Newcastle-Under-Lyme Borough Council and Stoke-On-Trent City Council Joint Employment Land Review Final Report
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Newcastle-under-Lyme Borough Council and Stoke-on-Trent City Council Joint Employment Land Review Final Report July 2011 Prepared for Newcastle-under-Lyme Borough Council and Stoke-on-Trent City Council Newcastle-under-Lyme Borough Council and Stoke-on-Trent City Council Joint Employment Land Review Revision Schedule Final Report July 2011 Rev Date Details Prepared by Reviewed by Approved by 01 1/12/10 Employment Mark Phillips Alan Houghton Alan Houghton Land Review Principal Head of Planning Head of Planning 02 15/4/11 Regeneration and Regeneration and Regeneration Surveyor 03 1/7/11 URS/Scott Wilson URS/Scott Wilson URS/Scott Wilson 04 22/7/11 Sam Rosillo Planner URS/Scott Wilson David Hume GIS Specialist URS/Scott Wilson Gordon Hood GH Regeneration Paul Waiting GH Regeneration Steve Sheppard Adroit Economics Rob Elliott Butters John Bee URS/Scott Wilson Brunel House 54 Princess Street Manchester M1 6HS Tel 0161 907 3500 Fax 0161 907 3501 E Mail: [email protected] www.scottwilson.com Newcastle-under-Lyme Borough Council and Stoke-on-Trent City Council Joint Employment Land Review Table of Contents 1 Introduction ..................................................................................... 1 1.1 Scope of Study ............................................................................................................... 1 2 Planning Policy and its Role in Economic Development .............3 2.1 Introduction..................................................................................................................... 3 2.2 National Planning Guidance ...........................................................................................3 2.3 Sub-regional Planning Guidance ....................................................................................5 2.4 Local Planning Guidance................................................................................................ 6 2.5 Economic policy/context ............................................................................................... 13 3 Stakeholder and Development Industry Consultations.............. 19 3.1 Stakeholder Engagement in the public sector............................................................... 19 3.2 Engaging the Commercial Property Market................................................................... 32 3.3 A local commercial property agent’s perspective from Butters John Bee ...................... 39 3.4 Comparison with Competitor Locations......................................................................... 42 4 Taking stock of the existing situation – Stage 1 ......................... 45 4.1 Introduction................................................................................................................... 45 4.2 Stage 1 Site Appraisals ................................................................................................ 45 4.3 Sites to undergo Stage 2 Appraisal............................................................................... 46 4.4 Summary of Stage 1 appraisal findings......................................................................... 46 4.5 Conclusions from Stage 1............................................................................................. 48 5 Creating a Picture of Future Requirements – Stage 2 ................ 50 5.1 Introduction................................................................................................................... 50 5.2 Take-up Trend Analysis................................................................................................ 50 5.3 Conclusion on enquiries data........................................................................................ 53 5.4 Employment land take up trends................................................................................... 53 5.5 Econometric forecasting ............................................................................................... 55 5.6 Sector and growth opportunities assessment................................................................ 57 5.7 Converting employment projections to broad land requirements................................... 58 5.8 Conclusions on future requirements ............................................................................. 63 6 Identifying a ‘New’ Portfolio of Sites – Stage 3 ........................... 65 6.1 Introduction................................................................................................................... 65 6.2 Stage 2 Site Appraisals ................................................................................................ 65 6.3 Stage 2 Site Appraisal Findings.................................................................................... 67 Newcastle-under-Lyme Borough Council and Stoke-on-Trent City Council Joint Employment Land Review 6.4 Analysis of Future Land Requirements and Existing Supply ......................................... 67 6.5 Sectoral Provision......................................................................................................... 69 6.6 New Employment Sites................................................................................................. 72 6.7 The Proposed Portfolio ................................................................................................. 73 7 Delivery and Intervention Strategy for Site Portfolio.................. 75 7.1 Introduction................................................................................................................... 75 7.2 Removing Constraints from Existing Sites .................................................................... 75 7.3 Releasing Green Belt Land and allocating Greenfield to meet need ............................. 78 8 Policy Recommendations............................................................. 86 9 Appendices.................................................................................... 91 9.1 Figure 1: The Study area and administrative boundaries .............................................. 91 9.2 Appendix 1 - Sites discounted after stage 1 appraisal................................................... 92 9.3 Appendix 2 – Scoring of sites passing from Stage 1 to Stage 2 Appraisal .................... 96 9.4 Appendix 3 - Full econometric analysis and economic forecasting report by Adroit Economics........................................................................................................ 108 9.5 Appendix 4 – Factual Review of competitor areas – Derby and Wolverhampton ........ 109 9.6 Appendix 5 – Map of the new Portfolio of Employment sites....................................... 114 9.7 Appendix 6 – Summary of Stage 2 Site Appraisals (The Proposed Portfolio).............. 115 9.8 Appendix 7 – Sites discounted after stage 2 appraisal................................................ 130 Newcastle-under-Lyme Borough Council and Stoke-on-Trent City Council Joint Employment Land Review 1 Introduction 1.1 Scope of Study 1.1.1 In August 2010 URS/Scott Wilson was commissioned along with GH Regeneration, Butters John Bee and Adroit Economics to prepare an Employment Land Review on behalf of Stoke on Trent City Council and Newcastle under Lyme Borough Council. 1.1.2 This report provides an assessment of the economic demand/need for employment land to 2026 and existing supply for the two authorities. It draws conclusions from this analysis and sets out a portfolio of sites, suggested delivery arrangements and policy recommendations to achieve this. 1.1.3 The approach to the review is consistent with the former ODPM guidance on conducting Employment Land Reviews 1. • Stage 1: ‘Taking stock of the existing situation’ has involved an assessment of existing employment land stock in quantitative and qualitative terms to reach a view on whether any existing employment sites should be considered for non- employment uses. • Stage 2: ‘Creating a picture of future requirements’ has involved a critical review of property market trends and prospects for key segments alongside projections of future employment growth sectors at district level. Employment forecasts have been translated into land requirements using a bespoke methodology. • Stage 3: ‘Identifying a new’ portfolio of sites has involved an assessment of current supply, as defined in stage 1 against future requirements identified in stage 2 to determine key gaps in provision and a suitable portfolio providing sufficient quantity and quality of employment sites. 1.1.4 This report is structured as follows: • Chapter 2 sets out the planning policy context for economic development; • Chapter 3 provides a thorough set out of stakeholder and development industry consultations which set out views held in respect of the demand and supply of employment land in the two local authority areas; • Chapter 4 takes stock of the existing employment land situation and presents an assessment of existing employment land provision through a criteria based site appraisal methodology. It updates the employment land supply position and identifies sites that should be realistically taken forward for more detailed analysis; • Chapter 5 develops a forward view of future requirements for employment land in Stoke and Newcastle. It achieves this through an assessment of 1 Office of the Deputy Prime Minister (2004) (now referred to as the Department for Communities and Local Government (DCLG)) “Employment Land Reviews – Guidance Note December 2004”. Final Report July 2011 1 Newcastle-under-Lyme