Tonbridge & Malling Employment Land Review Tonbridge & Malling Borough Council Final Report December 2014
Tonbridge & Malling Employment Land Review
Final Report
Tonbridge & Malling Borough Council
December 2014
13560/MS/CGJ/LE
Nathaniel Lichfield & Partners 14 Regent's Wharf All Saints Street London N1 9RL nlpplanning.com This document is formatted for double sided printing.
© Nathaniel Lichfield & Partners Ltd 2014. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent's Wharf All Saints Street London N1 9RL
All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A Tonbridge & Malling Employment Land Review : Final Report
Executive Summary
This Employment Land Review has been prepared by Nathaniel Lichfield & Partners (NLP) on behalf of Tonbridge and Malling Borough Council. It is intended to form part of the evidence base for the emerging Local Plan which will cover the period to 2031.
The study provides an up to date understanding of the potential employment growth in Tonbridge & Malling Borough to help inform employment targets in the new Local Plan, as well as an updated assessment and review of existing employment land and premises. It also considers the current and future balance of demand and supply for employment land in the Borough, and potential policy approaches in relation to employment space for the emerging Local Plan.
The key findings of the study are as follows: 1 Tonbridge & Malling has a relatively successful local economy which has recorded significant job growth over the last 16 years. The business base is dominated by small and medium-sized enterprises and characterised by relatively good levels of entrepreneurial activity. Workforce productivity is relatively low which may in part reflect a mismatch between lower skilled jobs available and a more highly qualified resident workforce, many of which commute out of the Borough to higher paid employment elsewhere. 2 Employment space in the Borough is dominated by industrial uses which tend to be concentrated around the key locations of Tonbridge and the Medway Gap Area. Kings Hill accommodates the majority of office space in the Borough. The rural economy also accommodates important hubs of economic activity, particularly with regards to small scale office and workshop space. The Borough has seen moderate levels of new development over the past ten years, the majority for B1a/b office uses. 3 Demand for employment space remains steady, focused upon industrial and distribution accommodation, reflecting the Borough’s locational and accessibility strengths. The Borough accommodates a ‘two tier’ office market comprising a modern strategic business park at Kings Hill alongside a smaller scale localised market mainly focused upon the town of Tonbridge in the south of the Borough. Office market demand has declined in recent years, particularly for larger floorplate accommodation. 4 An assessment of the Borough’s employment sites undertaken as part of this study indicates that Tonbridge & Malling contains a reasonable range of employment sites of differing quality and type. The majority of sites accommodated a combination of both office (B1a/b) and industrial (B1c/B2/B8) uses, although some specific, single use sites were also evident. The overall quality of existing employment sites appeared adequate to meet future needs with all but one site assessed as being of at least average quality.
6312638v6 P3 Tonbridge & Malling Employment Land Review : Final Report
5 Four different scenarios of future employment space requirements have been considered for the period up to 2031, based on a number of approaches which reflect economic growth, past development trends and potential labour supply factors. The majority of these indicate higher levels of future economic growth in Tonbridge & Malling than the Borough has achieved in the recent past. The overall gross space requirements related to these different scenarios range from 297,740sq.m to 393,960sq.m of all types of B-class employment space to 2031, implying in broad terms a need for between 67.2ha and 92.7ha of employment land. The majority of this spatial requirement relates to industrial (B1c/B2/B8) uses. 6 When compared with available employment space (including undeveloped allocations and commitments) identified by Council monitoring data, Tonbridge & Malling would appear to have insufficient employment floorspace in quantitative terms to meet future needs up to 2031 under all scenarios of future growth. However, this demand/supply balance varies between individual office and industrial uses, with a broadly even balance of office space contrasting with a shortfall of industrial space. 7 In order to ensure that future industrial growth can be accommodated within the Borough, the Council should consider identifying new land allocations, potentially as selective extensions to existing sites or through new site allocations whilst ensuring that policy tests for protection of existing industrial sites from redevelopment to other uses are maintained so that the employment function of existing sites is not unduly undermined. At the same time, the Local Plan should provide policy support for the enhancement, renewal and redevelopment of existing industrial sites to ensure that they continue to meet occupier needs and operate more efficiently. 8 Whilst in quantitative terms there would appear to be limited scope for new office development over the next few years in the Borough based on current levels of business demand and rental values/viability, the requirement for office space in future will be for better quality, modern space to cater for small and start-up businesses. The key challenge the Council must therefore seek to manage is the shift from older, outdated space to providing new space which meets modern business needs, and supports other Core Strategy objectives such as concentrating new development within the urban areas of Tonbridge and The Medway Gap. Kings Hill will remain an important component of the Borough’s office market for the foreseeable future but will need to adapt and change if the site’s competitive position is to be maintained. 9 Given that much of the Borough is rural in nature, it is important that planning policy supports sustainable rural based employment development and responds positively to proposals that encourage the re- use of redundant agricultural buildings to meet future industrial and office based needs. The current roll-out of fibre broadband across Kent (which
6312638v6 Tonbridge & Malling Employment Land Review : Final Report
will extend coverage to significant parts of Tonbridge & Malling’s rural areas) will help to overcome the key infrastructure and accessibility barriers typically faced by rural businesses and provide the opportunity for the Borough’s rural locations to play a greater economic role in future.
6312638v6 P5
Tonbridge & Malling Employment Land Review : Final Report
Contents
1.0 Introduction 1 Scope of Study ...... 1 Structure of Report ...... 1
2.0 Economic Context 3 Overview ...... 3 Economic Conditions and Trends ...... 4 Conclusions ...... 9
3.0 Overview of Employment Space 10 Current Stock of Employment Space ...... 10 Development Rates ...... 14 Emerging Supply ...... 16 Conclusions ...... 18
4.0 Tonbridge & Malling Commercial Property Market 19 Kent Property Market Overview ...... 19 Tonbridge & Malling Commercial Property Market ...... 20 Conclusions ...... 31
5.0 Review of Employment Sites Portfolio 33 Overview of Sites ...... 34 Conclusions ...... 46
6.0 Future Requirements for Employment Space 49 Overview of Scenarios ...... 49 Net Employment Space Requirements ...... 50 Convert to Gross Floorspace Requirements ...... 51 Sensitivity Tests ...... 54 Conclusions ...... 55
7.0 Demand/Supply Balance 56 Quantitative Balance ...... 56 Sub Area Distribution ...... 59 Conclusions ...... 61
8.0 Overall Conclusions and Policy Implications 63 Overview of Tonbridge & Malling ...... 63 Policy Implications ...... 63 Industrial Uses ...... 65 Office Uses ...... 66 Supporting the Rural Economy ...... 68
6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Appendices
Appendix 1 Consultees Appendix 2 Site Plans Appendix 3 Site Assessment Criteria Appendix 4 Site Assessments Appendix 5 Definition of B Class Sectors Appendix 6 Experian Baseline Forecasts
6312638v6 P7 Tonbridge & Malling Employment Land Review : Final Report
1.0 Introduction
1.1 Tonbridge and Malling Borough Council (‘TMBC’) commissioned Nathaniel Lichfield & Partners (‘NLP’) to prepare an Employment Land Review to assess the economic development needs in the Borough over the Local Plan period to 2031.
1.2 The objectives of this study are to: 1 Identify the future land and floorspace requirements for economic development uses including both the quantitative and qualitative needs for new and existing development; 2 Provide a breakdown of future requirements in terms of type and location; and 3 Provide an indication of any gaps in the current land supply so that the future portfolio of employment land appropriately reflects the future needs for the Plan period.
1.3 This report should be read in conjunction with the Tonbridge & Malling Economic Futures Forecasting Study (January 2014 and October 2014 Addendum) which sets out contextual information on the Borough’s economy and sets out a range of future economic growth scenarios over the period to 2031.
Scope of Study
1.4 The report has been prepared in the context of the requirements set out in the National Planning Policy Framework (NPPF) and Planning Practice Guidance (PPG) produced by central government on planning for business needs and economic growth. The land and floorspace requirements are considered for the group of B-class sectors below: B1 Business (offices, research and development, light industry); B2 General Industrial; and B8 Storage and Distribution (warehousing).
1.5 An important consideration for any work of this type is that it is inevitably a point-in-time assessment. The study has incorporated the latest data and other evidence available at the time of preparation. The accuracy of data derived from third party sources has not been checked or verified by NLP.
Structure of Report
1.6 The report is structured as follows: Section 2.0 provides a review of current economic conditions and recent trends in the Borough and its economic strengths and weaknesses that may affect future needs for employment space;
6312638v6 P1 Tonbridge & Malling Employment Land Review : Final Report
Section 3.0 provides an overview of the current stock of employment space in the Borough, and how this has changed over time; Section 4.0 reviews the Borough’s commercial property market and key market signals; Section 5.0 provides an appraisal of the Borough’s portfolio of employment sites; Section 6.0 assesses the employment space requirements arising from a range of scenarios of future economic growth to 2031; Section 7.0 considers the overall demand/supply balance of employment land in the Borough to meet future needs; and Overall conclusions and policy implications are set out in Section 8.0.
P2 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
2.0 Economic Context
2.1 This section establishes the economic and labour market context for the study by summarising recent economic conditions and trends within Tonbridge & Malling, relative to the South East region and the national economy. This is important in identifying the existing strengths and weaknesses of the local economy, and the factors likely to influence the nature and level of future demand for employment space. Further contextual analysis is presented in the Economic Futures Forecasting Study.
Overview
2.2 Tonbridge & Malling is located in West Kent and covers an area of just over 24,000 hectares. A large proportion of the Borough is rural in character, with approximately 70% designated as Green Belt. The Borough does not have a single urban focus but comprises a number of diverse settlements including Tonbridge, Medway Gap, West Malling and Borough Green.
2.3 The M20 motorway runs through the Borough, connecting Tonbridge & Malling with the M25 motorway to the west and Folkestone and Channel Tunnel links to the East. The Borough benefits from good transport links to the capital and South Coast. Further transport improvements are planned for the Borough over the next few years including the dualling of the A21 from Tonbridge to Pembury.
Figure 2.1 Location of Tonbridge & Malling
6312638v6 P3 Tonbridge & Malling Employment Land Review : Final Report
Economic Conditions and Trends
Employment
1 2.4 Tonbridge & Malling recorded 68,340 workforce jobs in 2013 , representing an increase of 24.6% from its 1997 level, significantly outpacing growth in both the South East region (13.5%) and UK (11.6%) over this period. In terms of the recession, Tonbridge & Malling recorded a net gain of 1,070 workplace jobs during the period 2007-2010, and has continued to record employment growth since.
2.5 The proportion of B class jobs (i.e. offices, industrial and warehousing activities) in the Borough has remained relatively constant over the last 16 years, representing between 44% and 49% of all jobs in Tonbridge & Malling. B class jobs peaked at 31,050 in 2013, having increased by nearly 17% since 1997. During this period, office jobs have gradually represented an increasing contribution of all B class jobs, reflecting a simultaneous decline in industrial employment (Figure 2.2).
Figure 2.2 Total Workforce and B Class Jobs in Tonbridge & Malling, 1997-2013
70,000
60,000 Total workforce jobs 50,000 B Class Industrial
40,000 Offices
No of Jobs 30,000
20,000
10,000
0 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
Source: Experian 2013 / NLP analysis
2.6 In employment terms, the Borough’s largest sectors in 2013 were business services (12.4%), with construction (8.9%), transport (8.7%), wholesale (8.5%), admin and support services (8.4%) and education (8.3%) also accounting for a significant share of employment. The retail, manufacturing and hospitality sectors are under-represented compared with the regional and national averages.
1 Experian 2013
P4 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
2.7 Over the last 16 years (1997-2013), job growth in the Borough has been driven by the utilities (217% - albeit starting from a low base), banking and insurance (179%) and public admin and defence (122%) sectors. At the same time, the Borough saw significant job losses in mining, manufacturing and retail sectors.
Productivity
2.8 Productivity (measured by Gross Value Added (GVA) per worker) within Tonbridge & Malling’s labour force is relatively low (at £37,230 per worker) compared with regional and national averages. This may reflect the existing mismatch in the local economy between jobs available which tend to be lower skilled, and a more highly qualified and professional resident workforce, many of whom commute out of the Borough to higher paid employment elsewhere.
Business Demography and Enterprise
2.9 Tonbridge & Malling has a slightly lower proportion of small firms with 1-9 employees (87.7%) than the regional (89.5%) and national (88.7%) averages, and a relatively high proportion of larger firms.
2.10 The Borough supports average levels of business start-up rates, with 66 new VAT registrations per 10,000 working-age population in 2010, falling between regional (68) and national (59) averages. Self-employment is relatively high, with 11.4% of the working-age population falling within this category compared with 10.8% in the South East and 9.5% nationally in March 2013. These indicators suggest good levels of entrepreneurial activity in Tonbridge & Malling, and may in part explain the Borough’s relative economic resilience during the recession.
2.11 Some 24.1% of Tonbridge & Malling’s businesses were classified as knowledge-based in 2010, slightly below the South East (25.6%) average but higher than the national (21.8%) rate. Knowledge-based industries are those sectors of the economy where value-added is derived from the intensity and accumulation of knowledge, often fostered through innovation and increasing use of technology. Firms within this sector tend to grow faster and have greater future potential than other sectors and so are considered an important indicator of an economy’s competitiveness and future growth prospects.2 These figures suggest that the Borough is relatively well represented in the types of businesses that are more likely to generate future growth.
Labour Market
2.12 Tonbridge & Malling’s economic activity rate, the proportion of working age residents in or seeking employment, at 72.8% is lower than both the South East (79.4%) and national (77.1%) figures. Analysis of Census 2001 data (the latest available) indicates that the Borough is a particularly attractive
2 Based on definition adopted by the Organisation for Economic Co-operation and Development (OECD), includes high- technology manufacturing such as pharmaceuticals, computers and aerospace, and services such as telecommunications, financial intermediation, computing and research and development.
6312638v6 P5 Tonbridge & Malling Employment Land Review : Final Report
destination to new economically active residents, particularly those in work, and underline’s the important role that the Borough plays in accommodating the region’s workforce, even if not all of Tonbridge & Malling’s residents also work in the Borough.
2.13 Claimant unemployment has more than doubled in Tonbridge & Malling since the start of the recession from 0.9% in early 2008 to 1.9% in April 2013 although this still falls below the county (3.1%), regional (2.4%) and national (3.8%) averages. In November 2012 (the latest data available) there were only 1.1 claimant unemployed workers for every unfilled job centre vacancy in the Borough. This was lower than the ratios for the South East region (2.3) and for Great Britain as a whole (3.5) indicating a fairly tight labour market locally compared with other parts of the region, with better prospects of local residents finding work.
2.14 Driven in part by high rates of out-commuting to London, resident wages in Tonbridge & Malling (at £735 per week) are higher than the South East and national averages. However, residents who work in the Borough earn much less, with workplace wages (at £600 per week) 23% lower than resident wages. This indicates the types of jobs available locally are much less well paid than elsewhere in the region and that many residents are commuting to higher paid jobs outside of the Borough.
2.15 Tonbridge & Malling is characterised by generally low levels of deprivation, and is ranked as the 268th most deprived local authority area out of 326 in England, which places it well within the 20% least deprived areas in the country.3 However, this Borough-wide profile masks significant variation within Tonbridge & Malling, with long term unemployment and worklessness remaining entrenched in pockets of deprivation across the Borough, such as the areas of East Malling, Trench and Snodland East.
Inward Investment
2.16 Although very limited data on inward investment or enquiries is recorded and/or is available, in general Tonbridge & Malling has performed relatively well in attracting inward investment. This reflects the Borough’s strong transport links, highly skilled local workforce and availability of land for new business development in recent years, including the flagship development at Kings Hill. The mixed use site (set in 800 acres of landscaped parkland) is home to 5,000 employees and over 100 companies across 800,000 sq.ft of business floorspace4. Key employers that have been attracted to the site include Kimberly-Clark, Viridor, Rolex and Sekisui. The future role of Kings Hill is explored in more detail in subsequent sections of the report.
3 As measured by the Index of Multiple Deprivation 2010 4 http://www.locateinkent.com/where-to-invest/major-sites/kings-hill
P6 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Functional Economic Area
2.17 Examining commuting flows can help in defining the functional economic market area of a particular local economy.5 In 2001, some 52% of Tonbridge & Malling’s working residents worked outside the Borough indicating a very high rate of out-commuting. In total, more than 27,550 residents worked elsewhere, predominantly in the adjoining/nearby Districts of Maidstone (20%), Tunbridge Wells (14%) and Sevenoaks (12%) (Figure 2.3).
Figure 2.3 Tonbridge & Malling travel-to-work linkages, 2001
Source: Census 2001
2.18 London also accounted for a significant proportion (31%) of all out-commuting from Tonbridge & Malling and although the capital is beyond the Borough’s immediate functional economic area (in terms of factors such as commercial property markets and economic governance), this significant out-flow means that the Borough maintains strong economic links with London.
2.19 At the same time, approximately 27,920 workers commuted into Tonbridge & Malling, predominantly from the adjoining districts of Maidstone, Medway and Tunbridge Wells (Figure 2.4) showing that it has a significant role attracting labour in from across Kent. On this basis, Tonbridge & Malling is a slight net importer of labour, with a net inflow in the order of 370 workers, less than 1% of its workforce.
5 Functional Economic Market Areas: An economic note, CLG 2010
6312638v6 P7 Tonbridge & Malling Employment Land Review : Final Report
Figure 2.4 In-Commuting to Tonbridge & Malling
Source: Census 2001
2.20 More recent 2011 based Annual Population Survey data indicates that these in and out commuting flows have remained broadly the same since the 2001 Census, with the Borough continuing to be a net importer of labour. The scale of net inflow has however increased to approximately 3,800 workers, equivalent to around 6% of Tonbridge & Malling’s workforce.
2.21 An analysis of Tonbridge & Malling’s resident and workplace earnings (as presented in 2.14 above) indicates that the nature of commuting flows in and out of Tonbridge & Malling vary significantly in terms of skills and occupation groups. Out-commuting from the Borough is dominated by residents in higher skilled occupation groups, largely working in the Capital’s commercial centre. Meanwhile, workers commuting into Tonbridge & Malling from nearby authority areas within Kent are more likely to occupy lower skilled occupations within the Borough, for example within the retail, leisure and hospitality sectors.Although this trend is not uncommon within wider South East authorities, without intervention it could have important implications for the types of sectors and activities that can be attracted to and grow in Tonbridge & Malling and consequently the types of jobs that are available for local residents in future. This issue is explored in more detail in Section 8.0.
P8 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Conclusions
2.22 The Borough has recorded significant job growth over the last 16 years (24.6%), outperforming both regional and national trends, and has an economy that has proved relatively resilient through the recession. The proportion of B class jobs has remained largely constant over this period, with declining industrial employment offset by office job growth.
2.23 Tonbridge & Malling’s key sectors of business services, construction, transport and wholesaling have experienced significant employment growth over the last 16 years, alongside growth in financial services, public admin and education. At the same time, significant job losses were recorded in manufacturing and retail.
2.24 The Borough’s business base is dominated by SME’s and characterised by relatively good levels of entrepreneurial activity. However, average productivity/GVA amongst the Borough’s workforce may in part reflect a mismatch in the local economy between lower skilled jobs available, and a more highly qualified resident workforce, many of which commute out of the Borough to higher paid employment elsewhere.
2.25 Although Tonbridge & Malling’s residents are generally highly skilled, the Borough’s labour market continues to face a number of challenges to maintain high economic activity and low unemployment. Significant levels of out- commuting results in significant contrasts between workplace and resident earnings, while deprivation remains entrenched in pockets of the Borough such as East Malling and Snodland East.
6312638v6 P9 Tonbridge & Malling Employment Land Review : Final Report
3.0 Overview of Employment Space
3.1 This section provides an overview of the current stock of employment space in Tonbridge & Malling and adjoining districts, and recent trends and changes to the supply of this space. Both the amount of employment land and the quantity of built employment floorspace are considered across the main types of employment uses i.e. offices (use class B1(a/b)), warehousing/distribution (B8) and manufacturing industry (B1(c)/B2). This analysis is based on data from the following sources: commercial floorspace data from the ONS and Valuation Office Agency (VOA); Kent County Council’s monitoring data on commercial space; and EGi Property Link database and other commercial property sources.
Current Stock of Employment Space
3.2 In 2008, Tonbridge & Malling contained some 1,337,000sqm of B class floorspace. A breakdown of this space by main uses, and a comparison with employment space levels in nearby districts, is shown in Figure 3.1. This indicates that the supply of employment space in Tonbridge & Malling is dominated by industrial uses (manufacturing and distribution/warehousing) which account for 42% and 44% of total stock respectively. The stock of distribution space is the largest of all six adjoining Districts.
Figure 3.1 Employment floorspace by District ('000s sqm)
700
600 Commercial Offices Factories 500 Warehousing
400
300
200
Total Employment Employment Space m2) Total (000's 100
0 Tonbridge & Maidstone Tunbridge Wells Sevenoaks Gravesham Medway Malling
Source: VOA 20086 / NLP analysis
6 VOA business floorspace analysis presented in this section draws upon a number of different VOA datasets – although these have been published at different time periods (2008, 2010 and 2012), they have been used because they each provide information in a slightly different, albeit complementary, format
P10 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
3.3 In contrast, the Borough’s commercial office stock amounts to just 14% of total employment space, but represents the second highest of all adjoining districts, with only Maidstone recording more office space. The data also indicates that Tonbridge & Malling has a larger supply of employment space overall than all nearby districts.
3.4 Commercial office space in Tonbridge & Malling increased by more than 25% over the 12 year period 2000-2012 according to published VOA data (Figure 3.2), compared with 12% across the South East as a whole. Total industrial space also grew by 13% over the same period, compared with just 2% across the South East, possibly reflecting the strong representation of industrial (particularly distribution) sectors within the Borough’s economy.
Figure 3.2 Change in Business Floorspace in Tonbridge & Malling, 2000-2012
+25.3% 1,150 200
190 1,100 180
1,050 +13.1% 170
160 1,000 150 950 140 Industrial Offices 900 130
120 (000's m2) Office Stock Total Total Industrial Stock Stock Total Industrial (000's m2) 850 110
800 100 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012
Source: VOA Business Floorspace Statistics / NLP analysis
Spatial Distribution
3.5 Figure 3.3 shows the distribution of B class employment space across Tonbridge & Malling using latest available VOA data. The main employment areas in the Borough which tend to accommodate the majority of employment floorspace are located in: 1 Tonbridge, on the eastern and southern fringes of the town centre; 2 The Medway Gap Area, notably the major industrial estates of Quarry Wood, Aylesford Forstal and New Hythe; and 3 Kings Hill, West Malling, which is identified as a business park of sub- regional significance.
3.6 In addition, there are notable employment areas within other settlements in the Borough, including Borough Green, East Peckham and Snodland (largely accommodating industrial space). More than two thirds of the Borough’s
6312638v6 P11 Tonbridge & Malling Employment Land Review : Final Report
industrial space is clustered around the Medway Gap, benefiting from good access to strategic routes such as the M20.
Figure 3.3 Spatial Distribution of Employment Floorspace in Tonbridge & Malling
Source: VOA 2010 / NLP analysis
3.7 Whilst office space is distributed right across the Borough, the largest concentration is located at Kings Hill which accounts for about 41% of all existing office space in Tonbridge & Malling based on VOA records (Table 3.1). By comparison, the Borough’s other four Sub Areas have a much less significant role in accommodating the Borough’s office space, with Tonbridge town and to a lesser extent the Medway Gap area representing the main location for the majority of this remaining office supply.
3.8 The nature of office space at Kings Hill, characterised by low density, high quality business park accommodation, is largely unique in Tonbridge & Malling office market terms, offering a type and scale of office product that is genuinely strategic in nature. As shown in Figure 3.3, the scale of office floorspace (as recorded by the VOA) at Kings Hill also significantly exceeds the Borough’s other office locations, with a higher concentration of larger floor plate accommodation than anywhere else in Tonbridge & Malling.
P12 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Table 3.1 Location of Employment Floorspace in Tonbridge & Malling
Proportion of Proportion of Office Industrial Space Location Space (Factory, Workshop and Warehouse) Kings Hill 41% 0% Malling Area Rural 16% 12% Medway Gap Area Rural/ Other 2% 7% Medway Gap Urban 24% 64% Tonbridge Urban 17% 17% Borough Total 100% 100%
Source: VOA 2010 / NLP analysis
Vacancy
Offices
3.9 A review of commercial office property being marketed in Tonbridge & Malling in March 2014 indicates that approximately 24,700sq.m of office floorspace is currently available. Across the Borough as a whole, this is equivalent to a vacancy rate of 12%, slightly higher than typical market availability levels of around 10%.
3.10 Half of this vacant floorspace is located at Kings Hill (distributed across 10 individual existing office premises) where office vacancy is higher than the Borough as a whole at 17%7. The remaining vacant office floorspace is concentrated in Tonbridge (33%) and to a lesser extent Aylesford (12%), with nominal amounts of office space currently being advertised in other locations such as Borough Green/Wrotham Heath and Snodland (Figure 3.4).
Figure 3.4 Location of Vacant Office Floorspace in Tonbridge & Malling (March 2014)
Borough Green Snodland / Wrotham 1% Heath 4%
Aylesford 12%
Kings Hill 50%
Tonbridge 33%
Source: EGi / NLP analysis
7 Based on 800,000sqft of office floorspace having been completed to date at Kings Hill
6312638v6 P13 Tonbridge & Malling Employment Land Review : Final Report
Industrial
3.11 With regards to industrial space, approximately 64,500sq.m of commercial industrial property was being marketed in March 2014, equivalent to around 6% of the total stock in the Borough. Whilst this availability was spread across a variety of sites throughout the Borough, the majority (82%) was concentrated in and around the town of Aylesford (Figure 3.5), in particular the New Hythe Industrial Estate. Although very low in comparison, much of the remaining vacant industrial space was located across Tonbridge Industrial Estate.
Figure 3.5 Location of Vacant Industrial Floorspace in Tonbridge & Malling (March 2014)
Snodland Borough Green West Malling 2% 1% 2% Mereworth Wrotham Heath 1% 5%
Tonbridge 8%
Aylesford 82%
Source: EGi / NLP analysis
3.12 The Borough’s industrial vacancy rate appears to be lower than typical availability levels of around 10% for standard commercial property markets that allow for a certain amount of available space for firms to relocate and expand. This suggests a relatively tight supply of industrial land relative to demand in Tonbridge & Malling.
Development Rates
3.13 The gross amount of floorspace developed for employment uses in Tonbridge & Malling over the last 10 years is shown in Figure 3.6.
3.14 This indicates that just over 21,900sq.m of gross B Class space was developed per annum across the Borough between 2003 and 2013. The majority (39%) of new floorspace was developed for B1a/b office uses with the remaining 32% and 29% developed for B1c /B2 industrial uses and B8 distribution uses respectively.
P14 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Figure 3.6 Gross Development Rates 2003-2013
35,000 B1 B2 B8 30,000 Annual average 2003-13 25,000
20,000
15,000
10,000 Gross Completions (Sq.m) Completions Gross
5,000
0
Source: Kent County Council Monitoring Data / NLP analysis
3.15 Figure 3.6 shows that the level of new development in Tonbridge & Malling has been very uneven over recent years, particularly in terms of industrial development. A number of key developments account for ‘spikes’ in completions in recent years such as Bellingham Way and Ditton Court in Aylesford (industrial) and Oakhill House in Hildenborough (offices).
3.16 The level of development peaked in 2004/05 (before the onset of recession), with the Borough recording gross completions (48,020sq.m) that were more than twice as high as the annual average over the last 10 years. The scale and pace of gross completions have significantly declined over the last few monitoring years, with just 8,300sq.m of gross B class development recorded for the latest year 2012/13.
3.17 Across the period as a whole, the net development rate was around two thirds lower, at just over 6,500sq.m p.a., reflecting losses of B class space through redevelopment to other uses, as detailed below.
Losses of Employment Space
3.18 County Council monitoring data indicates that past losses of employment land to other uses have been significant and very variable by year and by B use class (Figure 3.7). In particular, 2006/07 stands out as recording significant losses of office space8, while losses have generally declined since then, with the exception of the most recent reporting year 2012/139.
8 Nearly two thirds (65%) of all employment space lost in 2006/07 related to the loss of office space at the Former Frantschach Site in New Hythe Lane, Larkfield 9 Losses in 2012/13 were driven by the loss of B2 industrial space at Snodland Paper Mill and Messenger House, New Hythe Lane in Aylesford
6312638v6 P15 Tonbridge & Malling Employment Land Review : Final Report
Figure 3.7 B Class Losses by Year (2003-2013)
32,465sq.m 20,000 B1 B2 B8 18,000 Annual average 2003-13 16,000
14,000
12,000
10,000
8,000
6,000 Floorspace Lost (Sq.m) Lost Floorspace
4,000
2,000
0
Source: Kent County Council Monitoring Data / NLP analysis
3.19 Tonbridge & Malling recorded an annual average loss of 15,400sq.m for the period 2003-2013, split relatively evenly between B1a/b office (36%), B1c/B2 factory (38%) and B8 warehousing (26%) space. This loss of industrial space is likely to reflect employment decline within the manufacturing sector over the past 16 years in Tonbridge & Malling.
Impact of Permitted Development Rights
3.20 The recent introduction of Permitted Development (PD) rights for change of use from office to residential are reported to have so far had a limited impact upon the Borough’s office market10, with two prior notifications received to date amounting to a loss of just under 2,200sq.m of office space (equivalent to just over 1% of existing office floorspace in the Borough). These applications relate to purpose built, reasonably good quality office premises in and around Tonbridge town Centre.
Emerging Supply
3.21 The supply of employment space in the development pipeline comes from undeveloped/vacant sites currently allocated for employment development (as set out in Policy E3 of the Development Land Allocations DPD), sites with outstanding planning permission and from other vacant/undeveloped
10 Council monitoring data shows that two prior applications have been submitted since the new PD rights came into force in early 2013, comprising a loss of 1,315sq.m of office floorspace at Croft House and approximately 840sq.m at Surety House, both in and around Tonbridge town centre
P16 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
employment sites identified as part of the site assessment process undertaken by this study (see Section 5.0). Based on Council monitoring data at March 201411, the Borough’s employment land supply totals just over 63ha (Table 3.2).
Table 3.2 Net Supply of Available Employment Space in Tonbridge & Malling
Offices Industrial Mixed B Total (B1a/b) (B1c/B2/B8) Undeveloped/vacant E3 Sites 1.6 1.4 20.1 23.1 (excluding Kings Hill) Undeveloped Kings Hill Sites 8.5 n/a n/a 8.512 Outstanding planning permissions (not started or under 0.3 5.3 17.9 23.5 construction) (at March 2013)
Other vacant/undeveloped land 13 0 0 8.0 8.0 identified by site assessments Total 10.4 6.7 46.0 63.1
Source: Tonbridge & Malling Borough Council / NLP analysis
Note: Land figures (in ha) associated with outstanding planning permissions have been estimated using standard plot ratios
3.22 The majority of total identified supply relates to undeveloped/vacant E3 sites (37%) and outstanding planning permissions that are either under construction or have not yet been started (37%). The remainder is split between undeveloped employment sites in Kings Hill (13%) and vacant employment land that has been identified by NLP as part of the site appraisal process undertaken as part of this study (13%).
3.23 Office (B1a/b) space is largely located at Kings Hill, while industrial (B1c/B2/B8) and mixed B (B1-B8) uses tend to be spread across undeveloped E3 sites and outstanding planning permissions, with the strongest concentrations in Aylesford (in particular the New Hythe industrial area) and Tonbridge.
11 Comprising update on E3 site status at March 2014 and annual monitoring data relating to the reporting year 2012/13 (latest available at the time of writing) 12 Office supply figure takes account of planning permission granted in October 2014 for ‘Kings Hill Phase 3’, a residential- led mixed use development which has effectively removed just under 30ha of land previously safeguarded for employment development at Kings Hill from the Borough’s supply pipeline 13 This comprises approximately 6.5ha at the East Malling Research Centre, 1.2ha at Barming Depot, Aylesford, and 0.3ha at land East of Tonbridge Rd, Little Mill, East Peckham. It should be noted that these sites have not been subject to a detailed assessment of factors such as ownership, viability and environmental constraints and site areas are indicative only.
6312638v6 P17 Tonbridge & Malling Employment Land Review : Final Report
Conclusions
3.24 Tonbridge & Malling’s employment space is dominated by industrial uses which account for 86% of total stock. In contrast, the Borough’s commercial office stock amounts to just 14% of total employment space. Tonbridge & Malling has a larger supply of employment space overall than all nearby districts including Maidstone, Medway and Tunbridge Wells.
3.25 The Borough has seen moderate levels of new development over the past ten years, the majority for B1a/b office uses. At the same time, Tonbridge & Malling has been losing B class space, placing increasing pressure on remaining space to accommodate the Borough’s economic activity.
3.26 The supply of employment space in the Borough’s development pipeline comprises just over 63ha of undeveloped Local Plan Allocations, extant planning permissions (at March 2014) and other vacant/undeveloped employment sites identified as part of this study. This supply is distributed across the Borough but concentrated particularly strongly across a number of key sites at Kings Hill, Aylesford, Tonbridge and Snodland.
P18 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
4.0 Tonbridge & Malling Commercial Property Market
4.1 This section describes current property market conditions in Tonbridge & Malling and its relationship with surrounding areas, including recent trends in the demand for and supply of office and industrial premises. These findings are based on discussions with a number of commercial property agents active in the area (see Appendix 1) alongside a review of the latest commercial property market reports.
Kent Property Market Overview
4.2 Following a challenging few years, Kent's commercial property market is starting to show signs of growth, particularly within prime business locations. Whilst occupier demand continues to lag behind pre-recession years, the county benefits from major infrastructure investment over recent years, including High Speed One, alongside concerted efforts to attract new investment and support commercial growth, with a continued focus on unlocking major development sites in the Thames Gateway, Ashford and east Kent areas14.
Offices
4.3 Kent’s office market continues to be characterised by an east/west divide with prime locations such as Sevenoaks, Tunbridge Wells, Canterbury and Maidstone maintaining headline rents. Meanwhile, less accessible ‘off-market’ locations have seen rents fall dramatically, reflecting a lack of modern space and an oversupply of tertiary office space that borders on being obsolete. With a general oversupply across the county, attractive incentives are available to occupiers, in some cases offering up to one year rent free and capital contributions.
4.4 Due to continued funding restraints and limited occupier take up, construction of new office space remains at a virtual standstill with only a handful of pre-let schemes moving forward. These include Havas House, a 5,300sqft office premises built by Gallagher at its Hermitage Court scheme in Maidstone. A lack of demand for tertiary space has seen a number of office buildings sold for residential use. For example, Sovereign House in Tonbridge has planning permission for 337 apartments as part of a mixed use scheme, and is reported to be currently under construction.
Business Parks
4.5 Overall, business park office take up in the South East was at its highest level for five years in 2012 although average business park rents remain under
14 2013 Kent Property Market: The annual guide to investment & development in Kent
6312638v6 P19 Tonbridge & Malling Employment Land Review : Final Report
pressure, reflecting a high availability of space on a number of business parks; Vacancy rates currently stand at 19% in the South East and occupier demand continues to be depressed/weak.
Industrial
4.6 The industrial property market in Kent as a whole is characterised by an over- supply of secondary stock, a general lack of confidence by business and consequently declining rental values. At the same time, a shortage of good quality, modern, Grade A stock has led to a reported increase in design and build activity, with a recent example including Kent County Council pre-letting a 110,000sqft warehouse at Goodman’s Aylesford Commercial Park development.
4.7 Developers have been securing land on a speculative basis in areas with proven demand such as Aylesford (with Roxhill purchasing 4.25ha to accommodate up to 190,000sqft) and Kingsnorth Commercial Park (Goodman has now received a detailed planning consent for a single distribution warehouse of 1.2m sqft). Oast Park in Tonbridge, a 16.12ha site owned by Siemens and Royal Mail, recently sold for industrial and residential development.
Tonbridge & Malling Commercial Property Market
Offices
4.8 The office market in Tonbridge & Malling is dominated by Kings Hill, a high quality business park forming part of the 265ha mixed-use redevelopment of the former West Malling airfield. The site accommodates the majority of enquiries for modern, larger scale and higher specification premises, with the remainder of the Borough characterised by relatively small scale, localised office markets and demand. These market dynamics are considered in turn below.
Kings Hill
4.9 Kings Hill accommodates a significant proportion of the Borough’s office space, equivalent to around 40% of the total existing stock. The nature of office space at Kings Hill, characterised by low density, high quality business park accommodation, is largely unique in Tonbridge & Malling office market terms, offering a type and scale of office product that is genuinely strategic in nature. It accommodates a higher concentration of larger floor plate accommodation than anywhere else in Tonbridge & Malling.
4.10 Kings Hill had been most successful in the early 2000s because it offered a new high quality product at a time when there were fewer alternatives in Kent and the business park market was buoyant. The combination of ‘Grade A’ space, a range of unit sizes and on site facilities proved attractive to a range of occupiers seeking to locate in the area.
P20 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
4.11 However, there was a general view amongst local commercial property agents that the level of market demand had declined for (particularly larger scale) office space during the recession, as has been the case for many regional office locations. Many occupiers have downsized and rationalised to reduce costs. Kent is also regarded as something of the ‘poor relation’ of all the M25 office markets, being less favoured that the M4 and M3 corridors. Consequently, demand is much more likely to arise from within Kent as opposed to major relocations from elsewhere. The demand profile now seen at Kings Hill to some extent reflects these wider drivers; the most recent new building on site was completed for Rolex who moved from Bexley, reportedly because they required a large freehold site in a secure location. Kings Hill has relatively high vacancy levels at present (at around 17% - similar to the South East business park average) and there are examples of existing occupiers downsizing from three to two floors within the same building.
4.12 A related trend is the increase in demand for smaller scale, flexible office accommodation. This sector has grown significantly in the aftermath of the recession as firms look to downsize and cut costs, but also as new businesses have been set up following redundancies during the recession. Kings Hill caters for this market to some extent (e.g. Regus), but it means that larger floorplate office accommodation on longer leases is currently less popular.
4.13 Against the backdrop of these wider drivers, activity at Kings Hill is reported to have been steady over the last couple of years, securing 75,330sqft of lettings and assignments in 2012 across seven deals. The largest letting saw affordable homes builder, Russet Homes, take 17,653sqft on a 10 year lease at 32 Tower View while 1 Abbey Wood Road (a bespoke building comprising 21,754sqft) sold for £2.8m15.
4.14 Agents were optimistic that demand levels at Kings Hill would recover to some extent in the future but probably at a lower level compared to the past, particularly for the larger office accommodation. It was noted that the location is also more remote and less accessible compared to some other office centres which is increasingly important for occupiers. For these reasons, the view amongst local commercial property agents is that whilst Kings Hill will continue to be an important business location, realistically it is unlikely that there will be sufficient office demand over the plan period to expand existing provision substantially.
4.15 In response to this trend, the owner/operator of Kings Hill (Liberty Property Trust UK) has recently been granted planning permission for ‘Kings Hill Phase 3’, a predominately residential development which involves the loss of approximately 29ha of allocated employment land at Kings Hill, equivalent to 77% of the undeveloped employment allocations that remained on the site. The implications of this loss of employment land are considered in Section 8.0 of this report (paras 8.22 to 8.24).
15 2013 Kent Property Market: The annual guide to investment & development in Kent
6312638v6 P21 Tonbridge & Malling Employment Land Review : Final Report
Office Locational Trends
4.16 The point above with regards to locational accessibility is relevant because of wider research which points to the growing appeal of city centre and urban locations for UK businesses. This is mainly driven by staff recruitment and retention issues – not just the ability to draw on a large potential labour pool, but also the importance of the amenities and character of an urban setting in supporting employee satisfaction.16 These factors are increasingly important in a knowledge-based economy in which more skilled graduates live in cities and fewer own cars.
4.17 There has also been a contraction in the type of employment that is typical of office parks. For instance many back office roles have been offshored or made redundant as working practices have evolved. Staff may be encouraged to work at home rather than in an office, and there is also an issue with achieving corporate sustainability targets out of town because of the inherent car dependency in most locations. These factors are dampening levels of demand for out-of-town business parks in general unless they can provide comprehensive amenities and other benefits (e.g. leading sustainability credentials).
4.18 Taking these factors together, it is apparent that the demand profile amongst the larger corporate occupiers who might have previously considered a business park location such as Kings Hill is shifting. Some office parks will continue to be successful provided they can appeal to certain sectors and/or incorporate some of the aspects of city centres that appeal to growth industries – notably connectivity, access to a skilled workforce, and a choice of amenities. In parallel, there has been a significant expansion of demand for smaller, more flexible accommodation to meet the needs of new and growing office-based businesses. The accommodation product and market positioning of Kings Hill is therefore likely to need to change over time.
Rest of the Borough
4.19 Beyond Kings Hill, the office market across Tonbridge & Malling is relatively small in scale and characterised by a continued trend of limited occupier demand. The Borough is located between larger, established and more attractive office centres such as Maidstone and Tunbridge Wells and lacks the critical mass to attract and sustain larger office officers. As a result, the office market is very localised and what limited demand there is comes from local SMEs (operating across a range of sectors) for good quality, small modern premises below 5,000sqft in size. Tonbridge provides the focus for (albeit very limited) demand, with enquiries generally coming from within a few miles of the town. Beyond this, other settlements within the Borough play a very limited role in office market terms.
16 The new geography of office demand: The Urban Tendency, Jones Lang LaSalle Research, 2013
P22 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
4.20 As a result of very little new office development over the last 20 years or so, existing office stock tends to be dated and unattractive to modern business occupiers. For example, many existing office premises in and around Tonbridge town centre are characterised by poor car parking provision, reducing its appeal to professional services firms.
4.21 This lack of demand has resulted in a number of office to residential conversions in recent years, particularly in Tonbridge town centre where demand for new housing remains strong. Examples include Lyons House (c.10,700sqft), Sovereign House (37,000sqft) and Deacon House (5,000sqft) the majority of which had remained vacant for a while. The recent introduction of Permitted Development rights to allow change of use from B1(a) offices to residential is expected to accelerate this trend, although only two Prior Notice Applications are reported to have so far been submitted to the Council. This trend is expected to have an impact on lowering office vacancy rates within the Borough as stock is permanently removed from the market rather than being (re)let.
4.22 Some of the best examples of good quality office space include Tonbridge Chambers, a development of 15 office premises in Tonbridge town centre (just south of the railway station) offering a range of units between 70 and 100sqm in size. At the peak of the market these units commanded a rent of £19 per sqft with a waiting list in place, although rents are reported to have since dropped to around £15 a sqft with at least one unit usually available to let.
4.23 Another example is a purpose built office premises at Somerhill Business Park on the outskirts of Tonbridge which represents one of only a handful of new office development in the Borough in the last few years (completed around 2008). A suite of around 170sqm is currently available and has been on the market for nearly a year attracting very little interest. Meanwhile Hermitage Court (straddling the Maidstone/Tonbridge & Malling border) represents a new build office premises recently developed by Gallagher and is reported to command rents of circa £19 per sqft.
4.24 As shown in Table 4.1, rental levels in the Borough’s key settlements and office locations vary significantly, with office rents highest in prime locations (i.e. Kings Hill) and lowest in more peripheral, less established office centres such as Tonbridge. While typical rental levels within Kings Hill - the Borough’s prime office location – are comparable with nearby business parks at Crossways and high spec new office development at Sevenoaks (such as the BT building), the rest of the Borough offers a cost advantage over other locations such as Tunbridge Wells, Maidstone and Ashford which are typically larger and better connected commercial centres.
6312638v6 P23 Tonbridge & Malling Employment Land Review : Final Report
Table 4.1 Industrial & Office Rents in Tonbridge & Malling and Comparator Locations Location Industrial (£ / sqft) Offices (£ / sqft) Kings Hill n/a 21 - 23 Tonbridge 6 – 7 Up to 15 Aylesford 6 – 7 12 Borough Green 7 10 Tunbridge Wells 8 – 10 16 - 22 Sevenoaks 6 - 8 Up to 21 (BT Building) Dartford/Gravesend 7 – 7.50 (Crossways) 21 - 23 (Crossways) Maidstone 6 - 9 10 - 15 Ashford 6 - 7 10 - 18
Source: Survey of Commercial Agents / Estates Gazette / NLP analysis
4.25 Local agents believe that the present limited demand for office space across the Borough as a whole is expected to continue over at least the short term. Speculative office development and refurbishment is likely to remain largely unviable for some time, particularly within the context of relatively high vacancy and stagnating rents. Given that demand in the future is likely to be focused around smaller scale, flexible office space, local agents believe it will be important for the Borough to adapt its offer to better suit this growing market, which may involve a greater focus upon subdividing larger premises into smaller floorplates (offering a mix of sizes up to 5,000sqft) that are likely to appeal to the local SME business base.
Office Occupier Requirements
4.26 Enquiries data provided by Locate in Kent (the inward investment agency for Kent and Medway) provides an indication of the scale and nature of office property enquiries received for Kent and Medway as well as the Borough of Tonbridge & Malling over the last ten years. As shown in Figure 4.1, the scale of requirements logged by Locate in Kent have been declining over recent years, with the 0 – 1,000sqft size bracket being the most sought after in the latest reporting year (2013).
Figure 4.1 Enquiries for Office Property in Kent & Medway and Tonbridge & Malling (2003, 2006, 2013)
40
Kent & Medway Nov-13 35 Kent & Medway Nov-06 30 Kent & Medway Nov-03 Tonbridge & Malling Nov-13 25 Tonbridge & Malling Nov-06 20 Tonbridge & Malling Nov-03
15 No of Enquiries of No
10
5
0
Size of Requirement (Sqft)
Source: Locate in Kent / NLP analysis
P24 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
4.27 This wider county trend is less clear across the Borough of Tonbridge & Malling which continues to receive some larger requirements for office property, which is likely to reflect the market perspective of the type and scale of office space available within the Borough, and particularly at Kings Hill.
4.28 The data also shows that the average requirement for office space within the Borough has decreased by 64% from 16,019sqft in 2006 to 5,717sqft in 2013 while the total number of enquiries has also fallen by 36% from 28 in 2006 to 18 in 2013. This trend is echoed by latest market data from property agents Altus Edwin Hill (Figure 4.2) which points to the wider gradual decline in office market enquiries across the M25 eastern segment over the last few years. The implication is that Kings Hill is competing with a range of other nearby sites for a diminishing level of office-based inquiries.
Figure 4.2 Enquiries for Office Property - M25 East (2007-13)
1200 1,172 1,034 1000 807 800 740 751 762 755
600
400 No of Enquiries
200
0 2013 2012 2011 2010 2009 2008 2007 Year
Source: Altus Edwin Hill / NLP analysis
4.29 The data also suggests that the market for office space in Kent is changing, characterised by a declining market for larger floorplate office accommodation (in which Kings Hill currently competes) and increasing demand for smaller scale, flexible accommodation (typically below 5,000sqft in size). Whilst this trend will have been accelerated by the recent recession, it reflects a longer term structural shift that was already underway before the onset of the economic downturn. This implies that the existing office accommodation offer at Kings Hill will become less suitable to meet occupier requirements. For example, the smallest office floorplate currently being advertised as vacant at Kings Hill is 4,700sqft17, ranging up to 35,700sqft18.
Relationship with Adjoining Areas
4.30 Reflecting its strong transport connections, accessibility and availability of cost- effective commercial property compared to London and the wider South East, the wider Kent area is home to a cluster of business parks and sites providing
17 Property listed as 2 Kings Hill Avenue (at March 2014) 18 17 Kings Hill Avenue
6312638v6 P25 Tonbridge & Malling Employment Land Review : Final Report
a range of office, R&D/laboratory and industrial space. The location of key strategic development sites inn Kent and Medway is presented in Figure 4.3.
Figure 4.3 Strategic development sites in Kent and Medway
Source: Locate in Kent Online
4.31 The majority of these business parks are currently marketing vacant space within existing premises, while some also have undeveloped sittes available for commercial development. For example, just over 18,700sqft (1,,700sqm) of office floorspace is currently advertised as available at Crossways Business Park (Dartford), spread across 11 different premises, and Eurekka Park (Ashford) has undeveloped land for up to 27,000 sqft (2,500 sqm) being promoted by Quadrant Estatees as part of the Northdown scheme. This scheme also has planning permission for a new Basepoint Centre comprising single storey office/workshop buildings and one three-storey office providing flexible space on short term lets.
4.32 Kings Hill therefore competes with these nearby business parks for tenants and investment and will continue to do so in future, particularly as these other sites continue to expand.
P26 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Industrial
4.33 Tonbridge & Malling is highly regarded as an industrial location particularly with regards to warehousing and distribution activity. Although the market has been affected by the recession, demand has picked up in recent months and is currently reported to be strong. The Borough benefits from good access to strategic routes (including the M20, M26 and M25) alongside availability of industrial land and cost advantages over nearby centres.
4.34 The nature and scale of demand varies across the Borough, with Aylesford representing the largest and most significant industrial location in Tonbridge & Malling, attracting the strongest levels of market demand. The town and its industrial areas lie directly on the M20 and tend to compete within the wider M20/M2 industrial market corridor for generally footloose occupiers and large scale requirements (typically over 50,000sqft). The town has traditionally been a strong industrial location (building on its print heritage) and accommodates a mix of industrial uses but with a particular focus on distribution (B8).
4.35 Aylesford also represents only one of very few locations within the South East that has seen speculative industrial development over the last few years, with the Roxhill development expected to be available soon. Developers Goodman are reported to be offering pre-lets up to 120,000sqft at New Hythe Commercial Park in Aylesford.
4.36 Other key industrial locations within the Borough include Tonbridge and Borough Green which tend to accommodate more localised industrial markets and smaller scale requirements typically to 10,000sqft in size. Tonbridge has a very large industrial estate for the size of the town and continues to attract good levels of demand. Local commercial property agents note that in recent years the town has accommodated a number of industrial occupier relocations from nearby Tunbridge Wells where industrial sites are reported to have eroded away in recent years in place of retail warehousing. Tonbridge also offers good accessibility and strategic transport links, and less congestion at peak times.
4.37 In supply terms, much of the existing industrial space is relatively old (typically between 20 and 60 years old) but continues to serve a purpose, while very little new industrial development has come forward in recent years. This has resulted in a diminishing supply of industrial stock generally and relatively low levels of vacancy (at around 5-10%) although local agents report generally being able to accommodate enquiries that are received.
4.38 Industrial rental values are relatively even across the Borough (Table 4.1) and offer a slight competitive advantage over other nearby centres including Crossways/Dartford and Tunbridge Wells. These have remained stable over recent years although occupier incentives (such as rent free periods) have reduced in extent and scale as the market has picked up.
4.39 In order to accommodate future demand, the market view is that there is sufficient industrial land available in key locations to meet demand, at least
6312638v6 P27 Tonbridge & Malling Employment Land Review : Final Report
over the short to medium term (most notably in and around Aylesford). However there may be scope to consider extending well performing, well located industrial sites for example in the Tonbridge industrial area that are likely to become increasingly constrained in future. The forthcoming dualling of the A21 from Tonbridge to Pembury will also improve access to and from the town for industrial occupiers and help to alleviate pressure during busy periods.
4.40 The 1.3ha former Siemens site on the eastern edge of Tonbridge - Priory Park - is currently being marketed for commercial uses as part of a mixed use, residential led development. The site has outline planning permission for flexible B1/B8 use with a minimum footprint of 3,820sqm and provides an example of new employment space potentially in the pipeline to meet future needs within the Borough. Local agents believe that the site would be most suited towards small scale distribution (B8) activity, although don’t envisage sufficient market demand to bring the development forward in the short term.
Rural Employment Space
4.41 The rural areas of Tonbridge & Malling also accommodate provision of employment space. This takes the form of purpose built, stand-alone business parks (such as Hermitage Court), industrial estates (such as The Alders, Mereworth) and converted rural premises/barns (such as Roughway Mill, Plaxton). These sites accommodate a range of sectors and industries but generally B1 and light industrial uses.
4.42 Demand for rural employment space in Tonbridge & Malling is reported to be steady, with continued growth of this type of premises considered inevitable to meet the needs of what is essentially a local market consisting of rural businesses which operate in the area. These premises can also play an important role in providing affordable workspace and retaining home based businesses within the local community.
4.43 Many rural businesses face particular challenges to continued economic growth and prosperity, including poor infrastructure and access to facilities (such as high speed broadband), low density of firms leading to a poorer choice of local employment opportunities for rural residents, and limited access to affordable housing for employees in many areas. The availability of broadband (explored in more detail below) and good access is essential to ensuring the growth and expansion of the local rural economy and should continue to be recognised by relevant planning policy in the Borough.
Rural Broadband Provision
4.44 Availability of broadband has significant positive economic, environmental and social impacts. Recent research19 emphasises that at the local level economic impacts arise from construction effects, productivity growth, enterprise creation, job creation and increased labour force participation. Broadband is also an enabler for international trade and innovation. BT estimate that for a
19 SQW, UK Broadband Economic Impact, Literature Review, February 2013
P28 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
typical rural area in the South East superfast broadband could lead to an annual increase in GVAA of 0.3% per annum over 15 years20. The availability and quality of broadband coverage are increasingly essenntial to the relative attractiveness of an area to do business.
4.45 The Government’s Universal Service Commitment aims to ensure that everyone will have access to at least basic broadband (with a download speed of 2 Mbs). However, as bandwidths available in urban areas improve it is possible that a ‘digital-diivide’21 is emerging. Figure 4.4 maps current broadband availability across Kent and Medway and indicates that while fibre broadband is available in pockets of the Borough (most notably in and around the key urban locations), much of the rural area does not have access to fibre broadband.
Figure 4.4 Broadband Availabillity in Kent and Medway (Pre Roll Out)
Source: Kent County Counciil
4.46 Kent County Council is working with Broadband Delivery UK (BDUK) to implement ‘Make Kent Quicker’, a programme to improve broadband coverage in Kent. The project will be delivered in 8 phases to Deceember 2015. The anticipated coverage across Kent and Medway at the end of the roll-out is shown in Figure 4.5. Post-implementation, broadband will be available across Tonbridge & Malling’s rural areas, although some areas away from the key centres will have to continue to rely on basic broadband.
20 Regeneris, Social Study 2012 TThe Economic Impact of BT in the United Kingdom and the South-East 21 SQW, UK Broadband Economiic Impact Study, Impact Reportt, November 20013
6312638v6 P29 Tonbridge & Malling Employment Land Review : Final Report
Figure 4.5 Fibre Broadband Availability in Kent and Medway (Post Roll Out/By December 2015)
Source: Kent County Council
Provision for Start-ups/Small Businesses
4.47 The Borough has a reasonablle supply of space specifically designed for small and start-up businesses. For example, Kings Hill accommodates a Regus and Churchill Square Business Centre offering a comprehensive rannge of flexible services to occupiers. The Riverside Business Centre in Tonbriidge town centre provides a range of office suitees, meeting rooms and communal facilities/support fully inclusive packages, while the Pipers Business Centre in Tonbridge offers a fully operational business centre with offices available in various size ranges and facilities with packages starting at £395 per month.
4.48 These enterprise and serviced office centres appeal to SME’s tthat want flexible space and are not able to commit to long leases. Whilst local commercial agents felt that there is currently sufficient existing provision to meet demand from local SMEs and start-ups, the trend towards smaller scalee office requirements (i.e. for between 1-2,000 sqft) suggests that there could be scope to develop additional facilities in future as the Borough’s business base expands and develops.
4.49 Key to any such provision will be a flexible offer, with a range of membership packages to suit a range of business needs including access to affordable workspace. Any such facility should be well located and accessible to key public transport routes. In order to be viable and sustainable, this type of flexible workspace should be cclose to existing concentrations of workers and residents and could feasibly involve the re-use of high street rettail units and upper floors, rural workspaces and co-location with other uses ssuch as cafes, community space or a gym/leisure centre.
P30 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Conclusions
4.50 The commercial property market across Kent as a whole is showing signs of growth, although this tends to be focused within prime business locations. Outside of these, office demand remains muted with new development at a virtual standstill and an increasing trend towards conversion of older redundant commercial space to higher value residential uses. The industrial property market is characterised by an over-supply of secondary stock and a shortage of good quality, modern, Grade A stock, giving rise to a reported increase in design and build activity as well as speculative development in strongest industrial market locations such as Aylesford (Medway Gap Urban).
4.51 Tonbridge & Malling accommodates a ‘two tier’ office market comprising a modern strategic business park at Kings Hill alongside a smaller scale localised market mainly focused upon the town of Tonbridge in the south of the Borough. Market feedback suggests that the level of demand has declined over recent years for (particularly larger scale) office space in this part of Kent alongside a shift towards smaller more flexible accommodation. Larger floorplate office accommodation (commensurate with the general offer available at Kings Hill) on longer leases is likely to be less popular in future.
4.52 The Borough is located between larger, established and more attractive office centres such as Maidstone and Tunbridge Wells and with the exception of Kings Hill, lacks the critical mass to attract and sustain larger office occupiers. As a result, the office market (beyond Kings Hill) tends to be very localised and what limited demand there is comes from local SMEs (operating across a range of sectors) for good quality, small modern premises. In this context, local agents believe it will be important for the Borough to adapt its office offer to better suit this growing market, which may involve a greater focus upon subdividing larger premises into smaller floorplates that are likely to appeal to the local SME business base.
4.53 Tonbridge & Malling is highly regarded as an industrial location with occupier demand having picked up in recent months and currently reported to be strong. Key locational competitive advantages include good access to strategic routes, availability of industrial land and cost advantages over nearby centres. The pattern of demand varies across the Borough, with Aylesford representing the largest and most significant industrial location in the Borough and one of only very few locations within the South East that has seen speculative industrial development over the last few years. Whilst sufficient industrial land is reported to be available in key locations to meet demand over the short to medium term, there may be scope to consider extending well performing, well located industrial sites (for example in and around Tonbridge) to accommodate future needs over the longer term.
4.54 The rural areas of Tonbridge & Malling also accommodate provision of employment space, with levels of demand reported to be steady and likely to increase particularly through growth of home-based businesses and as a source of affordable space. There are some particular challenges facing rural
6312638v6 P31 Tonbridge & Malling Employment Land Review : Final Report
business, including access to high speed broadband which is currently being addressed,
4.55 The Borough has a reasonable supply of space specifically designed for small and start-up businesses although the increasing market trend towards smaller scale office requirements suggests that there could be scope to develop additional facilities in future as the Borough’s business base expands and develops.
P32 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
5.0 Review of Employment Sites Portfolio
5.1 This section presents thhe findings of an assessment of employment land in Tonbridge and Malling which considers the characteristics and quality of existing and allocated emmployment sites and their suitabillity to meet future employment development needs.
5.2 In consultation with the CCouncil it was agreed that the assessment should focus on 37 existing employment sites as shown in Figure 5.1. Collectively these sites amount to almost 472 ha in total area. These sites comprise the main employment areas and allocations, as identified by tthe Council, as well as other sites that are not specifically designated for empployment.
Figure 5.1 Map of Employment Sites Assessed
Source: NLP
5.3 Each site was inspected and its suitability for employmennt use assessed against the criteria listed below, which reflect those in thee former ODPM Guidance on Employment Land Reviews: a strategic road acceess and local road access; b accessibility to public transport and services; c adjoining uses that might constrain employment uses; d site size, characteristics and potential development constraints; and e attractiveness to the market, including vacancy andd market activity.
6312638v6 P33 Tonbridge & Malling Employment Land Review : Final Report
5.4 Other factors were also noted including the site’s suitability for specific uses, any barriers to the delivery of undeveloped sites for employment uses, as well as sustainability and sequential preference factors where relevant. Details of the criteria used to assess sites are in Appendix 3 and Appendix 4 contains a detailed assessment of each site against these criteria, along with commentary to supplement the formal appraisal exercise.
5.5 It should be noted, however, that this assessment process in itself does not necessarily provide a complete picture of a site’s role within the local economy. For example, a site’s importance to meeting particular business or sector needs can be important reasons for retaining a site even if it does not perform well against conventional site assessment criteria. A broader commentary is therefore provided on each site to supplement the formal scoring exercise.
5.6 It is also important to note that the assessment is based on the current conditions and intrinsic qualities of each site and the associated scoring has been derived on this basis. It is possible that the scoring and relative ranking of sites could change in future if measures were to be put in place to improve their functioning as employment sites (for example through new infrastructure and servicing).
5.7 Further to presenting an overview of the employment land considered in this assessment, a summary description is provided for each of the assessed sites, with a corresponding reference number.
Overview of Sites
5.8 As summarised in Table 5.1 below, in overall terms 472 hectares of employment land was assessed by this study. The sites are divided into three typologies taking account of the policy designations set out in the Tonbridge and Malling Borough Council Local Development Framework, Core Strategy and Site Specific Allocations: 1 Safeguarded Employment Land (Policy E1): these are sites that the Council has identified as capable of meeting the needs of local employers and attracting investment and thereby assist in achieving a balanced and sustainable local economy and providing opportunities for sustainable economic growth. 2 Other Employment Land (Policy E2): these sites are identified by the Council as employment areas that are not specifically allocated for any other purpose but are not safeguarded for employment uses, and; 3 Undesignated Employment Site: an additional site (Hermitage Court) that is not currently designated as employment land was also assessed due to the cluster of employment uses at this location.
5.9 Safeguarded employment land accounted for the significant majority of the total site area assessed (91%), while other employment land accounted for 8%. One undesignated employment site was assessed which accounts for 1% of the total employment land area assessed (see Table 5.1).
P34 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Table 5.1 Employment Site by Type
Medway Medway Malling Kings Tonbridge Gap Gap Area Total Hill Urban Rural/ Urban Rural Other Safeguarded 98ha 53ha 263ha 5ha 13ha 432ha Employment Land (100%) (96%) (96%) (42%) (37%) (91.5%) (E1) Other Employment 7ha 22ha 38ha - 2ha (4%) 7ha (3%) Land (E2) (58%) (63%) (8%) Undesignated - 2ha - - 2ha (1%) - Employment Sites (0.5%) 98ha 55ha 272ha 12ha 35ha 472ha Total (21%) (12%) (58%) (3%) (7%) (100%)
Source: NLP analysis
5.10 Table 5.1 sets out the proportion of employment land by policy designation for each of the five Borough sub-areas as defined by the Council. These sub- areas include; Kings Hill, Tonbridge Urban, Medway Gap Urban, Medway Gap Rural/ Other and Malling Area Rural. Analysis of each of the sub-areas is considered in further detail below.
Kings Hill
5.11 Kings Hill is situated to the east of the Borough of Tonbridge and Malling. Three individual employment sites at this location were assessed, combined they comprise of 98.05ha which equates to 21% of the total employment site area assessed. Table 5.1 shows that currently 100% of employment land in this sub-area is safeguarded for employment by Development Land Allocations DPD Policy E1.
5.12 It should be noted that since the site assessments were undertaken, a planning application has been approved for ‘Kings Hill Phase 3’, a predominately residential development which involves the loss of approximately 29ha of allocated employment land at Kings Hill, equivalent to 77% of the undeveloped employment allocations that remained on the site. The planning application site forms part of ‘Kings Hill, Site Area 3’ (as set out in para 5.15 below) although the overall assessment and scoring of the site remains unchanged.
5.13 Kings Hill, Rolex Site [1] (11.56ha) This single occupier site forms part of the wider Kings Hill settlement. It is located to the north of the settlement and is adjacent to the A228. This modern, high quality, purpose built facility is currently occupied by Rolex. The site stands alone from other existing employment uses. Part of the site is undeveloped however, it is currently allocated for employment which would facilitate further development. Local access roads are high quality and uncongested however, public transport is limited to a local bus service. Parking provision on site is good. Overall, this is a high quality employment site that meets a specific market need with potential for further development in the short term as the site is partially serviced and there are no obvious barriers to delivery.
6312638v6 P35 Tonbridge & Malling Employment Land Review : Final Report
5.14 Kings Hill, Site Area 2 [2] (35.28ha) This site comprises of high quality, modern, low density, business park offices and D1 community uses that form part of Kings Hill development. The site has direct access onto the A228 and has high quality, uncongested circulation routes. In terms of public transport, it is served by a local bus routes, cycle ways and footpaths. The offices are accompanied by adequate car parking facilities. It is within walking distance of local shops and serves and the local labour force. Parcels of the site are undeveloped and currently allocated for employment uses though further development is constrained by the A228 which runs along the western boundary of the site. A number of the units are currently vacant or operating below capacity indicating that there is currently insufficient market demand for these types of premises. Overall, this site scores well against planning criteria however, it is currently under performing in market terms.
5.15 Kings Hill, Site Area 3 [3] (51.2ha) At 51ha, this is a large employment site albeit the scale of the allocated land is now reduced following the grant of planning permission for predominantly residential development. The northern part of the site is currently largely undeveloped while the southern part primarily comprises of high quality, modern, low density, business park offices that form part of Kings Hill development. Office developments include Churchill Square Business Centre and the Council depot. It is located close to the centre of the settlement, local shops and services and the local labour force. This site has been partially developed but there is scope for further development in the short term. The site is close to the A228 and is served by a local bus routes, cycle ways and footpaths. Vacancy levels are relatively high indicating that currently market demand is low. Overall, the recent planning permission for predominantly residential development has significantly reduced the scale of undeveloped employment land within this site and the existing developed land scores well against the planning criteria.
Tonbridge Urban
5.16 Tonbridge Urban is located to the south of the Borough, four employment sites were assessed within this sub-area. As presented in Table 5.1, these sites amount to 55ha of designated employment land including 53 hectares (96%) of safeguarded employment land and 2 hectares (4%) of other employment land. Combined this is equivalent to 12% of the Borough’s total employment land.
5.17 Drayton Road, Tonbridge [4] (2.01ha) This town centre site comprises of ageing, small scale, light industrial units and some small offices. Though it is located close to A2014, local access routes are constrained, congested and run through a dense residential area. A number of dwellings share the on-site circulation routes which are poorly maintained. Public transport provision is limited to a local bus route and there is limited on-site parking. Despite these constraints, vacancy levels are low indicating this type space fulfils a particular function in the market. Barriers to delivery in the short-term could include multiple occupiers, pressure from non-B class uses particularly residential and potentially there is a need for remediation works prior to redevelopment.
P36 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
5.18 Land West Woodgate Way, Tonbridge [5] (9.56ha) This brownfield, edge of centre site formerly occupied by Siemens, is located to the south east of Tonbridge is currently underdeveloped. It benefits from unrestricted access onto the A26 and local access routes are good however, public transport provision in the area is limited. It is also relatively isolated from local shops and services. Adjoining land uses include residential to the west and employment to the west. There are no obvious barriers to delivery, though some remediation works may be required prior to redevelopment. There may also be some pressure from competing land uses such as residential. Overall, due to its strategic location this would be a suitable employment site that could be developed to meet specific market needs in the short term. It should be noted that planning permission has recently been granted for a mixed-use development on the site including up to 183 residential dwellings and 1.3ha of flexible B class space. If implemented, this scheme would result in the majority of this employment site being lost to other uses.
5.19 Tonbridge Industrial Estate [6] (25.77ha) Tonbridge Industrial Estate benefits from a town centre location. It is a multiple occupier site that comprises of a range of employment uses including B1, B2, B8, sui generis and quasi-retail as well as Southern Water works site. The quality and type of units vary from small scale warehousing and light industrial units to trade counter units. It is bound to the west by the A26, land to the east of the site is designated green belt and the River Medway divides the site. The southern part of the site is within walking distance of Tonbridge rail station while the north of the site is relatively more isolated. On account of its central location, local access routes can be congested at peak times. Vacancy levels are currently low. There is an outstanding planning permission on this site which could lead to the potential loss of circa 2,500sqm of B1a/B2 floorspace. An undeveloped triangular site to the north of the estate (known as Land off Cannon Lane) previously had planning permission but has remained undeveloped. In summary, this is a well performing employment site that is attractive to the market however; there is a risk that B class space will be lost to non-B class uses including retail due to its central location. There is limited scope for redevelopment in the short term.
5.20 Land within Tonbridge Industrial Estate [7] (18.08ha) This site forms part of the wider Tonbridge Industrial Estate, however due to its town centre location it falls within the Tonbridge Central AAP area. Development is relatively low density and it is occupied by B1, B2 and B8 units and some sui generis uses. There has been some loss of space to alternative land uses including quasi- retail. It is bound to the east by the A26 and is adjacent to Tonbridge rail station, there is adequate onsite parking. Local access routes can be congested at peak times. There is limited vacancy in the smaller units with the exception of a large warehouse unit off Vale Road which is currently being marketed. There is a limited room for expansion owing to its urban location. In summary, this site provides a large proportion of Tonbridge's employment and as such B class employment space should be protected from competing land uses.
6312638v6 P37 Tonbridge & Malling Employment Land Review : Final Report
Medway Gap Urban
5.21 Medway Gap Urban covers an area to the north east of the Borough. This sub- area has the largest concentration of employment sites with 58% of the Borough’s total identified employment land area which comprises of 272 hectares across 15 sites. Approximately 96% (263 hectares) of the sub-area total is currently safeguarded employment land. The sole undesignated employment site that was assessed, Hermitage Court, is situated in this sub- area.
5.22 Hermitage Court [8] (2.37ha) Located on the B2246, this is a modern, high quality development which comprises of converted farm buildings and purpose built offices, situated north of Barming. There are multiple occupiers and no vacant units available. It approximately 1.5km from the A20 London Road and the M20 less than 1km from Barming train station. The site has ample on-site parking and unconstrained access to local routes however, it is relatively isolated from local shops and services. The site is located on land currently designated in the Core Strategy as CP5 Strategic Gap which may restrict potential site expansion in the future. In summary, despite not having an employment use allocation this is a successful, well performing site that fulfils an important role in the local employment floorspace market that the Council should consider safeguarding for employment uses.
5.23 Quarry Wood including Priory Park [9] (28.97ha) Quarrywood including Priory Park is located to the east of Ditton and south of Aylesford. It comprises of a mix of B1, B2, B8 and sui generis uses including a number of car showrooms. The type, scale and quality of the units on-site vary. There are a number of modern car show rooms and trade counters on-site. Priory Park is occupied by a large Tesco distribution facility and relatively new, good quality, small to medium scale office, light industrial and warehouse type units. Some of the units in Quarrywood are ageing and of lower quality. This site benefits from dedicated access onto the A20 and is less than 1km from the M20. Despite occupying an edge of centre location, public transport provision serving the site is limited. Circulation routes are also relatively congested. Much of the surrounding land is greenfield. Overall, this site provides some high quality employment space, however there may be some scope for redevelopment in the short to medium term to replace or upgrade ageing stock. The Council should also seek to limit non-B uses on site.
5.24 Holborough, Snodland [10] (8.22ha) This linear site is located on the eastern side of the A228 Holborough, Snodland with a dedicated access point onto the strategic A road. The southern part of the site has been recently developed for B8 warehousing and distribution uses, while the remaining brownfield section of the site is partially being used for open storage. Its location on the edge of Snodland provides accessibility to local shops, services and labour force. In terms of public transport, Snodland rail station is approximately 1.5km away. The site is constrained by the rail line to the west, the A228 to the west and also adjoins a SSSI. Overall, this site provides an opportunity to meet arising B
P38 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
class employment floorspace requirements in the short term, though some remediation works may be required.
5.25 New Hythe Area, Larkfield [11] (124.94ha) New Hythe is a large, multi- occupier employment area consisting of almost 125 ha, that includes Larkfield Trading Estate, Riverside Business Park and New Hythe Business Park. It is located to the north of the M20 between Larkfield and Snodland. There are a range of B class and sui generis uses onsite including warehousing, storage, distribution, light industrial units, offices and trade counters of varying scale and quality. Large occupiers include Whirlpool and BT Fleet and DPD. Some of the units are of poorer quality and ageing and therefore could benefit from refurbishment. However, there has been some investment in the site in recent years with a number of high quality units constructed. Other parts of the site have been cleared and remediated and are currently being marketed for development opportunities as New Hyde Commercial Park and therefore would be available to meet arising B class employment floorspace needs in the short term. Overall, vacancy levels are low indicating that the range of units provides space to meet the employment needs of most sectors of the market. The site is well located in terms of accessibility, access to the strategic road network, the M20 Junction 4 is via the A228 and the area is served by two train stations; New Hythe to north of the site and Aylesford to the south. There are however pressures from other land uses, part of the south west of the site is currently being redeveloped as residential. In summary, this is a key employment site that meets much of the Borough's B class employment needs and therefore should be retained.
5.26 Hermitage Lane, Aylesford [12] (1.5ha) Hermitage Lane comprises of a narrow site that is located between residential properties and an existing industrial estate at Burnt Ash Road in Aylesford. Many of the residential properties are currently unoccupied and the greenfield land is currently being used as allotments. Despite benefiting from being located close to the A20 London Road and the M20, accessibility is poor and restricted by a one way traffic management system which may limit suitability for future employment uses. Current policy safeguards the land for B1 uses.There may be scope for development in the short term and this site may form a suitable extension to the existing industrial estate however, this is not allocated for employment purposes and there are other barriers to delivery that may need to be addressed including existing residents and access constraints.
5.27 Forstal Road, Aylesford [13] (21.14ha) This large employment site is located to the east of Aylesford, just over 0.5km from Junction 6 of the M20. It is bisected by Forstal Road and bound by the River Medway to the South. There are a range of B class uses and quasi retail uses on site however the majority of units comprise of good quality warehousing, light industrial and low grade office units. There are multiple occupiers including a large Waitrose warehousing and distribution facility, Volvo service centre and the Deacon Trading Centre. There is some vacancy of units to the south of the site. It is approximately 1.5km from Aylesford train station but is served by local bus
6312638v6 P39 Tonbridge & Malling Employment Land Review : Final Report
services and there is adequate on-site parking. In summary, this is a good quality employment site with excellent strategic connectivity.
5.28 Rockfort Road, Snodland [14] (1.71ha) This town centre, low density office development currently occupied by South East Water is located just off the A228 on Rockfort Road. It is close to local amenities and labour force and is approximately 0.5km from Snodland train station. Car parking is available on site. This site could accommodate higher density development however, redevelopment may be constrained by adjoining land uses which include D1 and residential uses and it falls within a designated conservation area. It is also fully occupied. On this basis, it is unlikely that this site will come forward in the short term. In summary, this site does assist the Council in meeting it's B1 floorspace requirements..
5.29 Bradbourne, East Malling [15] (0.89ha) Bradbourne House, a Grade 1 listed building is situated north of East Malling. It provides small scale, good quality office accommodation in converted buildings on the former East Malling Estate. Current policy safeguards the site for mixed uses including B1 and educational and training uses. It is located 0.5km from the strategic road network, the A20 London Road between East Malling and Larkfield. Site access is constrained and the local access routes are congested at peak times. Access would require upgrading prior to any redevelopment. There is adequate parking available on site. Vacancy levels are low and this types of space meets the needs of small scale and start-up locally based companies and therefore plays an important role in meeting local employ needs.
5.30 East Malling Research Centre [16] (14.14ha) This specialised horticultural research and development centre is located west of East Malling and South of Ditton. The site offers office accommodation, horticultural facilities as well as conference facilities. It has been safeguarded for mixed uses to include B1, conference and education uses. It is approximately 3km from the strategic road network. It is approximately 1km from East Malling train station and local shop and services. Access onto the local road network is concealed and narrow and may require upgrading. The site is constrained by the rail line to the south. Overall, this is a unique specialised employment site with an international reputation that should be protected.
5.31 Barming Depot, Aylesford [17] (4.18ha) This single occupier site is located on the B2246 between Quarrywood and Barming, DHL currently operate from the warehousing units and associated offices. It is approximately 1km from the A20 London Road and the M20. This site is adjacent to Barming train station but is otherwise removed from local shops and services. There is good parking provision on-site. An area comprising of 1.2ha of the eastern section of the site is undeveloped which could accommodate further employment floorspace. The adjacent land is primarily greenfield which is designated as strategic gap which may limit the scope for development. In conclusion, this is a well performing site that is unlikely to be available for redevelopment in the short to medium term
P40 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
5.32 20/20 Estate, Aylesford [18] (19.31ha) This site includes a purpose built waste management and processing facility and part of the 20/20 Estate (Sainsbury's depot). It is located to the north of Allingdon and forms the Borough boundary with adjoining Maidstone. It is located on the southern side of the M20, access to the strategic road network is approximately 0.5km from the site via unconstrained roads. Public transport serving the site is limited however, car parking is provided. A parcel of the site to the west is undeveloped, though it is unlikely that it will be available for development for other employment uses. Overall, this site meets specific needs and therefore is an infrastructure asset however it would be difficult to adapt to wider employment uses.
5.33 Land East of Bypass, Snodland [19] (21.40ha) This large employment site is bisected by the rail line. The western section of the site has a dedicated access point onto the A228 and comprises of good quality B8 warehousing and distribution units while the eastern part also has good access it is through a residential area this part of the site is is occupied by Smufit Kappa paper packaging plant. This edge of centre site is close to Snodland train station and accessibility of shops and services. There is 5,335sqm of B2 space currently under construction on the site beyond that, there is limited space available to accommodate further development at this site due to proximity of residential uses and the natural constraints presented from the River Medway and proximity to the adjoining SSSI.
5.34 Ham Hill Snodland [20] (17.44ha) Situated at Ham Hill, to the south of Snodland, this site comprises of a Tesco regional warehousing and distribution facility and associated office accommodation. There is also a works site to the north of the site. The B8 units are high quality and were purpose built. The site benefits from a dedicated access point on to the A228 and is located approximately 1km from Junction 4 of the M20. The site is approximately 2km from the nearest train station at Snodland however it is close to the settlement and local services. Overall this is an important employment site that scores well against planning criteria, that benefits from a good strategic location that avoids residential areas.
5.35 Hall Road, Aylesford [21] (4.32ha) This site is located off Hall Road in Aylesford, it is 0.5km from the strategic road network the A20 and 1.5km from Junction 5 of the M20. There are a number of relatively good quality, small, light industrial buildings and trade counters on site with multiple occupiers including the Royal British Legions Industries. Some of the units are currently vacant and being marketed. This site benefits from a edge of centre location and proximity to local shops, services and a local labour force. It is less than 1km from Aylesford train station. The site is constrained from expansion to the north by the M20. This active, edge of centre site is unlikely to be available for redevelopment in the short to medium term.
5.36 Little Preston, Aylesford [22] (2.57ha) Located to the south east of Aylesford, Coldharbour depot is currently occupied by Gallagher's Contractors Ltd. for open storage and offices uses. It benefits from a location with unconstrained
6312638v6 P41 Tonbridge & Malling Employment Land Review : Final Report
access directly onto Junction 5 of the M20, however, the site is poorly provided for in terms of public transport. The site is constrained by the rail line to the north and the M20 to the south. While this is an attractive employment site owing to its excellent strategic location there has potential to accommodate more intensive scales of development, existing occupiers may prevent it from coming forward for redevelopment in the short term.
Medway Gap Rural/ Other
5.37 This sub-area comprises of four sites located in Medway Gap Rural and other rural locations dispersed across the Borough. In total, these sites provide just 3% (12 hectares) of the total employment area assessed as part of this study. Of this area, 42% is safeguarded (5 hectares) while the remaining 58% (7 hectares) is defined as other employment land.
5.38 Laker Road Bridgewood [23] (4.99ha) Laker Road, located between the M2 and Rochester Airport forms part of a wider employment area, the remainder of the industrial estate falls within Medway Borough Council functional area. Located off the B2097, the site is less than 1km from the strategic road network the A229 which can be accessed via unconstrained local roads. The site accommodates a range of uses including B1, B2 and B8 in good quality units. There is no train station within walking distance of the site but there is a local bus service, on-site parking is limited. Vacancy levels are low indicating that it is an attractive employment location. Overall this is a well performing, high quality employment site that meets the employment floorspace needs of the northern part of the Borough.
5.39 Nepicar Area West, London Road [24] (4.49ha) This site, which consists of two separate plots is located off the A20 London Road to the south east of Wrotham. The M20 runs north of the site and the M26 runs to the south. Plot one Invicta Business Park comprises of low density, small scale B1 offices, good quality, small scale light industrial and quasi retail/ trade counter accommodation. Plot two is occupied by MarleyEternit for open storage and distribution uses. There is no train station within walking distance of the site but there is a local bus services and on-site parking provision. Expansion or redevelopment of the site may be constrained as the site is located in the green belt and there are residential units to the north of the site. Vacancy levels are low. In summary, this is a relatively good quality site but it is unlikely to be able to meet arising employment floorspace needs in the short term.
5.40 Tower Garage, Wrotham Hill, Wrotham [25] (0.90ha) Tower Garage is located in a rural area, off the A20 London Road between West Kingsdown and Wrotham which links to the M20. Local access is unconstrained with free moving roads that avoid residential areas. In terms of public transport, it is served by a local bus service and onsite parking is relatively limited. There are a number of B and non B class uses on site including light industrial and quasi retail. The quality of the stock is relatively poor and ageing and some remediation may be required as part of any redevelopment in the future. This site may not come forward for redevelopment in the short term due to the
P42 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
number of existing occupiers. Any redevelopment should be sympathetic to the AONB and green belt location.
5.41 Winsor Works, London Road, Addington [26] (1.57ha) This site is located off the A20 London Road to the south east of Addington. There is a mix of uses including light industrial, storage B class uses and car showroom which falls under sui generis. The site provides relatively low quality space that could benefit from upgrading. The strategic access is good and while the local access routes are high quality and uncongested, the site is removed from local shops and services and public transport is restricted to a local bus service. Overall this is a relatively low quality employment site, redevelopment in the future may be limited by incompatibility with adjoining residential properties and its green belt location.
Malling Area Rural
5.42 Malling Area Rural sub-area comprises of eleven sites that are dispersed across the central part of the Borough. Each of the sites are relatively small in size and in total amount to 35 hectares of employment land. This constitutes approximately 7% of the Borough’s identified employment land total. All of these sites are afforded a policy status by the existing Development Land DPD with 13 hectares (37%) safeguarded and the 22 hectares (63%) identified as other employment land.
5.43 North Station App. Borough Green [27] (0.51ha) Station Court office development is located within the settlement of Borough Green and is safeguarded for B1 employment uses. It occupies a site adjacent to the train station and is close to local shops and services. The buildings are relatively good quality and there is ample parking available on-site. Vacancy levels are high indicating that market demand for office space in this location is low and the stock may need to be adapted to meet changing market needs. The strategic road network is accessed 0.5km from the site, however local access routes run through the town centre which can be congested at peak times. In summary, this is an underperforming site that may come under pressure for redevelopment for alternative land uses.
5.44 North Fairfield Rd Borough Green [28] (0.99ha) Located within the settlement of Borough Green this site currently occupied by A-Z maps comprises of B1c and supporting B1 office uses. It is safeguarded for B1 uses in the LDF. The stock is adequate quality but ageing. The site appears to be operating below capacity. Access to the A25 is less than 0.5km from the site via Wrotham Road, that runs through the town centre and residential areas, the immediate access point to the site is also narrow and constrained. It is adjacent to Borough Green train station and there is adequate on-site parking provision. In summary, this single occupier could benefit from upgrading or refurbishment to meet modern standards.
5.45 Bourne Enterprise Centre, Borough Green [29] (1.02ha) Bourne Enterprise Centre is a multiple occupier employment site, located within the settlement of Borough Green. The reasonably good quality units accommodate small scale
6312638v6 P43 Tonbridge & Malling Employment Land Review : Final Report
B1, B2 and B8 uses and vacancy levels are low. Despite benefitting from good public transport links on account of its proximity to Borough Green train station, vehicular access to the site is constrained. It is less than 0.5km from the A25 Maidstone Road. Overall, this is a well performing local employment site that is currently safeguarded for employment uses. It is unlikely to come forward for redevelopment in the short term, however in the future it may come under pressure for redevelopment for competing land uses on account of its town centre location and adjoining residential uses.
5.46 Branbridges East Peckham [30] (10.01ha) This is the largest employment site is the sub-area. It is a multiple occupier employment site located to the east of the settlement of East Peckham. The site is bisected by Branbridges Road which leads onto the A228 Boyle Way. The River Medway also runs through the site. The site currently provides a range of industrial and warehousing units, part of the site has been recently redeveloped and some of the units have been recently upgraded and now offer good quality space. There are some non-B employment uses including a car garage and petrol station. In terms of public transport the site served by a local bus service. There is potential for further redevelopment of parcels to the north of the site and there is outstanding planning permission for approximately 2,700sqm of B1 floorspace. Future development should be considered in the context of market demand, as a number of the existing units are vacant.
5.47 Roughway Mill Plaxtol [31] (1.24ha) This former mill is located between the small settlements of Roughway and Dunk's Green off Roughway Lane. The site provides two modern, recently developed, large light industrial/ warehouse type units that are currently occupied by Electra Polymers Ltd. There is scope for redevelopment of redundant buildings on site in the short term, however the site is located within the green belt. It is relatively isolated from local service centres and is not served by public transport, it is approximately 3km from the A227 strategic road network. Despite its relatively remote location and scoring poorly against assessment criteria this is a successful employment site that provides modern employment floorspace. In summary, there is some scope for redevelopment.
5.48 The Alders, Mereworth [32] (1.83ha) This small industrial estate is situated in a rural location to the south of Mereworth. While some of the units on site are ageing, other units have been recently upgraded and now provide good quality light industrial, workshop type units and small scale warehousing. It is well connected strategically with access onto both the A26 and the A228, however, it is not served by public transport. There is some vacancy indicating that the existing stock may no longer meet the market's needs and could benefit from redevelopment or upgrading to meet changing needs.
5.49 Salt’s Yard, Redwell Lane, Ightham [33] (0.30ha) This small site is located within a predominantly residential area off Redwell Lane, Ightham. There is a small workshop on the site. The site has a relatively poor strategic location, though it is approximately 0.5km from the A25 Sevenoaks Road connecting routes are narrow and congested. While this site is currently occupied could
P44 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
accommodate more intensive development, it is not compatible with adjoining residential land uses and consequently any redevelopment may affect local residential amenity. Access routes would require improvement prior to redevelopment. Overall, though this is an active employment site it scores relatively poorly against planning assessment criteria. This site is unlikely to be suitable for redevelopment in the short term on account of existing occupiers, location within the green belt and incompatibility with adjoining land uses.
5.50 East of Tonbridge Rd, Little Mill, East Peckham [34] (3.06ha) Located in Little Mill, East Peckham, this site primarily comprises of a purpose built, manufacturing plant, storage space and supporting offices. It is currently occupied by Muraspec Decorative Solutions. There is also a standalone house on-site that has been converted to offices. This property appears to be mostly vacant which could be attributed to low market demand for offices in this rural location. It is approximately 3km from the A228 and local access routes are narrow and run through residential areas. In terms of public transport, the site is located on a local bus route. Though this site scored poorly against assessment criteria, it is a successful, fully operational site, and while there could be scope to redevelop the site in the future if it were to become unoccupied, its potential could be limited by its remote location.
5.51 Works South of Crickett’s Farm [35] (7.86ha) The Ightham Sandpit, located to the west of Borough Green, is designated as a major development in the green belt. It comprises of a purpose built manufacturing plant, open storage and associated site office that is operated by HH Celcon Ltd. It has a dedicated access road off the A25 to accommodate large vehicles serving the site. Despite its proximity to the settlement and edge of centre location, access to local services, public transport and the local labour force is restricted by the train line, though on-site parking is provided. The adjoining land is mainly open countryside. In summary, despite scoring relatively poorly against the assessment criteria this is a successful employment site that makes a meaningful contribution to the local economy.
5.52 Long Pond Works Borough Green [36] (0.87ha) This small employment site supports the associated landfill site and comprises of low grade, ageing units that accommodate office and storage uses. It is located north of the settlement of Borough Green and less than 1km from the A25. Local access is unconstrained and uncongested. It is located within the green belt and therefore is broadly compatible with surrounding land uses. In summary, this site would benefit from upgrading or would be suitable for redevelopment in the future, however some remediation may be required and market attractiveness may be limited to a small pool of businesses.
5.53 Platt Industrial Estate [37] (6.71ha) Located between Borough Green and Wrotham Heath, Platt Industrial Estate was constructed in the 1970s, but was recently partially refurbished. It comprises of well maintained, relatively good quality B1, B2 and B8 units that range from 2,000 to 80,000sqft. There is scope to intensify the site within the current boundary and a planning application is currently pending for the development of a c.3,400sq.m industrial (B1c)
6312638v6 P45 Tonbridge & Malling Employment Land Review : Final Report
building on the site. However, access would require upgrading as part of any redevelopment. The site is isolated from nearby settlements by the rail line. The A25 is accessed via Maidstone Road and in terms of public transport, the site is approximately 1.5km from Borough Green train station and is served by a local bus service, there is also car parking provided on site. This is a reasonable employment site that offers a range of employment floorspace types to meet local requirements.
Conclusions
5.54 Overall, the assessments of identified employment sites indicate that the Borough contains a reasonable range of employment sites of differing quality and type, totalling just over 472 ha. Over 99% of sites have a specific policy status and are safeguarded for employment uses or are defined as other employment land and are therefore afforded a degree of protection from competing land uses. Hermitage Court is the sole site that is not currently designated as a specific employment site but was also assessed due to the cluster of employment uses at this location. Most of the sites accommodated a combination of both office (B1a/b) and industrial (B1c/B2/B8) uses, although some specific, single use sites were also evident.
5.55 Generally, the range of sites comprises of good quality, well maintained stock with low vacancy levels. This demonstrates that this type of space meets requirements of the market. This is reflected in the assessment rankings with almost 30% of the total achieving good quality status (68% of employment land). The assessment process identified 10 high performing, good quality sites. A further 26 sites comprising of 32% of the total employment land area assessed achieved an average ranking. Only one site was ranked as poor quality. Notably, some well performing employment sites scored less well against conventional planning criteria but still provide an important role in the local employment space market.
5.56 The NPPF states that:
“Planning policies should avoid the long term protection of sites allocated for employment use where there is no reasonable prospect of a site being used for that purpose. Land allocations should be regularly reviewed. Where there is no reasonable prospect of a site being used for the allocated employment use, applications for alternative uses of land or buildings should be treated on their merits having regard to market signals and the relative need for different land uses to support sustainable local communities.” (para 22)
5.57 Against this backdrop, the site assessment process undertaken as part of this study indicates that the Borough’s portfolio of employment sites are generally well performing and largely occupied by businesses. The analysis does not identify any evidence to suggest that the sites assessed have no reasonable prospect of being/continuing to be used for employment uses over the plan period.
P46 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
5.58 However as emphasised by the NPPF, it is important that these allocations are reviewed on a regular basis (at least every five years) to take account of any changing factors over the plan period, and that any future proposals that could result in the loss of employment land in the Borough are considered against the overall balance of employment land demand/supply (as detailed in Section 7.0) and prevailing market signals.
5.59 A summary of these site rankings is provided in Table 5.2 overleaf. The broad categories of ‘good’, ‘average’ and ‘poor’ quality have been applied to the composite total scores for each site based on the assessments contained in Appendix 4. They are intended to provide a broad indication of the overall quality of employment land supply rather than a comparison of one site against another or a specific recommendation of whether the site should be released or retained.
6312638v6 P47 Tonbridge & Malling Employment Land Review : Final Report
Table 5.2 Site Assessment Matrix Site Reference Site Name Site Status Site (ha) Area Total Uses Potential TOTAL SCORE / 30) ( Rank 8 Hermitage Court Undesignated 2.37 B1a/b 24 Safeguarded for 13 Forstal Road Aylesford 21.14 B1, B2, B8 24 employment Safeguarded for 11 New Hythe Area Larkfield 124.94 B1, B2, B8 24 employment Safeguarded for 2 Kings Hill Site Area 2 35.28 B1a/b 23 employment Good Safeguarded for 3 Kings Hill Site Area 3 51.20 B1a/b 23 employment Safeguarded for employment in the 6 Tonbridge Industrial Estate 25.77 B1, B2, B8 23 Tonbridge Central AAP Safeguarded for 9 Quarry Wood including Priory Park 28.97 B1, B2, B8 23 employment Safeguarded for 14 Rockfort Road Snodland 1.71 B1a/b 23 employment Safeguarded for 20 Ham Hill Snodland 17.44 B1, B2, B8 23 employment Safeguarded for 30 Branbridges East Peckham 10.01 B1, B2, B8 23 employment Safeguarded for 1 Kings Hill Rolex Site 11.56 B1, B2, B8 22 employment Land West Woodgate Way Safeguarded for 5 9.56 B1, B2, B8 22 Tonbridge employment Safeguarded for 10 Holborough Snodland 8.22 B1, B2, B8 22 employment Safeguarded for 17 Barming Depot, Aylesford 4.18 B1, B2, B8 22 employment Other employment 21 Hall Road, Aylesford 4.32 B1, B2, B8 22 land Safeguarded for 27 North Station App. Borough Green 0.51 B1 22 employment Safeguarded for 29 Bourne Enterprise Ctr B/Green 1.02 B1, B2, B8 22 Average employment Land within Tonbridge Industrial Safeguarded for 7 18.08 B1, B2, B8 22 Estate employment Other employment 36 Long Pond Works Borough Green 0.87 B1, B2, B8 21 land Safeguarded for 15 Bradbourne East Malling 0.89 B1a/b 21 employment Safeguarded for 18 20/20 Estate Aylesford 19.31 B1, B2, B9 21 employment Safeguarded for 19 Land East of Bypass Snodland 20.14 B1, B2, B8 21 employment Other employment 22 Little Preston, Aylesford 2.57 B1, B2, B8 21 land 37 Platt Industrial Estate Other employment 6.71 B1, B2, B8 21 16 East Malling Research Centre Safeguarded for 14.14 B1, B2 20 Safeguarded for 23 Laker Road Bridgewood 4.99 B1, B2, B8 20 employment Safeguarded for 28 North Fairfield Rd Borough Green 0.99 B1, B2, B8 20 employment Other employment 32 The Alders, Mereworth 1.83 B1, B2, B8 20 land Other employment 24 Nepicar Area West, London Road 4.49 B1, B2, B8 20 land Safeguarded for 12 Hermitage Lane Aylesford 1.50 B1a,b 19 employment Other employment 35 Works South of Cricketts Farm 7.86 B1, B2, B8 19 land Tower Garage, Wrotham Hill, Other employment 25 0.90 B1, B2, B8 18 Wrotham land Winsor Works, London Road, Other employment 26 1.57 B1, B2, B8 18 Addington land East of Tonbridge Rd, Little Mill, Other employment 34 3.06 B1, B2, B8 18 East Peckham land Other employment 4 Drayton Road, Tonbridge 2.01 B1, B2 17 land 31 Roughway Mill Plaxtol Other employment 1.24 B1c, B2, B8 17 Other employment 33 Salts Yard, Redwell Lane, Ightham 0.30 B1a/b 15 Poor land
Source: NLP analysis
P48 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
6.0 Future Requirements for Employment Space
6.1 This section considers future economic growth needs in Tonbridge & Malling drawing on a number of scenarios developed for the local authority and presented in the Economic Futures Forecasting Study. These scenarios are used to inform the analysis of the potential economic growth drivers within the Borough and the employment land and planning policy implications that flow from these.
Overview of Scenarios
6.2 The NPPF requires local authorities to, “set out a clear economic vision and strategy for their area which positively and proactively encourages sustainable economic growth” (para 21). In evidence base terms, this should be underpinned by, “a clear understanding of business needs within the economic markets operating in and across their area” (para 160). The PPG identifies sectoral and employment forecasts as one approach which plan makers should consider.
6.3 In this context, a number of potential future economic scenarios have been developed through the 2013 Tonbridge & Malling Economic Futures Forecasting Study (and its 2014 Addendum) to provide a framework for considering future economic growth needs and B Class employment space requirements in Tonbridge & Malling over the period to 2031. The resulting job growth associated with each of these scenarios are summarised in Table 6.1 below.
Table 6.1 Summary of Job Growth Implied by Scenario
Change 2011-2031 Scenario Total Workforce B Class Jobs Jobs 1: Baseline 8,410 4,130 Job Growth 2: Alternative ‘Policy-On’ 9,950 4,590 Past Development 3: Past Take-Up n/a 6,280 Rates Future Labour 4: Labour Supply (626 12,459 5,680 Supply dw.p.a22.)
Source: Tonbridge & Malling Economic Futures Forecasting Study 2013 / 2014 Addendum
Note: Employment estimates associated with the past development rate scenario supersedes analysis presented in the Economic Futures Study as it incorporates more up-to-date available monitoring data (covering the period 2003-2013)
22 It should be noted that the 626 dwellings per year housing requirement figure (derived from a demographic based scenario using ONS 2012-based Sub National Population Projections in the Borough’s Strategic Housing Market Assessment Addendum (2014)) has subsequently been upwardly adjusted by the SHMA Addendum in response to market signals and evidence of suppressed household formation in the past. As a result, the SHMA Addendum identifies the objectively assessed need for housing under this scenario as 665 dwellings per annum although this upward adjustment does not have any implications on the overall population growth and therefore labour supply that informs the scenario.
6312638v6 P49 Tonbridge & Malling Employment Land Review : Final Report
Net Employment Space Requirements
6.4 These job forecasts can then be converted to future employment space requirements assuming typical ratios of jobs to floorspace for the different B uses. To estimate space needs, the following average ratios are applied: Offices: 1 job per 10.5 m2 for lower density business park offices (assumed to account for 40% of total stock23) and 1 job per 12.5m2 for general offices (accounting for 60% of total stock) Industry: 1 job per 43 m2 Warehousing: 1 job per 65 m2 for general, smaller scale warehousing (assumed to account for 40% of total stock) and 1 job per 74 m2 for large scale, lower density units (assumed to account for 60% of total stock)
6.5 These assumptions are based on the latest HCA/Offpat guidance on employment densities published in 2010.24 This guidance takes account of recent trends in terms of the changing use of employment space, the main change being the more efficient utilisation of office space due to increased flexible working and hot desking. This has resulted in a decrease in the amount of floorspace per office worker that is assumed compared to earlier guidance. For office and warehousing uses, a range of densities have been applied to reflect the unique characteristics of Tonbridge & Malling’s commercial property market.
6.6 An allowance of 10% is added to all floorspace requirements to reflect a normal level of market vacancy in employment space. Where a reduction in jobs is forecast, the associated negative floorspace was halved, to reflect the fact that not all of this employment space is likely to be lost.
6.7 Drawing together the results from these different approaches and growth scenarios, Table 6.2 summarises the net floorspace requirement up to 2031 arising from each.
Table 6.2 Net Floorspace Requirement to 2031 for Different Growth Scenarios
Past Labour Labour Demand Development Supply Rates Use 1. Job 4. Labour 2. Job Growth 3. Past Growth Supply (‘Policy-On’) Take-up (Baseline) (626 dw.p.a) Industrial (B1c/B2/B8) 82,020 105,250 72,150 191,280 Offices (B1a/b) 51,960 52,240 58,520 35,610 All B uses 133,980 157,490 130,670 226,890
Source: NLP analysis
Note: The net floorspace requirements presented above differ slightly from those set out in the Economic Futures Study due to more up-to-date monitoring data being available and updated analysis of job density ratios
23 Based on existing share of office space in the Borough concentrated at Kings Hill (VOA 2010) 24 Based on HCA/Offpat Employment Densities Guide, 2010
P50 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Convert to Gross Floorspace Requirements
6.8 To convert the net requirement of employment space into a gross requirement (the amount of employment space or land to be allocated/planned for), a safety margin is added to allow for factors such as delays in some sites coming forward for development, as well as an allowance for some replacement of losses of existing employment space that may be developed for other, non B Class uses.
Safety Margin
6.9 To estimate the overall requirement of employment space that should be planned for in allocating sites, and to give some flexibility of provision, it is normal to add an allowance as a safety margin for factors such as delays in some sites coming forward for development.
6.10 In a location like Tonbridge & Malling where land supply is relatively unconstrained and development pressure from other uses is limited, there is a need to ensure a reasonable but not over-generous additional allowance that provides for some flexibility but avoids over-provision of land. However, it also needs to reflect that there may be potential delays in some of the Borough’s development sites coming forward for development.
6.11 The former SEEPB guidance on employment land assessments recommends an allowance that is equivalent to the average time for a site to gain planning permission and be developed, typically about two years. For Tonbridge & Malling, the margins set out in Table 6.3 were added for B Class use based on two years of average net take-up which appears an appropriate level relative to the estimated scale of the original requirement and taking account of the nature of the land supply in the Borough.
Table 6.3 Safety Margin Allowances
Average Annual Safety Margin Use Take-up (sq.m) Added (sq.m) Industrial (B1c/B2/B8) 3,610 7,220 Offices (B1a/b) 2,925 5,850
Source: NLP analysis
Allowance for Loss Replacement
6.12 Judgements were made on the suitability and degree of the allowance for future losses which it would be appropriate to apply here based on analysis of supply-side deliverability factors and current trends in the market. Analysis of monitoring data indicates that the Borough has been losing an average of approximately 15,400sq.m of B1-B8 floorspace per year (between 2003 and 2013) to other B and non B use classes. This was split relatively evenly amongst the B1a/b, B1c/B2 and B8 use classes and has in part been driven by significant losses of space associated with a small number of large sites in the Borough (such as the New Hythe Industrial Estate and Snodland Paper Mill).
6312638v6 P51 Tonbridge & Malling Employment Land Review : Final Report
6.13 Although manufacturing employment is forecast to decline in the Borough over the next 20 years, market demand for industrial space in Tonbridge & Malling has remained relatively strong, while distribution related employment is anticipated to increase over the period to 2031.
6.14 It is therefore considered inappropriate for the Borough to replace all losses of industrial space going forward and it has been assumed that 50% of industrial losses will be replaced each year, equating to 98,200sq.m over the 20 year Plan period to 2031. For offices, an allowance of 2,790sq.m p.a. was applied to each scenario, based on 50% of the average annual loss of office space over the last 10 years25. A similar proportion of office losses have been replaced given that historically loss of office space has largely involved the loss of a small number of older, redundant office space, for example the former Frantschach Site in New Hythe Lane, Larkfield26.
6.15 The resultant gross floorspace requirements incorporating these allowances are set out in Table 6.4 and Figure 6.1.
Table 6.4 Gross Floorspace Requirement by Scenario to 2031 (sq.m)
4. Labour 1. Job Growth Use 2. Job Growth 3. Past Supply (Baseline) (‘Policy-On’) Take-up (626 dw.p.a) Industrial (B1c/B2/B8) 187,440 210,670 177,570 296,700 Offices (B1a/b) 113,610 113,890 120,170 97,260 All B uses 301,050 324,560 297,740 393,960
Source: NLP analysis * totals rounded
Figure 6.1 Gross Floorspace Requirements by Scenario (sq.m)
280,000
240,000 296,700 200,000
160,000
120,000 210,670 97,260 187,440 Gross Gross 177,570 80,000
40,000 120,170 113,890 113,610
Floorspace Requirements(sq.m) 0 Office Office Office Office Industrial Industrial Industrial Industrial 1. Job Growth 2. Job Growth ('Policy- 3. Past Take-Up 4. Labour Supply (Baseline) On') (626 dw.p.a.)
Scenario
Source: NLP analysis
25 Based on 2003-2013 KCC monitoring data 26 Which involved the loss of over 21,000sq.m of office space on one single site
P52 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Estimate Land Requirement
6.16 The final step, for all scenarios, was to translate floorspace into land requirements for both office and industrial uses. This has been calculated by applying appropriate plot ratio assumptions to the floorspace estimates using the following assumptions and local adjustment factors to reflect the pattern of development in the Borough: Industrial – a plot ratio of 0.4 was applied so that a 1 ha site would be needed to accommodate 4,000 sq.m of employment floorspace; and Offices – it was assumed that 70% would be built at a lower density in out-of-town/business park locations at a plot ratio of 0.4 and 30% at a higher density in urban locations at a plot ratio of 2.0.27
6.17 The resulting land requirements are set out in Table 6.5 and Figure 6.2.
Table 6.5 Gross Land Requirement by Scenario to 2031 (ha)
4. Labour 1. Job Growth Use 2. Job Growth 3. Past Supply (Baseline) (‘Policy-On’) Take-up (626 dw.p.a) Industrial (B1c/B2/B8) 46.9 52.7 44.4 74.2 Offices (B1a/b) 21.6 21.6 22.8 18.5 All B uses 68.4 74.3 67.2 92.7
Source: NLP analysis
Figure 6.2 Gross Land Requirement by Scenario (ha)
70.0 74.2
60.0
50.0 52.7
40.0 46.9 44.4
Gross Gross 30.0
20.0 21.6 21.6 22.8
Land Requirements (ha) Requirements Land 18.5 10.0
0.0 Office Office Office Office Industrial Industrial Industrial Industrial 1. Job Growth (Baseline) 2. Job Growth ('Policy- 3. Past Take-Up 4. Labour Supply (626 On') dw.p.a.)
Scenario
Source: NLP analysis
27 Reflects the fact that Kings Hill accounts for 82% of current office land supply (taking account of the recently approved residential-led Phase 3 application) and some other lower density sites in non-central locations
6312638v6 P53 Tonbridge & Malling Employment Land Review : Final Report
6.18 The range of land requirements for office development land is fairly narrow – between 18.5ha and 22.8ha ha to 2031, depending on the approach used. For industrial land, the range is slightly wider, between 44.4ha and 74.2ha to 2031.
Sensitivity Tests
6.19 Given the range of potential requirements implied by these different estimates of future requirements, it is important to test how reasonable each appears against other factors and how sensitive they are to different assumptions.
6.20 It is useful to first compare the employment growth implied by these amounts of land with employment growth actually achieved in Tonbridge & Malling in recent years (Figure 6.3). The lowest estimate based on baseline job growth implies an additional 207 B class jobs annually over the next 20 years, mostly office based jobs. The highest growth estimate based on past take-up implies some 314 additional B class jobs annually, again largely comprising office based jobs. These figures compare with an average growth of 217 B class jobs in Tonbridge & Malling per year between 1997 and 2011, a period which includes the recent recession. The alternative ‘policy-on’ job growth scenario lies closest to this past employment growth trend.
Figure 6.3 Annual B Class Job Growth Implied by Scenarios
400
350 1997-2011 Annual Average 300 (217) 314 284 250
200 230 207 150
100
50 ImpliedAnnualB Class Job Growth 2011-2031 0 1. Job Growth 2. Job Growth ('Policy- 3. Past Take-Up 4. Labour Supply (Baseline) On') (626 dwpa) 1997-2011 annual average
Source: Experian / NLP analysis Note: Estimated job levels for each scenario do not take account of additional floorspace allowance in the safety margin, which is identified for planning purposes and may not actually be developed
6.21 This indicates that three of the four scenarios could generate a higher level of job creation than has been achieved in the Borough in the recent past. As that period was one of relatively strong economic growth, followed by a severe recession with an outlook of fragile recovery, these estimates would appear optimistic, but would not imply a level of job growth that significantly exceeds past trends (with the exception of the past take-up based scenario). The
P54 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
baseline job growth scenario is the only approach that generates a lower level of B class job growth than recent trends in the Borough, although the difference is very small in scale, equivalent to around 10 jobs per annum.
6.22 Other assumptions which can make a significant difference to the forecasts of future requirements include the allowance for replacement of future losses. With no allowance for future losses, the lowest estimate of future industrial space needs would reduce by 45% to 79,370sq.m while the lowest estimate of future office needs would reduce by 57% to 41,460sq.m.
Conclusions
6.23 Four different scenarios of future employment space requirements have been considered, based on a number of approaches which reflect economic growth, past development trends and potential housing supply factors. The majority of these reflect assumptions of higher future economic growth in Tonbridge & Malling than the Borough has achieved in the recent past.
6.24 The overall gross space requirements related to these different scenarios range from 297,740sq.m to 393,960sq.m of all types of employment space to 2031, implying in broad terms a need for between 67.2ha and 92.7ha of employment land. The majority of this spatial requirement relates to industrial (B1c/B2/B8) uses.
6.25 Given an uncertain economic outlook, it is difficult to select the most likely option from these alternative growth pictures and all four scenarios have been tested against the Borough’s supply position (Section 7.0).
6.26 All scenarios of future growth imply a moderate requirement for additional office space by 2031, and although demand for office space has been relatively limited in recent months, employment growth is expected to be driven in a large part by a number of office based sectors including professional and support services. The Council should therefore consider planning to accommodate at least the labour supply based requirement for office space (97,260sq.m or 18.5ha) whilst providing capacity within the Borough to meet the slightly higher baseline job growth requirement (for 113,610sq.m or 21.6ha).
6.27 Similarly with regards to industrial space, it is recommended that the Borough’s local plan includes scope to accommodate at least the past take-up based requirement for industrial space (177,570sq.m or 44.4ha) as a minimum, but actively plan to accommodate the higher requirement of 187,440sq.m or 46.9ha based on the baseline job growth scenario of future growth. Wholesaling and transport based sectors are expected to drive a significant proportion of Tonbridge & Malling’s economic growth over the plan period, building on the Borough’s existing strengths and locational advantages for this sector, and it is important that this potential is not constrained by a lack of space to accommodate this growth.
6312638v6 P55 Tonbridge & Malling Employment Land Review : Final Report
7.0 Demand/Supply Balance
7.1 This section draws together the forecasts of future employment land needs in Section 6.0 and the estimates of land available on the area’s existing and allocated employment sites in Section 3.0 to identify any need for more provision of employment space, or surpluses of it, in both quantitative and qualitative terms.
Quantitative Balance
7.2 The previous section identified a need for between 297,740sq.m and 393,960sq.m of employment space up to 2031, including a modest safety margin largely to allow for delays in sites coming forward for development. The land requirements associated with these amounts of employment floorspace were estimated at between 67.2ha and 92.7ha.
Pipeline Supply
7.3 As detailed in Section 3.0, the pipeline supply of employment space in the Borough comprises undeveloped/vacant sites currently allocated for employment development (as set out in Policy E3 of the Development Land Allocations DPD), sites with outstanding planning permission and from other vacant/undeveloped employment sites identified as part of the site assessment process undertaken by this study.
7.4 From these sources, the employment space available to help meet future needs at March 201428 in Tonbridge & Malling is estimated to comprise just over 63ha in net terms as shown in Table 7.1.
Table 7.1 Net Supply of Available Employment Space in Tonbridge & Malling
Industrial Offices Mixed B1- (B1c/B2/B Total (B1a/b) B8 8) Undeveloped/vacant E3 Sites 1.6 1.4 20.1 23.1 (excluding Kings Hill) Undeveloped Kings Hill Sites 8.5 n/a n/a 8.5 Outstanding planning permissions (not started or under 0.3 5.3 17.9 23.5 construction) (at March 2013) Other vacant/undeveloped land 0 0 8.0 8.0 identified by site assessments Total 10.4 6.7 46.0 63.1
Source: Tonbridge & Malling Borough Council / NLP analysis
Note: Land figures (in ha) associated with outstanding planning permissions have been estimated using standard plot ratios
28 Comprising update on E3 site status at March 2014 and annual monitoring data relating to the reporting year 2012/13 (latest available at the time of writing)
P56 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
7.5 The majority of total identified supply relates to undeveloped/vacant E3 sites (37%) and outstanding planning permissions that are either under construction or have not yet been started (37%). The remainder is split between undeveloped employment sites in Kings Hill (13%) and vacant employment land that has been identified by NLP as part of the site appraisal process undertaken as part of this study (13%).
7.6 Office (B1a/b) space is largely located at Kings Hill, while industrial (B1c/B2/B8) and mixed B (B1-B8) uses tend to be spread across undeveloped E3 sites and outstanding planning permissions, with the strongest concentrations in Aylesford (in particular the New Hythe industrial area) and Tonbridge.
7.7 A broad comparison of estimated demand for B Class space against all currently identified supply, as shown in Table 7.2, implies that Tonbridge & Malling would have insufficient employment space in quantitative terms up to 2031 to meet the needs arising from all four scenarios of future requirements.
Table 7.2 Demand/Supply of B Class Employment Space in Tonbridge & Malling (to 2031)
1. Job 2. Job 4. Labour 3. Past Take- Growth Growth Supply up (Baseline) (‘Policy-On’) (626 dw.p.a) Requirement for B 68.4 74.3 67.2 92.7 Class Space (ha) Available Employment 63.1 Space (ha) Surplus (+)/Shortfall (-) -5.3 -11.2 -4.1 -29.6 (ha)
Needs of Different Employment Uses
7.8 Ensuring an adequate choice of types of sites is also important to meet the needs of different employment sectors and the aims for diversity of employment opportunities at different skill levels. Potential supply of employment space for both industrial and office uses was therefore compared with estimated requirements for these uses.
7.9 Table 7.3 and Figure 7.1 compare the demand and supply situations for industrial and offices uses separately. This indicates that there should be just enough supply available, in purely quantitative terms, to meet office needs arising under all four demand estimates, notwithstanding a very minor shortfall under the past take-up based approach.
7.10 However, a shortfall of industrial space is identified under all four scenarios, implying that there would be insufficient space in quantitative terms to accommodate the full scale of industrial development anticipated to be required over the period to 2031. This shortfall ranges from 3.2ha under the past take-up based scenario to 33ha under the labour supply (626 dw.p.a) based scenario.
6312638v6 P57 Tonbridge & Malling Employment Land Review : Final Report
7.11 This analysis assumes that all employment allocations that remain undeveloped, outstanding planning permissions (at March 2014) and other vacant employment sites come forward in full for employment development over the plan period. Any deviation from this assumption could increase the existing shortfall of industrial space, or potentially result in a deficit of office space depending upon the scale of deviation.
Table 7.3 Demand/Supply for office and industrial space to 2031 (ha)
1. Job 2. Job 4. Labour 3. Past Growth Growth Supply Take-up (Baseline) (‘Policy-On’) (626 dw.p.a) Industrial Industrial space 46.9 52.7 44.4 74.2 requirement Potential supply of industrial space 41.2 Surplus(+)/Shortfall(-) -5.7 -11.5 -3.2 -33.0 Offices Office space requirement 21.6 21.6 22.8 18.5 Potential supply of office 21.9 space Surplus(+)/Shortfall(-) +0.3 +0.3 -0.9 +3.4
Note: For the purposes of analysis, it has been assumed that 25% of mixed B1-B8 uses come forward for office development and 75% for industrial development based on the location and nature of this space
Figure 7.1 Forecast surplus of office and industrial space to 2031 by scenario
10 32.3 5 3.4 0.3 0.3 0 -5.7 -0.9 -5 -3.2 -10 -11.5 (ha) -15
-20
Surplus (+)/ shortfall (-) -25
-30 -33.0
-35 Office Office Office Office Industrial Industrial Industrial Industrial 1. Job Growth (Baseline) 2. Job Growth ('Policy-On') 3. Past Take-Up 4. Labour Supply (626 dw.p.a.) Scenario
Source: NLP analysis
7.12 This suggests that the identified pipeline supply as it stands provides for sufficient office space but insufficient industrial space to meet the Borough’s employment development needs to 2031 in purely quantitative terms.
P58 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Sub Area Distribution
7.13 Whilst a key aim of this Employment Land Review is to estimate gross employment land requirements for the Borough overall, it is also important to ensure the appropriate distribution of allocated sites across Tonbridge & Malling to meet future requirements, and to accord with market demand. As such, this section provides an overview of market views on demand for different uses, locations of stronger/weaker demand across the Borough and seeks to identify where any gaps in future provision may exist.
7.14 A summary of the anticipated demand/supply situation over the plan period for the Borough’s main sub areas (as defined by TMBC planning policy) is presented in Table 7.4 with a summary by sub area provided below. This analysis has been undertaken within the context of an identified gross requirement of between 67.2ha and 92.7ha and a quantitative under supply of employment land over the 20 year time period 2011-2031 across all B class uses.
Table 7.4 Comparison of Employment Land Supply and Demand to 2031 by Sub Area
Available Share of Reported Level of Demand / Employment Borough’s Supply Sub Area Market Demand Land Supply Employment Balance to (ha) Space (VOA) Office Industrial 2031 8.5 Kings Hill 8% Moderate n/a (14%) Malling Area 2.2 Moderate/ 13% Low Rural (3%) Low Medway Gap 41.0 Moderate/ High/ 56% Urban (65%) Low Moderate Medway Gap 2.3 6% Low Moderate Rural / Other (4%) Tonbridge 9.0 Moderate/ High/ 17% Urban (14%) Low Moderate Borough 63.1 Moderate/ High/ 100% Total (100%) Low Moderate
KEY = adequate supply = under-supply
7.15 Kings Hill represents Tonbridge & Malling’s largest and most prominent office location accommodating around 41% of all existing office space in the Borough (8% of employment floorspace overall). The site accommodates approximately 8.5ha of undeveloped employment allocations representing the vast majority of pipeline office supply in the Borough as a whole (with just 1.9ha of office land available elsewhere). The market for larger floorplate, corporate style office accommodation has declined in recent years, particularly in the aftermath of the recession as firms look to downsize and cut costs. At the same time, demand has increased for smaller scale, flexible office accommodation. Whilst local commercial agents are optimistic that demand levels at Kings Hill would recover to some extent in the future, this is expected to be at a lower level compared to the past, particularly for the larger office premises, indicating that
6312638v6 P59 Tonbridge & Malling Employment Land Review : Final Report
the accommodation product and market positioning of Kings Hill is likely to need to change over time.
7.16 As noted previously, planning permission has recently been granted for a Phase 3 residential-led mixed use development at Kings Hill which involves residential development on a number of undeveloped sites previously allocated for employment use. This permission has effectively removed around 29ha of employment land from the Borough’s future supply, leaving approximately 8.5ha of undeveloped employment allocations on the site. When added to the 1.9ha of office supply elsewhere across the Borough, the pipeline of office space results in a roughly even demand/supply balance over the plan period to 2031 (Table 7.3).
7.17 The Malling Area Rural Sub Area lies in between the major employment areas of Aylesford/New Hythe, Kings Hill and Tonbridge, and accommodates a number of key settlements such as Borough Green, Hildenborough and East Peckham. Compared with the rest of the Borough, strategic access is less favourable and much of the commercial market is very local in nature. The sub area accommodates just 2.2ha (3%) of pipeline employment land supply, the majority of which relates to one undeveloped employment site at Platt Industrial Estate near to the A227. Whilst the area continues to attract some demand from local industrial occupiers, the existing available supply would appear to be sufficient to meet future demand and business enquiries, with no additional employment land needed.
7.18 Located to the north east of the Borough, the Medway Gap Urban Sub Area accommodates the major industrial areas of New Hythe and Aylesford as well as Snodland, Holborough, East and West Malling. The New Hythe/Aylesford area represents one of Tonbridge & Malling’s strongest industrial locations in terms of market demand, benefiting from excellent access to strategic routes such as the M20, a strong industrial heritage and availability of land for new development. Reflecting this important role, over half of the Borough’s existing employment land is located within the sub area, alongside the majority of the Borough’s pipeline employment land supply, equivalent to around 41ha (predominately for mixed B1-B8 uses). Overall this supply appears to be sufficient in both quantitative and qualitative terms to accommodate the sub area’s growth potential over the plan period.
7.19 The Medway Gap Rural Sub Area is located to the north of the Borough and comprises a number of smaller settlements including Burham, Wrotham and Offham. Although the sub area benefits from proximity to the M20/M26, commercial market activity remains very limited and localised with very few concentrations of office or industrial uses, occupiers or employment sites; just 6% of the Borough’s existing employment space is located within the Medway Gap Rural sub area. Within this context, the identified pipeline supply of 2.3ha (largely comprising outstanding mixed use planning permissions) of employment land would appear to be sufficient to meet future demand within the sub area over the plan period.
P60 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
7.20 Located to the south of the Borough, the Tonbridge Urban sub area comprises the market town of Tonbridge and surrounding area. The town has a relatively buoyant industrial market characterised by mainly localised demand and a number of sizeable industrial estates. In contrast, Tonbridge’s office market has declined in recent years, currently characterised by limited demand and an eroding stock as older office premises come under increasing pressure from higher value residential uses. Recently announced Growth Deal funding to support the regeneration of the town centre (through enhancements to the public realm) provides the opportunity to enhance Tonbridge’s appeal to office occupiers although the scale of demand is unlikely to increase significantly beyond current levels (particularly in light of strong competition from nearby established centres).
7.21 The majority of Tonbridge’s 9ha of pipeline employment land supply relates to undeveloped employment allocations at West of Woodgate Way and Land off Cannon Lane in Tonbridge Industrial Estate, although part of the former site has recently received planning permission for a mixed-use development including up to 183 residential dwellings29. If implemented, this development at West of Woodgate Way would significantly reduce the amount of land genuinely available for B class (and particularly industrial) uses within the Borough over the plan period. Whilst it would not negatively impact the overall demand/supply balance of employment land to 2031 (Table 7.2), it would significantly worsen the existing identified shortfall of industrial land to meet future needs (Table 7.3) to between -9.5 and -39.3ha30 depending upon the scenario. It could also undermine Tonbridge’s ability to accommodate business growth in future unless additional land can be identified to replace this loss.
7.22 Although there appears to be sufficient pipeline supply to meet business needs over the short to medium term (notwithstanding the above reference to land West of Woodgate Way), there may be scope to identify additional employment land over the longer term (mainly for industrial uses), particularly as the existing Tonbridge industrial area becomes increasingly constrained in future.
Conclusions
7.23 Based on available employment space identified by Council monitoring data and the site appraisal process undertaken by this study, Tonbridge & Malling has insufficient employment floorspace in quantitative terms to meet future needs up to 2031 under all scenarios of future growth. However, this demand/supply balance varies between individual office and industrial uses. Whilst there should be just about enough supply available, in purely quantitative terms, to meet office needs arising under all four demand estimates, the opposite is true with regards to industrial uses, with a shortfall of industrial space identified under all four scenarios ranging from 3.2ha to 33ha depending upon the scenario.
29 The application was approved in early 2014 and therefore does not feature within the latest available monitoring data (relating to the monitoring year 2012/13) which informs the assessment of pipeline supply 30 Assuming that approximately 1.3ha of the 7.6ha site were to be retained for commercial (B class) uses as implied by current site marketing materials
6312638v6 P61 Tonbridge & Malling Employment Land Review : Final Report
7.24 The pattern of demand and availability of employment land to meet future needs also varies across the Borough’s sub areas and key settlements. The Medway Gap (urban and rural) sub areas appear to have a sufficient pipeline supply of employment land to meet future business needs and levels of demand, with a similar demand/supply balance evident for the Malling Area Rural sub area.
7.25 Whilst Kings Hill has been a successful and prominent office location, the changing nature of the office market within the wider Kent area (characterised by declining enquiries for larger scale business park style office accommodation and increasing demand for smaller scale, flexible premises) indicates that the market positioning and product available at Kings Hill is likely to need to change over time. Notwithstanding the recent ‘Phase 3’ planning permission granted for residential-led development on previously allocated employment land, there would appear to be sufficient supply remaining at Kings Hill to accommodate future office needs over the plan period.
7.26 At the same time, there is scope for Tonbridge to play a greater role in accommodating the Borough’s business growth over the longer term of the plan period, particularly with regards to industrial activity where the town already performs well. This may require identifying additional land for industrial (mainly B8 distribution) uses in and around the town, potentially as part of selective extensions to existing industrial estates.
P62 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
8.0 Overall Conclusions and Policy Implications
8.1 This section draws together overall conclusions and considers potential policy approaches in relation to employment space for the emerging Local Plan as well as other measures which may be required to support Tonbridge & Malling’s economic growth objectives.
Overview of Tonbridge & Malling
8.2 Tonbridge & Malling has a relatively successful economy recording significant job growth over the last 16 years and proving relatively resilient through the recession. The business base is dominated by small and medium-sized businesses with relatively high levels of business start-up and self- employment. However, workforce productivity is relatively low which may in part reflect a mismatch in the local economy between lower skilled jobs available, and a more highly qualified resident workforce, many of which commute out of the Borough to higher paid employment elsewhere.
8.3 Tonbridge & Malling’s employment space is dominated by industrial uses with commercial office stock accounting for just 14% of total employment space. Tonbridge & Malling has a larger supply of employment space overall than all nearby districts including Maidstone, Medway and Tunbridge Wells. The Borough has seen moderate levels of new development over the past ten years, the majority for B1a/b office uses, although continued loss of B class space is placing increasing pressure on remaining space to accommodate the Borough’s economic activity.
8.4 Demand for employment space has picked up in recent months, driven by a strong industrial market particularly in and around the New Hythe/Aylesford area to the north of the Borough which is one of very few locations within the South East that has seen speculative industrial development over the last few years. The town of Tonbridge is also characterised by steady demand and well performing industrial estates largely serving local occupiers.
8.5 The Borough accommodates a two tier office market comprising a high end strategic business park at Kings Hill alongside a smaller scale localised market mainly focused upon the town of Tonbridge in the south of the Borough. Market demand has declined over recent years for (particularly larger scale) office space but with an increasing focus upon smaller more flexible accommodation. It will be important for the Borough to adapt its office offer to better suit this growing market, which may involve a greater focus upon subdividing larger premises into smaller floorplates that are likely to appeal to the local SME business base.
Policy Implications
8.6 The scenarios considered in the previous sections indicate the broad scale and type of growth arising from different approaches to modelling the Borough’s
6312638v6 P63 Tonbridge & Malling Employment Land Review : Final Report
future employment space needs. To varying degrees, they reflect both indigenous needs arising within Tonbridge & Malling as well as – particularly in the case of the scenarios based on past development rates – a degree of footloose demand which operates across the Borough’s boundaries from the wider sub-region. In the context of the NPPF and PPG, the Council’s policy approach should (particularly in the aftermath of a period of economic recession and the Government’s Plan for Growth) aim to at least fully meet Tonbridge & Malling’s employment space needs so that the Borough’s economy is not constrained, recognising that developments in adjoining areas will also be a key influence.
8.7 However, to ensure a flexible and responsive policy framework, it will be necessary not just to focus on meeting forecast quantitative requirements (which will fluctuate over time), but to think about the opportunities and risks that flow from particular policies. That might concern how delivery can be prioritised in some locations or for some types of employment uses, or how scope can be created for meeting as yet undefined inward investment opportunities, but also not protecting legacy employment sites for which there is no longer a productive employment use. Planning for employment will need to be balanced against pressures from other land uses, as well as other Local Plan objectives such as planned housing growth. B-class employment space also competes with non B-class uses, some of which may also generate local economic benefits or have identified needs that the NPPF indicates should be supported.
8.8 This requires choices in the Local Plan about which sites to protect or allocate for employment development, or which to consider for mixed use development (either in whole or part). That judgement must ultimately take account of: 1 the local benefits of B-class sectors and the need to maintain a diversified and resilient economy that is open to growth and new economic opportunities as they arise (as envisaged by the NPPF); 2 the economic and other outcomes (e.g. labour market) if some sectors become displaced or are otherwise constrained from expanding within the Borough; 3 the need to encourage growth of high quality jobs within the Borough to address the disparity between resident employee earnings (higher) and workplace earnings (lower); 4 the trade-off between seeking more intensive use of sites and thereby yielding higher net job creation over time, and identified business needs (as specified in the NPPF) which may for some activities or sectors imply a less efficient use of land in order to function effectively; and 5 maintaining a delivery trajectory for employment space with short, medium and longer-term opportunities over the life of the Plan.
8.9 The emerging Local Plan should seek to plan for a choice of sites and locations to meet the needs of particular sectors and occupier needs. Some
P64 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
further commentary on the approach and potential options for providing for the different B-class uses are considered below.
Industrial Uses
8.10 Tonbridge & Malling is highly regarded as an industrial location, reflecting its proximity to strategic routes (including the M20, M26 and M25), availability of industrial land and cost advantages over nearby centres. Despite the economic downturn, demand remains steady for industrial premises in the Borough mainly for distribution activities. The attractiveness of Tonbridge and Malling as a distribution location serving the South East is reflected by the presence of large retailers such as Tesco and Waitrose as well as logistics firms including DHL. The nature and scale of demand varies across the Borough, with Aylesford representing the largest and most significant industrial location in Tonbridge & Malling, while smaller locations such as Tonbridge and Borough Green tend to attract more localised demand.
8.11 In terms of quantitative requirements, the analysis contained in Section 6.0 identifies a modest positive requirement for industrial floorspace under all four scenarios considered, ranging from 177,570sq.m or 44.4ha under the past take-up scenario to 296,700sq.m or 74.2ha under the labour supply based scenario (Tables 6.4 and 6.5). It is recommended that the Council should plan to at least accommodate the requirement for industrial space implied by the past take-up based estimate in order to achieve its vision for economic growth.
8.12 A comparison with future supply of employment space identified by Council monitoring data indicates that Tonbridge & Malling has insufficient industrial space to meet these needs to 2031 under all scenarios of future growth. Within this context, a number of policy issues emerge for consideration: a Identify new land allocations, potentially as selective extensions to existing sites or through new site allocations. It is recognised that the options for identifying deliverable new supply are limited, particularly around the established employment areas at Tonbridge and New Hythe due to flood risk and other constraints. The Council has recently undertaken a call for sties process to identify (and subsequently assess) the availability and deliverability of potential new development sites for housing, employment and other uses to meet the needs of the Borough up to 2031. Consideration should be given to the extent to which any of these identified sites could be suitable to accommodate industrial uses over the plan period; b Ensure that policy tests for protection of existing industrial sites from redevelopment to other uses are maintained so that the employment function of existing sites is not unduly undermined. c Alongside the above, provide policy support to renewal and redevelopment of existing industrial to ensure that they continue to meet occupier needs and operate more efficiently. This could include more intensive use of existing sites to potentially yield additional floorspace.
6312638v6 P65 Tonbridge & Malling Employment Land Review : Final Report
8.13 The analysis identifies a particular requirement for additional industrial land in and around Tonbridge, especially if mixed use proposals at West of Woodgate Way are implemented, whereby removing a significant proportion of remaining available employment land in the town. Occupiers are set to benefit from the forthcoming dualling of the A21, which is expected to enhance Tonbridge’s role and profile as an industrial location within the wider west Kent area.
Office Uses
8.14 Tonbridge & Malling accommodates a two tier office market comprising a modern strategic business park at Kings Hill alongside a smaller scale localised market mainly focused upon the town of Tonbridge in the south of the Borough. Demand appears to be relatively weak for both ends of the market spectrum, due in part to a wider shift away from larger floorplate office accommodation (commensurate with the general offer available at Kings Hill) and towards smaller more flexible accommodation in established and attractive office centres (for example within nearby areas of Tunbridge Wells and Maidstone).
8.15 The Borough is expected to see reasonably strong office job growth over the next 20 years (reflecting wider macro-economic trends) and the sector is anticipated to have an increasingly important role to play in Tonbridge & Malling’s future economy. Quantitatively, it would appear that Tonbridge & Malling has just about enough identified office floorspace to meet future needs under all four development scenarios to 2031, albeit the demand/supply balance is relatively tight.
8.16 Within this context, there would appear to be limited scope for new office development over the next few years in Tonbridge & Malling based on current levels of business demand and rental values/viability terms (particularly outside of key office locations such as Kings Hill, notwithstanding the commentary set out below).
8.17 From a more qualitative perspective, the requirement for office space in future will also be for better quality, modern space and to cater for small and start-up businesses. The focus for Tonbridge & Malling should increasingly be on retaining existing office employers and allowing for their expansion, rather than necessarily attracting significant numbers of new office-based firms into the Borough.
8.18 Provision of higher quality office accommodation could also help to develop the Borough’s base of higher value occupiers and employers, in an effort to ‘claw back’ some of the highly skilled residents who currently commute out of the Borough to work. Whilst this trend of highly skilled out-commuting is not uncommon within wider South East authorities (particularly those benefiting from strong transport links and connectivity to the capital as well as strong appeal to economically active residents), without intervention it could have important implications for the types of sectors and activities that can be attracted to and grow in Tonbridge & Malling and consequently the types of
P66 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
jobs that are available for local residents in future. In this respect, policies to encourage greater retention of highly skilled workers within Tonbridge & Malling could have a range of positive economic impacts for the Borough, including boosting productivity and levels of enterprise more generally, particularly if measures are in place to support these residents to start-up and grow businesses, reducing reliance upon ‘footloose’ inward investment for employment.
8.19 The key challenge the Council must therefore seek to manage is the shift from older, outdated space (which has prompted significant recent losses and, to some extent, is reflected through recent implementation of office to residential PD rights) to providing new space which meets modern business needs, and supports other Core Strategy objectives such as concentrating new development within the urban areas of Tonbridge and The Medway Gap.
8.20 Ensuring that Tonbridge & Malling has an adequate supply of good quality, modern offices of the right scale, type and location to meet the more limited demand that there is likely to be in future is likely to mean provision of some new schemes involving mainly smaller office units, close to the main town centres, public transport and services. It will require ‘re-setting’ the Borough’s office market by letting some older, obsolete, and vacant large office blocks within existing sites to be redeveloped for residential, mixed use schemes or for other town centre uses. This process is likely to be spurred by the recent introduction of Permitted Development (PD) rights for change of use from office to residential, although this policy is so far reported to have had a limited impact upon the Borough’s office market.
8.21 This policy approach is also relevant at Kings Hill, where the sub-division of existing larger floorplate accommodation should be encouraged to ensure that the office space on offer more effectively aligns with the spatial requirements sought by modern business occupiers. At the same time, planning policy could help support a greater office role for the Borough by providing clarity and certainty for investors about potential development sites, and encouraging a range of sites and premises to meet office needs.
Kings Hill
8.22 Kings Hill will remain an important component of the Borough’s office market for the foreseeable future but will need to adapt and change if the site’s competitive position is to be maintained. This has a wider importance for the Borough recognising that the site has been the main driver of the Borough’s office market for a number of years and continues to be an important employment centre. It is not to say that the site will not attract some larger occupiers or inward investment enquiries in the future, but the scale and frequency of these may be less than in the past. The office role of the site can be consolidated by allowing a range of smaller and more flexible accommodation, but also creating a ‘ladder’ of premises that can appeal to a broader range of small and medium firms as well as its traditional larger floorplate tenants.
6312638v6 P67 Tonbridge & Malling Employment Land Review : Final Report
8.23 As a consequence of the recently approved application for Kings Hill Phase 3, the quantum of undeveloped allocated employment land on the site has significantly reduced, although across the Borough as a whole, the level of pipeline office land remains just about sufficient to meet the identified requirements over the plan period to 2031. In qualitative terms, the choice of sites and locations is not likely to have been significantly impacted given that some supply (approximately 8.5ha) will remain available at Kings Hill (although it will potentially be less well placed to meet larger requirements than in the past) as well as other locations in the Borough. It has also placed considerably more reliance on other sites and commitments (including the retained land at Kings Hill) to come forward and deliver office development.
Tonbridge
8.24 As noted in earlier sections, the office market in Tonbridge is currently relatively modest and the stock has been gradually eroded over a number of years through conversions of outdated space to residential (which may accelerate as a result of the recently introduced Permitted Development rights). In particular, this reflects the proximity to larger more established office centres nearby such as Tunbridge Wells and Maidstone.
8.25 However, the increasing requirement for smaller, more flexible accommodation could provide some opportunity to establish a greater office function within Tonbridge and would more broadly support the vitality and viability of the town centre. In addition, future capacity for employment development at Kings Hill has been reduced as a result of the Phase 3 planning application being approved, and this might require consideration of how office needs can be delivered in other parts of the Borough (albeit Kings Hill will continue to provide the majority of future land supply for offices). This could include some smaller office-based businesses who might value town centre locations and the benefit of good rail links to London.
8.26 Establishing the office market in this way would be gradual, and focused on small local firms that might expand over time. This means that the scale of space requirements in Tonbridge is likely to be modest in overall terms, but could comprise small accommodation as part of mixed-use developments in the town centre or new developments on the edge of the town. The Borough has recently benefited from a package of Growth Deal funding through the South East Local Enterprise Partnership and this includes £2.4 million of funding to support the regeneration of Tonbridge town centre (through public realm improvements). This provides a key opportunity to enhance the appeal of the town to office occupiers.
Supporting the Rural Economy
8.27 Employment space can be found across the rural areas of Tonbridge & Malling and takes the form of purpose built, stand-alone business parks and industrial estates as well as converted rural premises such as barns and agricultural units.
P68 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
8.28 Rural businesses face particular challenges to continued economic growth and prosperity, including poor infrastructure and access to facilities. The current roll-out of fibre broadband across Kent (which will extend coverage to significant parts of Tonbridge & Malling’s rural areas) will help to overcome some of these barriers and provides the opportunity for the Borough’s rural locations to play a greater economic role in future.
8.29 Demand for rural employment space in Tonbridge & Malling is reported to be steady and it is recommended that planning policy supports sustainable rural based employment development and responds positively to proposals that encourage the re-use of redundant agricultural buildings to meet future industrial and office based needs.
6312638v6 P69
Tonbridge & Malling Employment Land Review : Final Report
Appendix 1 Consultees
Jeffrey Moys, Bracketts
Mark Coxon, Caxtons
Stephen Richmond, Altus Edwin Hill
Rob Beswarick, Hicks
Mandy Bearne, Locate in Kent
Jacek Ciupka, C & K Extrusions
P70 6312638v6
Tonbridge & Malling Employment Land Review : Final Report
Appendix 2 Site Plans
6312638v6 P71
Tonbridge & Malling Sub Area
Employment Site
1. Kings Hill - Rolex Site 23 2. Kings Hill - Site Area 2 3. Kings Hill - Site Area 3 4. Drayton Road, Tonbridge 5. Land West Woodgate Way Tonbridge 10 6. Tonbridge Industrial Estate MEDWAY GAP 7. Land within Tonbridge Industial Estate AREA RURAL 8. Hermitage Court / OTHER 9. Quarry Wood Inc Priory Park 14 10. Holborough Snodland 20 19 11. New Hythe Area Larkfield 12. Hermitage Lane Aylesford 25 13. Forstal Road Aylesford 14. Rockfort Road Snodland MEDWAY GAP 15. Bradbourne East Malling AREA RURAL 16. East Malling Research Centre / OTHER 17. Barming Depot Aylesford 11 18. 20/20 Estate Aylesford 26 13 24 19. Land East of Bypass Snodland 21 20. Ham Hill Snodland 15 22 21. Hall Road, Aylesford 36 18 22. Litle Preston Aylesford 28 MEDWAY 12 37 9 23. Laker Road Bridgewood 27 GAP URBAN 35 29 24. Nepicar Area West, London Road 16 25. Tower Garage, Wrotham Hill, Wrotham 17 26. Winsor Works, London Road, Addington 1 27. North Station App. Borough Green 8 2 28. North Fairfield Road Borough Green 3 29. Bourne Enterprise Centre B/Green 33 30. Branbridges East Peckham 31. Roughway Mill Plaxtol 32. The Alders, Mereworth KINGS 33. Salts Yard, Redwell Lane, Ightham HILL 34. East of Tonbridge Road, Little Mill, East Peckham 35. Works South of Cricketts Farm 36. Long Pond Works Borough Green 37. Platt Industrial Estate 31 32
MALLING AREA RURAL
TONBRIDGE URBAN 30 34
7 6 Based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. 4 5 © Crown Copyright reserved. Licence number AL50684A Key 1. Employment Site
Tonbridge & Malling Context
1
1. Kings Hill - Rolex Site
2. Kings Hill - Site Area 2 3. Kings Hill - Site Area 3
Tonbridge and Malling Development Capacity Assessment
Employment Sites
Tonbridge & Malling Borough Council
26.02.2014 -
MAR GIS13560/01-10
S:\CL13560 - Tonbridge & Malling Economic Futures\CL13560 - Tonbridge & Malling Development Capacity Assessment - Employment Sites (1) - 26.02.2014.mxd Key 2. Employment Site
Tonbridge & Malling Context
2
7. Land within Tonbridge Industial Estate 6. Tonbridge Industrial Estate
4. Drayton Road, Tonbridge 5. Land West Woodgate Way Tonbridge
Tonbridge and Malling Development Capacity Assessment
Employment Sites
Tonbridge & Malling Borough Council
26.02.2014 -
MAR GIS13560/01-11
S:\CL13560 - Tonbridge & Malling Economic Futures\CL13560 - Tonbridge & Malling Development Capacity Assessment - Employment Sites (2) - 26.02.2014.mxd Key 3. 11. New Hythe Employment Site Area Larkfield Tonbridge & Malling Context
13. Forstal Road Aylesford
3
21. Hall Road, Aylesford 22. Litle Preston Aylesford
18. 20/20 Estate Aylesford 15. Bradbourne East Malling
12. Hermitage 9. Quarry Wood Lane Aylesford Inc Priory Park
16. East Malling Research Centre 17. Barming Depot Aylesford
Tonbridge and Malling Development Capacity Assessment
Employment Sites
Tonbridge & Malling Borough Council
8. Hermitage 26.02.2014 Court - MAR GIS13560/01-12
S:\CL13560 - Tonbridge & Malling Economic Futures\CL13560 - Tonbridge & Malling Development Capacity Assessment - Employment Sites (3) - 26.02.2014.mxd Key 4. 5. Employment Site
Tonbridge & Malling Context 5 4
10. Holborough Snodland
19. Land East of Bypass 14. Rockfort Snodland Road Snodland
23. Laker 20. Ham Road Hill Bridgewood Snodland
Tonbridge and Malling Development Capacity Assessment
Employment Sites
11. New Hythe Tonbridge & Malling Borough Council Area Larkfield 26.02.2014 -
MAR GIS13560/01-13
S:\CL13560 - Tonbridge & Malling Economic Futures\CL13560 - Tonbridge & Malling Development Capacity Assessment - Employment Sites (4) - 26.02.2014.mxd Key 6. 7. Employment Site
Tonbridge & Malling Context
26. Winsor 6 Works, London 8 7 Road, Addington
25. Tower Garage, Wrotham Hill, Wrotham
8.
24. Nepicar Area West, London Road
36. Long Pond Works Borough Green Tonbridge and Malling Development Capacity Assessment
Employment Sites 28. North Fairfield Road Borough Green 37. Platt Industrial Estate Tonbridge & Malling Borough Council 35. Works 26.02.2014 South of 29. Bourne Cricketts Farm 27. North - Station App. Enterprise MAR Borough Green Centre B/Green GIS13560/01-14
S:\CL13560 - Tonbridge & Malling Economic Futures\CL13560 - Tonbridge & Malling Development Capacity Assessment - Employment Sites (5) - 26.02.2014.mxd Key 9. 10. 11. Employment Site
Tonbridge & Malling Context
9 11 31. 10 Roughway Mill Plaxtol 12
33. Salts Yard, 32. Redwell Lane, The Alders, Ightham Mereworth
12.
30. Branbridges East Peckham Tonbridge and Malling Development Capacity Assessment
Employment Sites
34. East of Tonbridge & Malling Borough Council Tonbridge Road, 26.02.2014 Little Mill, East Peckham - MAR GIS13560/01-15
S:\CL13560 - Tonbridge & Malling Economic Futures\CL13560 - Tonbridge & Malling Development Capacity Assessment - Employment Sites (6) - 26.02.2014.mxd
Tonbridge & Malling Employment Land Review : Final Report
Appendix 3 Site Assessment Criteria
The criteria for assessing the quality/condition of allocated and other existing sites reflecting the particular circumstances of the local authority area are set out below. These criteria mainly relate to the inherent value of a site rather than current conditions on it, although such characteristics would also be noted. Additional criteria would apply to undeveloped allocated/development sites although ownership and availability information may not be possible to obtain in many cases and a judgement may need to be made on these.
Each site is given a score of between 1 and 5 against each criterion (1 = poor, 5 = very good). No individual weightings are attached to different criteria.
Scorings can reflect a combination of different factors applying to the same criteria and a balanced judgment has to be made on an appropriate overall score.
Strategic Road Access
5 = Very good: within 2 Km of strategic road junction/ via good unconstrained roads
1 = Poor: over 5 Km from strategic road junction/access, and/or through constrained/local roads, and/or through town centre or residential areas etc.
NB: Strategic road is typically defined as a motorway or ‘A class’ trunk road.
Local Accessibility
5 = Very good local access: via free moving good roads avoiding residential areas/difficult junctions; unconstrained vehicle access to the site with good visibility/lack of queuing; close access to range of town centre public transport services
1 = Poor: difficult/narrow road access, via residential roads, difficult site access junction, congested local roads; low level/limited range/infrequent public transport services nearby
Proximity to Urban Areas and Access to Labour and Services
5 = Very good: near centre of urban area with wide range of services nearby; proximity to sizeable residential areas providing local labour supply
1 = Poor: remote isolated site, no local services or residential areas nearby
Site characteristics and development constraints
5 = Very good: generally level site, regular shape, over 3 ha in size; low flood risk (Zone 1); no conservation or landscape constraints on scale of
6312638v6 P73 Tonbridge & Malling Employment Land Review : Final Report
development; no adverse ground conditions or abnormal development costs; no other significant constraints on new development
1 = Poor: sloping/uneven site; under 0.5 ha, irregular/narrow shape, other severe constraints; within flood risk Zone 3; conservation or landscape constraints on scale of development; adverse ground conditions or abnormal development costs
Proximity to incompatible uses
5 = Within larger employment area/no incompatible surrounding land use
3-4 = B1 use adjoining residential/other sensitive uses
1 = B2/B8 adjoining residential/other sensitive uses
Market Attractiveness
5 = Very good: high profile/high quality appearance, managed site; good environment and quality of occupiers; under 10% vacant; viewed as attractive by agents/occupiers; recent investment/development activity, strong demand, units rarely available
1 = Poor: run-down unattractive appearance/location; attracts lower end users and over 25% vacant space/buildings; vacant units not marketed; no recent investment; units remain vacant for lengthy period
Sequential Status
Applies to existing/potential office sites only – identifies whether site is in town centre, edge of centre or out-of-centre location in NPPF terms
Barriers to Delivery
Identify any factors that would constrain development of the site for employment uses e.g. site occupied, need for infrastructure
Planning Factors
Identify any planning designations or policy constraints that could affect development of the site for employment uses
P74 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Appendix 4 Site Assessments
6312638v6 P75
General Comments Site Reference Name Site Total (ha) Area Developable Net Estimated Area (ha) Status Site Strategic Access Local Access and Proximity Labour to Services Adjoining of Compatibility Uses Development & Environmental Constraints Market Attractiveness / ( 30) SCORE TOTAL Planning Factors Delivery to Barriers Timescale forDelivery Potential Uses This single occupier site forms part of the wider Kings Hill settlement. It is located to the north of the settlement and is adjacent to the A228. This modern, high quality, purpose built facility is currently occupied by Rolex. The site stands alone from other existing employment uses. Part of the site is undeveloped however, it is Safeguarded No obvious Kings Hill Rolex Safeguarded for mixed uses/E3(e) B1, B2, currently allocated for employment which would facilitate further development. Local 1 11.56 6.4 for 43 3 4 4 422 barriers to Short term Site Component part of P2/3 Kings Hill B8 access roads are high quality and uncongested however, public transport is limited employment delivery to a local bus service. Parking provision on site is good. Overall, this is a high quality employment site that meets a specific market need with potential for further development in the short term as the site is partially serviced and there are no obvious barriers to delivery. This site comprises of high quality, modern, low density, business park offices and D1 community uses that form part of Kings Hill development. The site has direct access onto the A228 and has high quality, uncongested circulation routes. In terms of public transport, it is served by a local bus routes, cycle ways and E1(r)Safeguarded for mixed uses footpaths. The offices are accommpanied by adequate car parking facilities. It is Safeguarded Kings Hill Site Area Existing within walking distance of local shops and serves and the local labour force. 2 35.28 2.13 for 44 4 5 3 323 Component part of P2/3 Kings Hill Short term B1a/b 2 occupiers Parcels of the site are undeveloped and currently allocated for employment uses employment though further development is constrained by the A228 which runs along the Adjoins greenbelt land to the west western boundary of the site. A number of the units are currently vacant or operating below capacity indicating that there is currently insufficient market demand for these types of premises. Overall, this site scores well against planning criteria however, it is currently under performing in market terms. At 51ha, this is a large employment site albeit the scale of the allocated land is now reduced following the grant of planning permission for predominantly residential development. The northern part of the site is currently largely undeveloped while the southern part primarily comprises of high quality, modern, low density, business park offices that form part of Kings Hill development. Office developments include Churchill Square Business Centre and the Council depot. It is located close to the Safeguarded No obvious Kings Hill Site Area Safeguarded for mixed uses centre of the settlement, local shops and services and the local labour force. This 3 51.20* 27.45* for 43 5 4 4 323 barriers to Short term B1a/b 3 Component part of P2/3 Kings Hill site has been partially developed but there is scope for further development in the employment* delivery short term. The site is close to the A228 and is served by a local bus routes, cycle ways and footpaths. Vacancy levels are relatively high indicating that currently market demand is low. Overall, the recent planning permission for predominantly residential development has significantly reduced the scale of undeveloped employment land within this site and the existing developed land scores well against the planning criteria.
This town centre site comprises of ageing, small scale, light industrial units and some small offices. Though it is located close to A2014, local access routes are Existing constrained, congested and run through a dense residential area. A number of Other E2(g) /Within CP11 Tonbridge occupiers, need dwellings share the on site circulation routes which are poorly maintained. Public Drayton Road, Medium to 4 2.01 employment 32 5 2 2 317 Urban Area but beyond Tonbridge for remediation, B1, B2 transport provision is limited to a local bus route and there is limited on-site parking. Tonbridge long term land Central AAP competing land Despite these constraints, vacancy levels are low indicating this type space fulfils a uses particular function in the market. Barriers to delivery in the short-term could include multiple occupiers, pressure from non-B class uses particularly residential and potential there is a need for remediation prior to redevelopment.
*Note: does not take account of the recent grant of planning permission for predominately residential development on the site (known as Kings Hill Phase 3)
6312638v6 P77 General Comments Site Reference Name Site Total Area (ha) Estimated Developable Net Area (ha) Status Site Strategic Access Local Access and Labour Proximity to Services Adjoining of Compatibility Uses Development & Environmental Constraints Market Attractiveness / ( 30) SCORE TOTAL Planning Factors Barriers to Delivery Timescale for Delivery Potential Uses This brownfield, edge of centre site formerly occupied by Siemens, is located to the E1(k)/ E3(m)Safeguarded for B1, south east of Tonbridge is currently underdeveloped. It benefits from unrestricted B2 or B8 uses. access onto the A26 and local access routes are good however, public transport Some provision in the area is limited. It is also relatively isolated from local shops and Land West Safeguarded Planning permission recently remediation B1, B2, services. Adjoining land uses include residential to the west and employment to the 5 Woodgate Way 9.56 9.56 for 43434422 Short term granted (2014) for a mixed-use works may be B8 west. There are no obvious barriers to delivery, though some remediation works Tonbridge employment development (up to 183 residential required may be required prior to redevelopment. There may also be some pressure from dwellings and 1.3ha of flexible B competing land uses such as residential. Overall, due to it's strategic location this class space) would be a suitable employment site that could be developed to meet specific market needs in the short term. Tonbridge Industrial Estate benefits from a town centre location. It is a multiple E1 (I) Safeguarded for B1, B2 or occupier site that comprises of a range of employment uses including B1, B2, B8, B8 uses/E3(n) sui generis and quasi-retail as well as Southern Water works site. The quality and type of units vary from small scale warehousing and light industrial units to trade Safeguarded Land to the west of the site is counter units. It is bound to the west by the A26, land to the east of the site is Long term for designated as greenbelt designated green belt and the River Medway divides the site. The southern part of with the Tonbridge Industrial employment Existing B1, B2, the site is within walking distance of Tonbridge rail station while the north of the site 6 25.77 1.5 33544423 exception of Estate in the Outstanding planning permission occupiers B8 is relatively more isolated. On account of its central location, local access routes undeveloped Tonbridge indicates a potential loss of can be congested at peak times. Vacancy levels are currently low. There is an plot Central AAP 2,500sqm of B1a and B2 outstanding planning permission on this site which could lead to the potential loss floorspace at Cannon Lane of circa 2,500sqm of B1a/B2 floorspace. In summary, this is a well performing employment site that is attratcive to the market however, there is a risk that B class space will be lost to non-B class uses including retail due to its central location. There is limited scope for redevelopment in the short term.
This site forms part of the wider Tonbridge Industrial Estate, however due to its town centre location it falls within the Tonbridge Central AAP area. Development is relatively low density and it is occupied by B1, B2 and B8 units and some sui generis uses. There has been some loss of space to alternative land uses including Land within Safeguarded Falls within the Tonbridge Central quasi-retail. It is bound to the east by the A26 and is adjacent to Tonbridge rail Existing B1, B2, 7 Tonbridge Industrial 18.08 N/A for 34543322 AAP Long term station, there is adequate on site parking. Local access routes can be congested at occupiers B8 Estate employment peak times. There is limited vacancy in the smaller units with the exception of a large warehouse unit off Vale Road which is currently being marketed. There is a limited room for expansion owing to its urban location. In summary, this site provides a large proportion of Tonbridge's employment and as such B class employment space should be protected from competing land uses.
Located on the B2246, this is a modern, high quality development which comprises of converted farm buildings and purpose built offices, situated north of Barming. There are multiple occupiers and no vacant units available. It approximately 1.5km Existing from the A20 London Road and the M20 less than 1km from Barming train station. occupiers The site has ample on-site parking and unconstrained access to local routes This site designated as CP5 8 Hermitage Court 2.37 N/A Undesignated 4 4 3 3 5 5 24 Short term B1a/b however, it is relatively isolated from local shops and services. The site is located Strategic Gap Location within on land currently designated in the Core Strategy as CP5 Strategic Gap which may CP5 Strategic restrict potential site expansion in the future. In summary, despite not having an Gap employment use allocation this is a successful, well performing site that fulfils an important role in the local employment floorspace market that the Council should consider safeguarding for employment uses.
P78 6312638v6 General Comments Site Reference Name Site Total Area(ha) Developable Net Estimated Area (ha) Status Site Strategic Access Local Access and Labour Proximity to Services Adjoining of Compatibility Uses Development & Constraints Environmental Market Attractiveness / ( 30) SCORE TOTAL Planning Factors Delivery to Barriers Timescale for Delivery Uses Potential Quarrywood including Priory Park is located to the east of Ditton and south of Aylesford. It comprises of a mix of B1, B2, B8 and sui generis uses including a number of car showrooms. The type, scale and quality of the units on-site vary. There are a number of modern car show rooms and trade counters on-site. Priory Park is occupied by a large Tesco distribution facility and relatively new, good E1 (f) Safeguarded for B1, B2, or quality, small to medium scale office, light industrial and warehouse type units. Quarry Wood Safeguarded B8 uses / E3(g) Existing Medium to B1, B2, Some of the units in Quarrywood are ageing and of lower quality. This site benefits 9 including Priory 28.97 N/A for 43444423 occupiers long term B8 from dedicated access onto the A20 and is less than 1km from the M20. Despite Park employment Adjoining NE1(ay) occupying an edge of centre location, public transport provision serving the site is limited. Circulation routes are also relatively congested. Much of the surrounding land is greenfield. Overall, this site provides some high quality employment space, however there may be some scope for redevelopment in the short to medium term to replace or upgrade ageing stock. The Council should also seek to limit non-B uses on site. This linear site is located on the eastern side of the A228 Holborough, Snodland with a dedicated access point onto the strategic A road. The southern part of the E3(k)/E1(a) Safeguarded for B1, site has been recently developed for B8 warehousing and distribution uses, while B2 or B8 uses May need some the remaining brownfield section of the site is partially being used for open storage. Safeguarded Holborough SSSI adjoins site to the east remediation Short to B1, B2, Its location on the edge of Snodland provides accessibility to local shops, services 10 8.22 4.6 for 43443422 Snodland works before medium B8 and labour force. In terms of public transport, Snodland rail station is approximately employment Falls within CP11 Urban Area development 1.5km away. The site is constrained by the rail line to the west, the A228 to the west and also adjoins a SSSI. Overall, this site provides an opportunity to meet arising B class employment floorspace requirements in the short term, though some remediation works may be required.
E1(d) Safeguarded for B1, B2, or B8 uses /E3
New Hythe is a large, multi-occupier employment area consisting of almost 125 ha, Outstanding planning permission that includes Larkfield Trading Estate, Riverside Business Park and New Hythe for 31,610sqm of B class Business Park. It is located to the north of the M20 between Larkfield and employment floorspace including Snodland. There are a range of B class and sui generis uses onsite including B!c, B2 and B8 on the former warehousing, storage, distribution, light industrial units, offices and trade counters SAICA premises (TM110285) part of varying scale and quality. Large occupiers include Whirlpool and BT Fleet and of this site is currently under There are no DPD. Some of the units are of poorer quality and ageing and therefore could benefit construction including 21, 600sqm obvious barriers Part of the from refurbuishment, however, there has been investment in the site in recent years of B1c, B2, B8 to redevelopment site is with a number of high quality units constructed. Other parts of the site have been Safeguarded New Hythe Area though some available for B1, B2, cleared and remediated and are currently being marketed for development 11 124.94 21.8 for 44444424 Outstanding permission for the Larkfield remediation immediate B8 opportunities as New Hyde Commercial Park and therefore would be available to employment loss of 1,750 sqm of B1a (net) and works may be redevelopmen meet arising B class employment floorspace needs in the short term. Overall, 3,710sqm of new B8 floorspace at required on parts t vacancy levels are low indicating that the range of units provides space to meet the SCA packaging (TM 113525) of the site. employment needs of most sectors of the market.The site is well located in terms of accessibility, access to the strategic road network, the M20 Junction 4 is via the Outstanding planning permission the A228 and the area is served by two train stations; New Hythe to north of the (12/03099/OA) for 18,375sqm of site and Aylesford to the south. There are however pressures from other landuses, B1-B8 employment floorspace part of the south west of the site is currently being redeveloped as residential. In summary, this is a key employment site that meets much of the Borough's B class TM/12/02631 demolition of employment needs and therefore should be retained. existing buildings and construction of 870sqm of office space and 55 new dwellings
6312638v6 P79 General Comments Site Reference Name Site Total Area (ha) Estimated Developable Net Area (ha) Status Site Strategic Access Local Access and ProximityLabour to Services Adjoining of Compatibility Uses Development & Environmental Constraints Market Attractiveness /30) ( SCORE TOTAL Planning Factors Barriers toDelivery Timescale for Delivery Potential Uses Hermitage Lane comprises of a narrow site that is located between residential properties and an existing industrial estate at Burnt Ash Road in Aylesford. Many of the residential properties are currently unoccupied and the greenfield land is currently being used as allotments. Despite benefiting from being located close to Safeguarded Existing the A20 London Road and the M20, accessibility is poor and restricted by a one Hermitage Lane Short to 12 1.50 1.5 for 33343 319 Safeguarded for B1 uses residential way traffic management system which may limit suitability for future employment Aylesford medium employment occupiers uses. Current policy safeguards the land for B1 uses.There may be scope for development in the short term and this site may form a suitable extension to the existing industrial estate however, this is not allocated for employment purposes and there are other barriers to delivery that may need to be addressed including existing residents and access constraints. This large employment site is located to the east of Aylesford, just over 0.5km from Junction 6 of the M20. It is bisected by Forstal Road and bound by the River Medway to the South. There are a range of B class uses and quasi retail uses on site however the majority of units comprise of good quality warehousing, light Safeguarded Forstal Road E1(e) Safeguarded for B1, B2 or Existing Medium to B1, B2, industrial and low grade office units. There are multiple occupiers including a large 13 21.14 N/A for 54344 424 Aylesford B8 uses occupiers long term B8 Waitrose warehousing and distribution facility, Volvo service centre and the Deacon employment Trading Centre. There is some vacancy of units to the south of the site. It is approximately 1.5km from Aylesford train station but is served by local bus services and there is adequate on-site parking. In summary, this is a good quality employment site with excellent strategic connectivity. This town centre, low density office development currently occupied by South East Water is located just off the A228 on Rockfort Road. It is close to local amenities Safeguarded for B1 uses and labour force and is approximately 0.5km from Snodland train station. Car Safeguarded parking is available on site. This site could accommodate higher density Rockfort Road Northern part of the site falls Existing Medium to 14 1.71 N/A for 44533 423 B1a/b development however, redevelopment may be constrained by adjoining land uses Snodland within conservation area occupiers long term employment which include D1 and residential uses and it falls within a designated conservation area. It is also fully occupied. On this basis, it is unlikely that this site will come Falls within CP11 Urban Area forward in the short term. In summary, this site does assist the Council in meeting it's B1 floorspace requirements. Bradbourne House, a Grade 1 listed building is situated north of East Malling. It provides small scale, good quality office accommodation in converted buildings on the former East Malling Estate. Current policy safeguards the site for mixed uses Safeguarded for mixed uses, Existing including B1 and eduational and training uses. It is located 0.5km from the strategic Safeguarded Bradbourne East Grade 1 listed building, falls within occupiers, road network, the A20 London Road between East Malling and Larkfield. Site 15 0.89 N/A for 43334 421 Medium B1a/b Malling SQ3 Historic parks and gardens planning access is constrained and the local access routes are congested at peak times. employment designation constraints Access would require upgrading prior to any redevelopment. There is adequate parking available on site. Vacancy levels are low and this types of space meets the needs of small scale and start-up locally based companies and therefore plays an important role in meeting local employ needs. This specialised horticultural research and development centre is located west of East Malling and South of Ditton. The site offers office accommodation, horticultural facilities as well as conference facilities. It has been safeguarded for mixed uses to Safeguarded include B1, conference and education uses. It is approximately 3km from the East Malling E1(s)Safeguarded for defined Existing Medium to 16 14.14 6.5 for 32434 420 B1, B2 strategic road network. It is approximately 1km from East Malling train station and Research Centre mixed uses occupiers long term employment local shop and services. Access onto the local road network is concealed and narrow and may require upgrading. The site is constrained by the rail line to the south. Overall, this is a unique specialised employment site with an international reputation that should be protected.
P80 6312638v6 General Comments Site Reference Site Name Site Total Area (ha) EstimatedDevelopable Net Area (ha) Site Status Strategic Access Local Access Proximity and Labour to Services Adjoining of Compatibility Uses Development & Environmental Constraints Market Attractiveness / ( 30) SCORE TOTAL Planning Factors Barriers to Delivery Timescale for Delivery Potential Uses This single occupier site is located on the B2246 between Quarrywood and Barming, DHL currently operate from the warehousing units and associated offices. It is approximately 1km from the A20 London Road and the M20. This site is adjacent to Barming train station but is otherwise removed from local shops and Safeguarded Barming Depot, E1(g) Safeguarded for B1, B2 or Existing B1, B2, services. There is good parking provision on-site. An area comprising of 1.2ha of the 17 4.18 1.2 for 44 3 3 4 422 Long term Aylesford B8 uses occupiers B8 eastern section of the site is undeveloped which could accommodate further employment employment floorspace. The adjacent land is primarily greenfield which is designated as strategic gap which may limit the scope for development. In conclusion, this is a well performing site that is unlikely to be available for redevelopment in the short to medium term. This site includes a purpose built waste management and processing facility and part of the 20/20 Estate (Sainsbury's depot). It is located to the north of Allingdon and forms the Borough boundary with adjoining Maidstone. It is located on the Safeguarded southern side of the M20, access to the strategic road network is approximately 20/20 Estate E1(h)Safeguarded for B1, B2 or Existing B1, B2, 18 19.31 N/A for 42 3 4 4 421 Long term 0.5km from the site via unconstrained roads. Public transport serving the site is Aylesford B8 uses occupiers B9 employment limited however car parking is provided. A parcel of the site to the west is undeveloped, though it is unlikely that it will be available for development for other employment uses. Overall, this site meets specific needs and therefore is an infrastructure asset however it would be difficult to adapt to wider employment uses.
E1(b) Safeguarded for B1, B2 or B8 uses This large employment site is bisected by the rail line. The western section of the A small section to the north east site has a dedicated access point onto the A228 and comprises of good quality B8 of the site falls within a designated warehousing and distribution units while the eastern part also has good access it is conservation area through a residential area this part of the site is is occupied by Smufit Kappa paper Safeguarded Land East of Bypass Existing Medium to B1, B2, packaging plant. This edge of centre site is close to Snodland train station and 19 20.14 N/A for 43 4 4 3 321 Adjoins SSSI and NE1 Local Snodland occupiers, long term B8 accessibility of shops and services. There is 5,335sqm of B2 space currently under employment Wildlife Site construction on the site beyond that, there is limited space available to accommodate further development at this site due to proximity of residential uses Falls within CP11 Urban Area and the natural constraints presented from the River Medway and proximity to the adjoining SSSI. Planning application TM120348: 5,335sqm of B2 is currently under construction Situated at Ham Hill, to the south of Snodland, this site comprises of a Tesco regional warehousing and distribution facility and associated office accommodation. There is also a works site to the north of the site. The B8 units are high quality and Safeguarded E1( c) Safeguarded for B1, B2 or were purpose built. The site benefits from a dedicated access point on to the A228 Existing B1, B2, 20 Ham Hill Snodland 17.44 N/A for 43 4 4 3 523 B8 uses Long term and is located approximately 1km from Junction 4 of the M20. The site is occupiers B8 employment Falls within CP11 Urban Area approximately 2km from the nearest train station at Snodland however it is close to the settlement and local services. Overall this is an important employment site that scores well against planning criteria, that benefits from a good strategic location that avoids residential areas. This site is located off Hall Road in Aylesford, it is 0.5km from the strategic road network the A20 and 1.5km from Junction 5 of the M20. There are a number of relatively good quality, small, light industrial buildings and trade counters on site Other with multiple occupiers including the Royal British Legions Industries. Some of the Existing Medium to B1, B2, 21 Hall Road, Aylesford 4.32 N/A employment 44 4 3 3 422 Adjoining H3 Masterplan area units are currently vacant and being marketed. This site benefits from a edge of occupiers long term B8 land centre location and proximitity to local shops, services and a local labour force. It is less than 1km from Aylesford train station. The site is constrained from expansion to the north by the M20. This active, edge of centre site is unlikely to be available for redevelopement in the short to medium term.
6312638v6 P81 General Comments Site Reference Site Name Site Total Area(ha) Estimated Net Developable Area (ha) Status Site Strategic Access Local Access Proximity and Labour to Services Adjoining of Compatibility Uses & Development Environmental Constraints Attractiveness Market / ( SCORE 30) TOTAL Planning Factors to DeliveryBarriers Timescale for Delivery Uses Potential Located to the south east of Aylesford, Coldharbour depot is currently occupied by Gallagher's Contractors Ltd. for open storage and offices uses. It benfits from a location with unconstrained access directly onto Junction 5 of the M20 however, it Other is isolated from nearby settlements. The site is poorly provided for in terms of public Little Preston, E2(b) designated as other Existing Medium to B1, B2, 22 2.57 N/A employment 53 2 3 4 421 transport. The site is constrained by the rail line to the north and the M20 to the Aylesford employment land occupiers long term B8 land south. While this is an attractive employment site oweing to its excellent strategic location there has potential to accommodate more intensive scales of devlopment, existing occupiers may prevent it from coming forward for redevelopment in the short term. Laker Road, located between the M2 and Rochester Airport forms part of a wider employment area, the remainder of the industrial estate falls within Medway Borough Council functional area. Located off the B2097, the site is less than 1km from the strategic road network the A229 which can be accessed via unconstrained Safeguarded E1(m) Safeguarded for B1, B2 or Laker Road Existing Medium to B1, B2, local roads. The site accommodates a range of uses including B1, B2 and B8 in 23 4.99 N/A for 43 2 4 3 420 B8 uses Bridgewood occupiers. long term B8 good quality units. There is no train station within walking distance of the site but employment Falls within CP5 Strategic Gap there is a local bus service, on-site parking is limited. Vacancy levels are low indicating that it is an attractive employment location. Overall this is a well performing, high quality employment site that meets the employment floorspace needs of the northern part of the Borough.
This site, which consists of two separate plots is located off the A20 London Road to the south east of Wrotham. The M20 runs north of the site and the M26 runs to the south. Plot one Invicta Business Park comprises of low density, small scale B1 offices, good quality, small scale light industrial and quasi retail/ trade counter Existing Other accommodation. Plot two is occupied by MarleyEternit for open storage and Nepicar Area West, E2(n) /M1(n)Major developed site occupiers, Medium to B1, B2, 24 4.49 N/A employment 43 3 3 3 420 distribution uses. There is no train station within walking distance of the site but London Road in the greenbelt planning long term B8 land there is a local bus services and on-site parking provision. Expansion or constraints redevelopment of the site may be constrained as the site is located in the green belt and there are residential units to the north of the site. Vacancy levels are low. In summary, this is a relatively good quality site but it is unlikely to be able to meet arising employment floorspace needs in the short term.
Tower Garage is located in a rural area, off the A20 London Road between West Kingsdown and Wrotham which links to the M20. Local access is unconstrainted with free moving roads that avoid residential areas. In terms of public transport, it is Tower Garage, Other E2(0) / M1(o) Major developed site served by a local bus service and on site parking is relatively limited. There are a Existing Medium to B1, B2, 25 Wrotham Hill, 0.90 N/A employment 43 2 3 3 318 in the greenbelt number of B and non B class uses on site including light industrial and quasi retail. occupiers long term B8 Wrotham land AONB The quality of the stock is relatively poor and ageing and some remediation may be required as part of any redevlopment in the future. This site may not come forward for redevlopment in the short term due to the number of existing occupiers. Any redevelopment should be sympathetic to the AONB. This site is located off the A20 London Road to the south east of Addington. There is a mix of uses including light industrial, storage B class uses and car showroom which falls under sui generis. The site provides relatively low quality space that Winsor Works, Other could benefit from upgrading. The strategic access is good and while the local E2(o)/E2(0) Major developed site Existing B1, B2, 26 London Road, 1.57 N/A employment 43 3 3 2 318 Medium access routes are high quality and uncongested, the site is removed from local in the greenbelt occupiers B8 Addington land shops and services and public transport is restricted to a local bus service. Overall this is a relatively low quality employment site, redevelopment in the future may be limited by incompatibility with adjoining residential properties and its green belt location.
P82 6312638v6 General Comments Site Reference Name Site Total Area (ha) Developable Net Estimated Area (ha) Status Site Strategic Access Local Access and Labour Proximity to Services Adjoining of Compatibility Uses Development & Constraints Environmental Market Attractiveness / 30) ( SCORE TOTAL Planning Factors Delivery to Barriers Timescale for Delivery Uses Potential Station Court office development is located within the settlement of Borough Green and is safeguarded for B1 employment uses. It occupies a site adjacent to the train station and is close to local shops and services. The building are relatively good quality and there is ample parking available on-site. Vacancy levels are high North Station Safeguarded E1(n) Safeguarded for B1 uses Existing Short to indicating that market demand for office space in this location is low and the stock 27 Approach, Borough 0.51 N/A for 44543 222 only/ Falls within CP12 Rural B1 occupiers medium term may need to be adapted to meet changing market needs. The strategic road Green employment Service Centre Borough Green network is accessed 0.5km from the site, however local access routes run through the town centre which can be congested at peak times. In summary, this is an underperforming site that may come under pressure for redevelopment for alternative land uses. Located within the settlement of Borough Green this site currently occupied by A-Z maps comprises of B1c and supporting B1 office uses. It is safeguarded for B1 uses in the LDF. The stock is adequate quality but ageing. The site appears to be E1(o) Safeguarded for B1 uses Safeguarded operating below capacity. Access to the A25 is less than 0.5km from the site via North Fairfield Rd only/ falls within CP12 Rural Existing B1, B2, 28 0.99 N/A for 33533 320 Medium term Wrotham Road, that runs through the town centre and residential areas, the Borough Green Service Centre Borough Green occupiers B8 employment immediate access point to the site is also narrow and constrained. It is adjacent to boundary Borough Green train station and there is adequate on site parking provision. In summary, this single occupier could benefit from upgrading or refurbishment to meet modern standards. Bourne Enterprise Centre is a multiple occupier employment site, located within the settlement of Borough Green. The reasonably good quality units accommodate small scale B1, B2 and B8 uses and vacancy levels are low. Despite benefitting E1(j) Safeguarded for B1, B2 or from good public transport links on account of its proximity to Borough Green train Bourne Enterprise Safeguarded B8 uses/ falls within CP12 Existing B1, B2, station, vehicular access to the site is constrained. It is less than 0.5km from the 29 Centre, Borough 1.02 N/A for 34533 422 Long term Borough Green Rural Service occupiers B8 A25 Maidstone Road. Overall, this is a well performing local employment site that is Green employment Centre boundary currently safeguarded for employment uses. It is unlikely to come forward for redevelopment in the short term, however in the future it may come under pressure for redevelopment for competing land uses on account of its town centre location and adjoining residential uses. This is the largest employment site is the sub-area. It is a multiple occupier employment site located to the east of the settlement of East Peckham. The site is bisected by Branbridges Road which leads onto the A228 Boyle Way. The River E1 /E3(o) Safeguarded for B1, B2 Medway also runs through the site. The site currently provides a range of industrial or B8 uses and warehousing units , part of the site has been recently redeveloped and some of Safeguarded Branbridges East Existing Short to long B1, B2, the units have been recently upgraded and now offer good quality space. There are 30 10.01 N/A for 44344 423 Peckham Outstanding planning permission occupiers term B8 some non-B employment uses including a car garage and petrol station. In terms of employment for 1,865sqm of B1c and 870sqm public transport the site served by a local bus service. There is potential for further of B1a floorspace redevelopment of parcels to the north of the site and there is outstanding planning permission for approximately 2,700sqm of B1 floorspace. Future development should be considered in the context of market demand, as a number of the existing units are vacant. This former mill is located between the small settlements of Roughway and Dunk's Green off Roughway Lane. The site provides two modern, recently developed, large light industrial/ warehouse type units that are currently occupied by Electra Part of the Some Polymers Ltd. There is scope for redevelopment of redundant buildings on site in Other site may be Roughway Mill E2(g)/ M1(j) Major developed site remediation B1c, B2, the short term, however the site is located within the green belt. It is relatively 31 1.24 N/A employment 21244 417 available in Plaxtol in the greenbelt works may be B8 isolated from local service centres and is not served by public transport, it is land the short required approximately 3km from the A227 strategic road network. Despite its relatively term remote location and scoring poorly against assessment criteria this is a successful employment site that provides modern employment floorspace. In summary, there is some scope for redevelopment in the short term.
6312638v6 P83 General Comments Site Reference Name Site Total Area (ha) Estimated Net Developable Area (ha) Site Status Strategic Access Local Access and Labour Proximity to Services Adjoining of Compatibility Uses Development & Environmental Constraints Market Attractiveness / ( 30) SCORE TOTAL Planning Factors Barriers to Delivery Timescale for Delivery Uses Potential This small industrial estate is situated in a rural location to the south of Mereworth. While some of the units on site are ageing, other units have been recently upgraded Other and now provide good quality light industrial, workshop type units and small scale The Alders, E2(l) / M1(i) Major developed site Existing B1, B2, 32 1.83 N/A employment 43334320 Medium warehousing. It is well connected strategically with access onto both the A26 and Mereworth in the greenbelt occupiers B8 land the A228, however, it is not served by public transport. There is some vacancy indicating that the existing stock may no longer meet the market's needs and could benefit from redevelopment or upgrading in the short term to meet changing needs.
This small site is located within a predominantly residential area off Redwell Lane, Ightham. There is a small workshop on the site. The site has a relatively poor strategic location, though it is approximately 0.5km from the A25 Sevenoaks Road connecting routes are narrow and congested. While this site could accommodate Other Salts Yard, Redwell E2(p)/ M1(h) Major developed site Existing more intensive development, it is not compatible with adjoining residential land uses 33 0.30 N/A employment 32322315 Medium B1a/b Lane, Ightham in the greenbelt occupiers and consequently any redevelopment may affect local residential amenity. Access land routes would require improvement prior to redevelopment. Overall, though this is an active employment site it scored poorly against planning assessment criteria. It is unlikely to be suitable for redevelopment in the short term on account of existing occupiers falling within the greenbelt and incompatibility with adjoining uses.
Located in Little Mill, East Peckham, this site primarily comprises of a purpose built, manufacturing plant, storage space and supporting offices. It is currently occupied by Muraspec Decorative Solutions. There is also a standalone house on- E2(m)/ M1(f) Major developed site site that has been converted to offices. This property appears to be mostly vacant East of Tonbridge Other in the greenbelt which could be attributed to low market demand for offices in this rural location. It Existing Medium to B1, B2, 34 Rd, Little Mill, East 3.06 0.3 employment 33234318 is approximately 3km from the A228 and local access routes are narrow and run occupiers long term B8 Peckham land Falls partially within conservation through residential areas. In terms of public transport, the site is located on a local area bus route. Though this site scored poorly against assessment ciriteria, it is a successful, fully operational site, and while there could be scope to redevelop the site in the future if it were to become unoccupied, its full potential could be limited by its remote location. The Ightham Sandpit, located to the west of Borough Green, designated as a major development in the green belt. It comprises of a purpose built manufacturing plant, open storage and associated site office that is operated by HH Celcon Ltd. It has a dedicated access road off the A25 to accommodate large vehicles serving the site. Other Works South of E2(f)/ M1(e)Major developed site Existing B1, B2, Despite its proximity to the settlement and edge of centre location, access to local 35 7.86 N/A employment 42243419 Long term Crickett's Farm in the greenbelt occupiers B8 services, public transport and the local labour force is restricted by the train line, land though on-site parking is provided. The adjoining land is mainly open countryside that is designated green belt. In summary, despite scoring relatively poorly against the assessment criteria this is a successful employment site that makes a meaningful contribution to the local economy. This small employment site supports the associated landfill site and comprises of low grade, ageing units that accommodate office and storage uses. It is located north of the settlement of Borough Green and less than 1km from the A25. Local Other Long Pond Works E2 (l) /M1(d) Major developed site Remediation may B1, B2, access is unconstrained and uncongested. It is surrounded by green belt and 36 0.87 N/A employment 44433321 Medium Borough Green in the greenbelt be required B8 therefore is broadly compatible with surrounding land uses. In summary, this site land would benefit from upgrading and could be suitable for redevelopment in the future, however some remediation may be required and market attractiveness may be limited to a small pool of businesses. Located between Borough Green and Wrotham Heath, Platt Industrial Estate was constructed in the 1970s, but was recently partially refurbished. It comprises of well E2(h)/M(c ) Major developed site maintained, relatively good quality B1, B2 and B8 units that range from 2,000 to in the greenbelt 80,000sqft. There is scope to intensify the site within the current boundary (1.36ha) Other Platt Industrial Existing Medium to B1, B2, however, access would require upgrading as part of any redevelopment. The site is 37 6.71 1.36 employment 43344321 Planning application currently Estate occupiers long term B8 isolated from nearby settlements by the rail line. The A25 is accessed via land pending for the development of a Maidstone Road and in terms of public transport, the site is approximately 1.5km c.3,400sq.m industrial (B1c) from Borough Green train station and is served by a local bus service, there is also building car parking provided on site. This is a reasonable employment site that offers a range of employment floorspace types to meet local requirements.
P84 6312638v6 Tonbridge & Malling Employment Land Review : Final Report
Appendix 5 Definition of B Class Sectors
The method used for re-categorising the employment forecasts by sector into B-Class uses is summarised below.
Apportionment of B Class Sectors to Land Uses
Proportion of Jobs by Use Class Experian Sector B8 B1 office B2 industrial warehousing Agriculture, Forestry & Fishing Non B-Class Extraction & Mining Non B-Class Food, Drink & Tobacco 0% 100% 0% Textiles & Clothing 0% 100% 0% Wood & Paper 0% 100% 0% Printing and Recorded Media 0% 100% 0% Fuel Refining 0% 100% 0% Chemicals 0% 100% 0% Pharmaceuticals 0% 100% 0% Non-Metallic Products 0% 100% 0% Metal Products 0% 100% 0% Computer & Electronic Products 0% 100% 0% Machinery & Equipment 0% 100% 0% Transport Equipment 0% 100% 0% Other Manufacturing 0% 100% 0% Utilities 58% Construction of Buildings Non B-Class Civil Engineering Non B-Class Specialised Construction 0% 49% 0% Activities Wholesale 0% 23% 77% Retail Non B-Class Accommodation & Food Services Non B-Class Land Transport, Storage & Post 0% 0% 88% Air & Water Transport Non B-Class Recreation Non B-Class Media Activities 100% 0% 0% Telecoms 100% 0% 0% Computing & Information 100% 0% 0% Services Finance 100% 0% 0% Insurance & Pensions 100% 0% 0% Real Estate 100% 0% 0% Professional Services 100% 0% 0% Administrative & Supportive 27% 0% 0% Services Other Private Services Non B-Class Public Administration & Defence 10% 0% 0% Education Non B-Class Health Non B-Class Residential Care & Social Work Non B-Class
Source: Experian / NLP analysis
6312638v6 P1
Tonbridge & Malling Employment Land Review : Final Report
Appendix 6 Experian Baseline Forecasts
Workforce Jobs Experian Sector Change % Change 2011 2031 2011-2031 2011-2031 Agriculture, Forestry & Fishing 340 380 40 11.8 Extraction & Mining 100 150 50 50.0 Food, Drink & Tobacco 360 370 10 2.8 Textiles & Clothing 100 8 -92 -92.3 Wood & Paper 1,370 500 -870 -63.5 Printing and Recorded Media 470 320 -150 -31.9 Fuel Refining 0 0 0 0.0 Chemicals 20 10 -10 -50.0 Pharmaceuticals 30 10 -20 -66.7 Non-Metallic Products 400 320 -80 -20.0 Metal Products 430 300 -130 -30.2 Computer & Electronic Products 410 260 -150 -36.6 Machinery & Equipment 340 160 -180 -52.9 Transport Equipment 60 70 10 16.7 Other Manufacturing 390 310 -80 -20.5 Utilities 1,420 1,700 280 19.7 Construction of Buildings 2,110 2,190 80 3.8 Civil Engineering 740 750 10 1.4 Specialised Construction 3,350 3,510 160 4.8 Activities Wholesale 5,430 6,160 730 13.4 Retail 5,180 5,530 350 6.8 Accommodation & Food 5,640 6,630 990 17.6 Services Land Transport, Storage & Post 6 7 1 14.5 Air & Water Transport 2,870 3,020 150 5.2 Recreation 1,740 1,990 250 14.4 Media Activities 730 860 130 17.8 Telecoms 220 230 10 4.5 Computing & Information 1,580 2,240 660 41.8 Services Finance 2,490 3,110 620 24.9 Insurance & Pensions 570 820 250 43.9 Real Estate 720 900 180 25.0 Professional Services 4,360 6,200 1,840 42.2 Administrative & Supportive 5,230 6,780 1,550 29.6 Services Other Private Services 1,560 2,010 450 28.8 Public Administration & Defence 3,020 2,240 -780 -25.8 Education 5,570 7,020 1,450 26.0 Health 3,250 3,400 150 4.6 Residential Care & Social Work 3,100 3,650 550 17.7 Total 65,706 74,115 8,409 12.8
Source: Experian Regional Planning Service 2013
P2 6312638v6