Employment protection policy/ Estate * Existing Industrial Estate 26 Land north west of Showfield Malton Proposed 13.34 5.4 N Medium 17 24 15 Criteria evaluation does not support Lane Industrial Estate allocation. 27 York Road Industrial Estate Malton Existing 34.5 13.96 N Short 30 31 15 Employment protection policy/ * Existing Industrial Estate 28 Land immediately west of York Malton Proposed 16.83 6.81 Y Short 31 27 15 Allocation of site for employment uses Road Industrial Estate - Phase subject to a design brief. B1 and other 1 (Gordon Barker) appropriate high quality uses (such as car showroom) on the frontage and other prominent areas. 29 Land West of York Road Malton Proposed 8.22 3.32 Y Medium 30 27 15 Allocation of site for employment uses Industrial Estate - Phase 2 subject to a design brief. B1 uses and other (Fitzwilliam Estates) appropriate high quality uses (such as car showroom) on the frontage and other prominent areas. 30 Travis Perkins site, Malton Proposed 0.4 0.16 N Short 19 31 12 Criteria evaluation does not support Yorkersgate allocation. Residential use likely. 31 Interchange Site, Norton Road Malton Proposed 3 1.2 Y Long 13 31 15 Part of a comprehensive mixed use Site area shows estimated redevelopment to include B1 use subject to employment land element only the approval of a masterplan by the District Council.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

No Site Name/ Identity Town/Locality Allocated Current Area Area Allocate Timescale MA SD SP Policy in Local Status (acres) (ha) (Yes/ No/ Plan Reserve) 32 Highfield Road Malton Proposed 3.95 1.6 N Medium 24 21 8 Criteria Evaluation does not support allocation. Remain as a playing field allocation. 33 Manor Farm, Town Street Malton Existing 2.55 1.03 N Short 31 29 9 Employment protection policy. Site has recently obtained planning consent for B1 use only. 34 Land adjacent to Eden Camp - Malton Proposed 19.76 8 Y Medium 24 25 11 Allocation for B1 and appropriate B2 uses Phase 1 with the possibility of providing for Theme B of the SRIP. May include cluster development for high technology/advanced engineering. Subject to the approval of a detailed design brief or masterplan by the District Council. 35 Land adjacent to Eden Camp Malton Proposed 9.34 3.78 Y Medium 25 26 10 Allocation of site for long term expansion of - Phase 2 phase 1 development.

36 The Maltings Malton Existing 0.86 0.35 N Short 31 33 11 Employment protection policy. 37 Corner of East Mount & Old Malton Proposed 2.2 0.9 Y Medium 29 23 9 Mixed use allocation B1 & residential. Malton Gate Subject to relocation of existing sports Site area shows estimated facilities. Comprehensive redevelopment of employment land element only this entire site to include an element of B1 office use . Redevelopment proposals should replace existing facilities. 38 Wentworth Street Car park Malton Proposed 1.07 0.44 R Medium 24 29 11 Consider allocation of site for town centre (upper tier) B1 office use, possibly an incubator site where micro enterprises would be encouraged. Subject to available funding

39 Norton Grove Industrial Estate Norton Existing 41.32 16.72 N Short 20 28 8 Employment protection policy/ * Existing Industrial Estate 40 South of Norton Grove Norton Proposed 4.15 1.68 N Short 22 23 7 Criteria evaluation does not support industrial Estate allocation. 41 Land east of Hugden Way Norton Allocation 5.68 2.3 Y Short 22 23 7 Retain allocation to consolidate estate. B2 * uses preferred. 42 Land east of Westfield Way Norton * Allocation 3.21 1.3 N Short 23 23 7 Criteria Evaluation supports deallocation

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

No Site Name/ Identity Town/Locality Allocated Current Area Area Allocate Timescale MA SD SP Policy in Local Status (acres) (ha) (Yes/ No/ Plan Reserve) 43 South west Corner of Norton Norton Proposed 9.9 4 Y Medium 12 20 8 Consider allocation for Mixed Use Scheme, Grove Industrial Estate primarily residential but including Site area shows estimated employment uses, dependant upon employment land element only highway infrastructure, link from Norton / Malton to Beverley Road. 44 Dewhurst Site, Welham Road Norton Existing 1.67 0.67 N Short 33 30 14 No specific policy or allocation. 45 ATS Site off Commercial Norton Proposed 1.98 0.8 N Long 19 30 15 Criteria evaluation does not support Street allocation. Residential use likely. 46 Woolgrowers Site, Park Road Norton Proposed 5 2 Y Medium 20 26 19 Mixed use allocation to include B1 office Site area shows estimated space, incubator units, leisure and employment land element only residential uses subject to funding for highway infrastructure. Approval of an overall scheme will be required by the District Council. 47 West of A64 Brambling Fields Norton Proposed 34.04 13.78 R Long 27 21 15 Consider allocation of site for general Junction employment use or possibility of providing / Norton Parks Farm for Theme B of SRIP with high technology/advanced engineering uses subject to approval of a masterplan by the District Council. Flooding an issue. 48 Bright Steels, Wood Street Norton Existing 1.7 0.68 N Short 22 30 6 No specific policy or allocation. 49 Maltkilns Industrial Estate Norton Existing 0.5 0.2 N Short 27 31 6 Employment protection policy/ Existing Industrial Estate 50 Beckhouse Farm Norton Proposed 9.27 3.75 Y Medium 29 28 17 Allocation for B1, B2 and B8 uses with the possibility of providing for Theme B of the SRIP. May include cluster development for high technology/advanced engineering. Subject to improved access onto the A64 and approval of a design brief by the District Council.

51 Thornton Road Industrial Pickering Existing 25.67 10.39 N Short 30 34 17 Employment protection policy/ Estate * Existing Industrial Estate 52 Expansion land to Thornton Pickering * Allocation 0.62 0.25 N Medium 18 30 17 Criteria Evaluation supports deallocation Road Industrial Estate Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

No Site Name/ Identity Town/Locality Allocated Current Area Area Allocate Timescale MA SD SP Policy in Local Status (acres) (ha) (Yes/ No/ Plan Reserve) 53 Land South of Thornton Road Pickering Proposed 7 2.9 Y Short 32 34 18 Allocation of site for B1, B2 & B8 uses Industrial Estate - Phase 1 subject to design brief. Site owned by Second Site Property (Transco) therefore likely to be contaminated. Public sector funding may be required. 54 Land South of Thornton Road Pickering Proposed 10 4 Y Medium 32 34 18 Allocation of site for B1, B2 & B8 uses Industrial Estate - Phase 2 subject to design brief. Site owned by SecondSite Property (Transco) therefore likely to be contaminated. Public sector funding may be required. 55 Westgate Carr Road Industrial Pickering Existing 13.32 5.39 N Short 24 33 16 Employment protection policy/ Estate * Ex isting Industrial Estate 56 Land South of McKechnies, Pickering * Allocation 6.42 2.6 N Short 23 24 15 Expansion policy for existing businesses Westgate Car Road Industrial within development limits Estate 57 Slaters, Malton Road, Kirby Pickering Existing 6.86 2.78 N Short 25 19 6 Employment protection policy Misperton * 58 The Coal Depot site, Pickering Proposed 1 0.4 Y Medium 19 32 19 Mixed use allocation to include B1, retail Junction of Vivis Lane and community and residential uses; subject to Hungate the approval of a masterplan by the District Site area shows estimated Council. employment land element only 59 Outgang Lane Pickering * Existing 0.5 0.2 N Short 21 25 13 Employment protection policy 60 Land west of Outgang Lane Pickering Proposed 8 3.23 R Long 25 23 13 Consider allocation for employment uses dependant upon Thornton Road expansion area highway difficulties. 61 Land east of Outgang Lane Pickering Proposed 1.24 0.5 N Medium 26 26 13 Criteria evaluation does not support allocation. 62 Central Science Lab Sand Hutton * Existing 81.5 33 N Short 24 20 14 Employment protection policy 63 Wards Sherburn * Existing 42.9 17.36 N Short 23 27 10 Employment protection policy 64 Wards Sherburn Proposed 25 10.11 N Medium 22 21 10 Expansion policy for existing businesses outside settlement limits 65 Sheriff Hutton Industrial Estate Sheriff Hutton Existing 5.8 2.35 N Short 33 29 8 Employment protection policy/ * Existing Industrial Estate

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

No Site Name/ Identity Town/Locality Allocated Current Area Area Allocate Timescale MA SD SP Policy in Local Status (acres) (ha) (Yes/ No/ Plan Reserve) 66 Sheriff Hutton Industrial Estate Sheriff Hutton Existing 9.1 3.96 N Short 33 24 8 Employment protection policy. Site has recently obtained planning consent for general employment uses. 67 McKechnie Plastics Stamford Bridge * Existing 8.01 3.24 N Short 23 27 10 Employment protection policy 68 Swinton Grange Swinton Existing 7.11 2.88 N Short 29 16 6 Employment protection policy on buildings already in employment use. Rural diversification policy on future development within the site. 69 Swinton Grange Swinton Proposed 15 6 N Short 27 16 6 Rural diversification policy on future development. 70 Vellco Tyre Control, Ropery Weaverthorpe Ex isting 3.78 1.53 N Short 18 17 9 Employment protection policy Lane * 71 Greets Farm Welburn Existing 2 0.81 N Short 25 22 6 Employment protection policy 72 Whitwell Grange Whitwell on the Existing 1.38 0.56 N Short 28 15 8 Employment protection policy Hill TOTAL 638.45 258.35

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Appendix 2

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Core Consultees and Contacts

0Contact Details Phillip Fletcher Boulton & Cooper Stephenson’s St Georges House Pickering YO18 7AE

Andrew McBeath Hunters Commercial 18/19 Colliergate York YO1 8BN

Neil Swain Castle Howard Estates Office Castle Howard York YO60 7DA

Mark Nicholson Smiths Gore 48 Bootham York Y030 7WZ Matthew Tootell FPD Savills 13-15 Micklegate York YO1 6JH Jonathan Simpson GVA Grimley 5/7 St Paul’s Street Leeds LS1 2JG

Paul Beanland Paul Beanland Estate Agents 47 Market Place Old Malton Malton North Yorkshire YO17 7LX

Julie Gardener Fawley Watson Booth Provident House 13/14 South Parade Leeds LS1 5QS

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Contact Details

John Hoddinott Peter Greenwood and Co 15/17 High Street Boroughbridge North Yorkshire YO51 9AW Roundthwaite & Woodhead 12 Crown Square Kirkbymoorside York YO62 6AY Illingworth Wood 16 Market Place Kirkbymoorside York YO62 6DA Richard Balf & Co 3 Ryegate Helmsley North Yorkshire YO62 5AA Mark Stephenson & Co 13a Yorkersgate Malton North Yorkshire YO17 7LX Cundalls 15 Market Place Malton North Yorkshire YO17 7LP CE Rawling & Co 4 Market Street Malton North Yorkshire YO17 0LY Reeds Rains Saville Street Malton North Yorkshire YO17 0LL

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Contact Details

Mr Brown David Harrison Building Contractors 6 Rye Close York Road Industrial Park Malton North Yorkshire YO17 6YD

Jenny Hunten Local Business Operator

James Stammer Yorkshire Forward Spitfire House Aviator Court Clifton Moor York YO30 4GY

Jane Cook Cooks Motor Company Ltd, Kirkbymoorside

Rodderick Bushell Fitzwilliam Estates Office, Malton

Julian Pilling Bisca Ltd Sawmill Lane Helmsley North Yorkshire YO62 5DQ Jason Knowles Amion Consulting ( now Genecon) Leeds Sarah Jack NYCC, North Yorkshire Property Grant Scheme S Taylor and Sons Joinery Works, Hungate, Pickering, North Yorkshire YO18 7DL Gareth Roberts Mouchel Parkman Services Ltd 1 Racecourse Lane Northallerton North Yorkshire DL7 8FN UK

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Contact Details

D Walker North Yorkshire Moors National Park The Old Vicarage Bondgate Helmsley YO62 5BP Louise Cook York England.com 20 George Hudson Street York YO1 6WR Mary Holt Scott Wilson Kirkpatrick & Co Ltd 46 The Calls Leeds LS2 7EY

Andrew Leeming York and North Yorkshire Partnership Unit 12 Clifton Moor Business Village James Nicholson Link Clifton Moor York YO30 4XG Brian Law York Selby & Malton Business Advice Centres Malton Business Advice Centre Unit 8 The Maltings Malton YO17 7DP

Malton and Norton Initiatives 14 Castlegate Malton YO17 7DT G Rennie Malton and Norton Local Area Partnership By e-mail J Coughlan Kirkbymoorside RMT Team By e-mail J Bell Pickering RMT Team By e-mail M Vandr Weyer Helmsley RMT Team By e-mail

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Contact Details

Hydramotion Ltd John Gallagher 1 York Road Business Park,Malton

Confederation of British Industry Arndale House Crossgates Leeds LS15 8EU

Federation of Small Businesses Graham Lockwood Ryedale & East Coast Chairman Tower House Fishergate York YO10 4UA Andrew Husband Pickering Town Council Memorial Hall Potter Hill Pickering YO18 8AA

Helmsley Business Association 1 Castlegate Helmsley YO62 5AB

Andrew Husband Kirkbymoorside Town Council Memorial Hall Potter Hill Pickering YO18 8AA S Harrison Construction Ltd Stanley Harrison House, Malton Station, Norton Rd, Malton, North Yorkshire YO17 7PD

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Contact Details

David Sanderson Derwent Training Association Herford Way York Road Industrial Park Malton North Yorkshire YO17 6YG Mrs Tiernery Norton Town Council Old Court House Commercial Street Norton YO17 9ES Mr M Skehan Malton Town Council 2 Leysthorpe Cottages Oswaldkirk York YO62 5YD Mr J Dale Helmsley Town Council Market Place Helmsley YO62 5BL R Murfin Yorkshire and Humber Regional Assembly 18 King Street Wakefield WF1 2SQ F Gooder FT Gooder Mar House Scagglethorpe Malton YO17 8ED S Thompson North Yorkshire Partnership Unit 2 Clifton Moor Business Village James Nicholson Link Clifton Moor York YO30 4XG

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Appendix 3

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

No Company Name Type of Address Town/ Date of Comments Business Village Reply 1 Morse Coaches Coach Hire Unit 3, Sheriff Huton Industrial Sheriff Hutton 25 May 2005 Considers more land should be made available Estate, York, YO60 6RZ for industrial use throughout Ryedale and North Yorkshire. 2 Lakeside Plumbers Ltd Plumbers Castle House, Sheriff Hutton Sheriff Hutton 26 May 2005 Would like to see more commercial land Industrial Park, York Road, Sheriff provided particularly within Sheriff Hutton Hutton, York YO60 6RZ Industrial Park. Would like to buy land freehold to build offices and warehousing. 3 Ryecat Ltd Community Unit B, George House, Derwent Malton 26 May 2005 Depending on growth of business RYECAT Transport Road, York Road Industrial Park, would anticipate requiring suitable operations Malton YO17 6YB depot. 4 York Motor Factors Motor Factors Unit 5, Seph Way, York Road Malton 26 May 2005 No immediate plans to expand although existing Business Park, Malton, YO17 6YF land would be sufficient to extend on. 5 Eurex Energy Led Heat Exchangers Unit 3, Showfield Lane, Showfield Malton 19 May 2005 Will require more land in the future. Would Industrial Estate, Malton consider either buying or renting land. Special needs would include main road access and yardage of min 1,000 sq ft. 6 Grampian Country Pork Food Processors Hugden Way, Norton Grove Norton 19 May 2005 Short term plans of expanding over 12,000 sq Ltd Industrial Estate, Norton, North m. Although currently occupying a large site the Yorkshire YO17 9HG ability to expand on the surrounding land is key for future plans. 7 Malton Laser Profile Cutting Showfield Lane Malton 25 May 2005 Aiming to buy 2 acres of serviced land over a timescale of 2 - 3 years. Possible future development of 25,000 sq ft. Special needs include well serviced with good road access, ideally on the edge of Malton/Norton.

8 Fire & Security Fire Alarms Riccal Drive, York Road Industrial Malton 23 May 2005 Will need more land in the future. Would like to Protection Service Ltd Estate, Malton, YO17 6YE buy this land and special needs include being near a main road.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

No Company Name Type of Address Town/Village Date of Comments Business Reply 9 WHL Group of Cladding Headway House, Sheriff Hutton Sheriff Hutton 20 May 2005 Current occupying offices on Sheriff Hutton Companies Industrial Park, York Road, Sheriff Industrial Estate although not finding this large Hutton, York YO60 6RZ enough for present/future staff requirements. Looking to purchasing new premises of 4,000 sq ft on the proposed extension to the existing site.

10 JAK Marketing Ltd Veterinary Supplies Unit 2 The Industrial Estate, York Sheriff Hutton 23 May 2005 If company continues to grow at present rates Road, Sheriff Hutton, York, YO60 they will be looking for more warehousing within 6RZ the next 12 - 18 months. 11 Electronics Direct Component Sourcing Headway House Industrial Estate, Sheriff Hutton 20 May 2005 No needs for land/buildings within next 5 - 7 Solution York Road, Sheriff Hutton, York, years however over next 8 - 15 years they YO60 6RZ would expect to require more office space which they would hope to buy. 12 Scothern Construction Builders 3 York Road Industrial Park, Rye Malton 19 May 2005 Will require more land in the future to buy. No Ltd Close, Malton special requirements. 13 Zetechtics Ltd Underwater The Old School, Tingley Garth, Kirkbymoorside 19 May 2005 Concerned about the lack of suitable premises Engineers Kirkbymoorside, York YO62 6AS in Ryedale. Not expecting to expand within the next 1 - 2 years but would consider relocating to have offices and workshop on same site. Would consider buying or renting.

14 Central Science Chemists - Analytical Sand Hutton, York YO41 1LZ Sand Hutton 12 May 2005 No plans to expand over next 16 as there is Laboratory & Research sufficient development space within the current site boundary to meet foreseeable needs. 15 Ray Chapman Motors Car Dealers - New Seven Street, York Road, Malton Malton 06 May 2005 No further plans to expand. Has concerns YO17 6YA regarding York Road Industrial Estate and parking/congestion caused by insufficient space. 16 Kingspan Metl-Con Ltd Steel Buildings Sherburn, Malton, North Yorkshire Sherburn 16 May 2005 Current forecast indicates requiring an YO17 8PQ additional 25 acres for manufacturing and infrastructure during the period to 2021.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

No Company Name Type of Address Town/Village Date of Comments Business Reply 17 Norton Joinery Ltd Joinery Derwent Road, York Road Malton 29 April 2005 Expansion plans are currently stifled by lack of Manufacturers Industrial Park, Malton, YO17 space. Considers starter units are not to a 6NW problem it’s the next phase when established businesses need to expand. Concerns over congestion on York Road Industrial Estate.

18 Ian Brown Tyres Tyre Dealers Units 1, 2, 3 Building 10, York Malton 23 May 2005 Over next 10 years Ian Brown Tyres anticipates Road Industrial Park, Malton, relocation to a bigger site of approximately 1 - North Yorkshire YO17 6YA 1.5 acres in the York Road area ideally in a prominent location. Have already looked into the possibility of relocating to York due to lack of available land in the Ryedale area however would ideally prefer to relocate to Malton.

19 Walton & Co (on behalf Food Manufacturers 17 Park Place, Leeds LS1 2SJ - Amotherby 05 May 2005 Looking to expand on the Bentleys Garage land. of Westler Foods) on behalf of Westler Foods 20 Best Print & Design Ltd Printers & Derwent Road, York Road Malton 19 May 2005 Looking to expand at some point. Would want Lithographers Industrial Park, Malton, YO17 6YB to buy the land and special requirements would need to include main road access. 21 DH Wadsworth & Sons Agricultural ATV Engineers, 28 Derwent Road, Malton 20 May 2005 At present no special requests. Machinery Dealers York Industrial Estate, Malton, YO17 6YB 22 FAC Welding Builders The Industrial Estate, York Road, Sheriff Hutton 27 May 2005 Possibility of Expansion. Preference for owner Sheriff Hutton, York YO60 6RZ occupation. Good road access, parking and public transport needed.Accommodation needed for high tech industry PDR Staves Trust 03 March Would like Council to consider land adjoining (Agents: Smiths Gore) 2005 the established Norton Grove Industrial Estate and in particular the Malton Bacon Factory.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

No Company Name Type of Address Town/Village Date of Comments Business Reply 23 Woodhouse-Barry Welders Industrial Estate, York Road, Sheriff Hutton 23 May 2005 Plans to extend Sheriff Hutton Industrial Estate, (Construction) Ltd Sheriff Hutton, York YO60 6RZ awaiting confirmation from Office of Deputy Prime Minister. Considers Ryedale is several years behind fulfilling requirement for industrial land.

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Appendix 4

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Reference Documents

Document Name

Imagine Ryedale

Ryedale Local Development Scheme (draft document)

Ryedale Local Plan (March 2002)

Yorkshire Forward Regional Economic Strategy

Yorkshire Forward Sub-Regional Investment Plan

Regional Spatial Strategy for Yorkshire and the Humber to 2016

PPG1, PPG4, PPS7, PPS12, PPG13

Planning for Economic Development, ODPM, May 2004

Employment Land Reviews: Guidance Note, ODPM, December 2004

Market Town Assessment and Site Identification: North Yorkshire County Council Property Grants Scheme Strategic Analysis, Knight Frank, April 2003

Malton and Norton Economic Impact and Needs Analysis Report, AMION, May 2002

Malton and Norton Healthcheck 2nd edition, March 2003

Malton and Norton Healthcheck 1st edition, January 2002

Malton/Norton River-Rail Corridor Study: Final Report, Nathaniel Litchfield & Partners, July 2004

Renaissance Market Town visions for Pickering, Helmsley and Kirkbymoorside.

Pre-Draft Regional Spatial Strategy (RSS)

Draft spatial vision and strategic approach. Consultation Document ( July 2004)

Councellors letter on RSS issues Feb 2005

EMPLOYMENT LAND MONITORING REPORT 2004 and 2005 update

RSS topic Paper - Employment

Yorkshire and Humber Regional Assembly Regional Employment Land Strategy Baseline Report

Yorkshire and Humber Regional Assembly Regional Employment Land Strategy Demand Assessment Draft and Final.

Yorkshire and Humber Employment Land Strategy Draft Methodology

Advanced Engineering Business Questionnaire

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ April 2006

Document Name

LDF consultation responses

Sheriff Hutton planning application

Manor Farm planning application

Sub-Regional Investment Plan

Ryedale Employment Land Review Report Prepared on behalf of Ryedale District Council Ÿ October 2005