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London Borough of Richmond Upon Thames Employment Land Study

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London Borough of Richmond Upon Thames Employment Land Study Final Report London Borough of Richmond upon Thames Employment Land Study Prepared for: London Borough of Richmond upon Thames Prepared by: URS Corporation Ltd With: Knight Frank June 2006 44406786 Employment Land Study June 2006 Final Report Issue No 5 44406786 / 5921 06-06-01 LBRuT ELS Final.doc Employment Land Study Project Title: Employment Land Study Report Title: Project No: 44406786 Report Ref: 5921 Status: Draft Client Contact Name: Caroline Steenberg Client Company Name: London Borough of Richmond upon Thames Issued By: St George's House 5 St George's Road Wimbledon London SW19 4DR Document Production / Approval Record Issue No: 2 Name Signature Date Position Prepared Trina Gaddes, 1 June 2006 Consultant by Robert Salkeld, Project Manager Checked Rory Brooke 1 June 2006 Project Director by Approved Rory Brooke 1 June 2006 Project Director by Document Revision Record Issue No Date Details of Revisions 1 February 2006 Original issue 2 20th March 2006 2nd Draft 3 3rd April 3rd Draft, Recommendations only 4 4th May Final Report 5 1st June Revised Final Report 06-06-01 LBRuT ELS Final.doc 01/06/2006 44406786 / 5921 Employment Land Study LIMITATION URS Corporation Limited (URS) has prepared this Report for the sole use of London Borough of Richmond upon Thames in accordance with the Agreement under which our services were performed. No other warranty, expressed or implied, is made as to the professional advice included in this Report or any other services provided by us. This Report may not be relied upon by any other party without the prior and express written agreement of URS. Unless otherwise stated in this Report, the assessments made assume that the sites and facilities will continue to be used for their current purpose without significant change. The conclusions and recommendations contained in this Report are based upon information provided by others and upon the assumption that all relevant information has been provided by those parties from whom it has been requested. Information obtained from third parties has not been independently verified by URS, unless otherwise stated in the Report. Where field investigations have been carried out, these have been restricted to a level of detail required to achieve the stated objectives of the services. The results of any measurements taken may vary spatially or with time and further confirmatory measurements should be made after any significant delay in using this Report. COPYRIGHT © This Report is the copyright of URS Corporation Limited. Any unauthorised reproduction or usage by any person other than the addressee is strictly prohibited. 06-06-01 LBRuT ELS Final.doc 01/06/2006 44406786 / 5921 Employment Land Study CONTENTS Section Page No 1. INTRODUCTION.............................................................................................................. 9 1.1. Context ............................................................................................................................. 9 1.2. Study Brief........................................................................................................................ 9 1.3. Study Area...................................................................................................................... 10 1.4. Approach ........................................................................................................................ 10 1.5. Report Structure ............................................................................................................. 13 2. POLICIES AND PROGRAMMES.................................................................................. 14 2.1. Introduction..................................................................................................................... 14 2.2. National Policies............................................................................................................. 14 2.3. Regional Policies............................................................................................................ 16 2.4. Borough Level ................................................................................................................ 20 2.5. Literature Review ...........................................................................................................21 2.6. Summary........................................................................................................................ 26 3. SOCIO-ECONOMIC STRUCTURE ............................................................................... 27 3.1. Introduction..................................................................................................................... 27 3.2. Population ...................................................................................................................... 27 3.3. Households .................................................................................................................... 27 3.4. Workforce ....................................................................................................................... 28 3.5. Local Economy and Businesses .................................................................................... 32 3.6. Summary........................................................................................................................ 35 4. THE EMPLOYMENT LAND MARKET .......................................................................... 36 4.1. Introduction..................................................................................................................... 36 4.2. Market Overview ............................................................................................................ 36 4.3. Market Analyses Sub-Region......................................................................................... 38 4.4. Market Analysis London Borough of Richmond upon Thames...................................... 58 4.5. Conclusion...................................................................................................................... 67 5. QUALITY AND CHARACTERISTICS OF EMPLOYMENT LAND ............................... 69 5.1. Introduction..................................................................................................................... 69 5.2. Area, Floorspace and Employees.................................................................................. 69 5.3. Transport ........................................................................................................................ 70 5.4. Quality of Environment................................................................................................... 73 5.5. Access to Facilities and Amenities................................................................................. 74 5.6. Neighbourhood Issues ................................................................................................... 75 5.7. Topography Issues......................................................................................................... 75 5.8. Building Condition ..........................................................................................................76 6. EMPLOYMENT LAND DEMAND FORECAST ............................................................. 79 6.1. Introduction..................................................................................................................... 79 6.2. Stock .............................................................................................................................. 79 06-06-01 LBRuT ELS Final.doc Page i 01/06/2006 44406786 / 5921 Employment Land Study CONTENTS Section Page No 6.3. Historic Floorspace Trends ............................................................................................ 80 6.4. Macroeconomic Forecast............................................................................................... 81 6.5. Synthesis Forecast......................................................................................................... 83 7. CONCLUSIONS AND RECOMMENDATIONS ............................................................. 87 7.1. Conclusions.................................................................................................................... 87 7.2. Recommendations ......................................................................................................... 88 06-06-01 LBRuT ELS Final.doc Page ii 01/06/2006 44406786 / 5921 Employment Land Study EXECUTIVE SUMMARY Context URS together with Knight Frank were commissioned by London Borough of Richmond-upon-Thames (LBRuT) to undertake an employment land study to inform its future approach to the provision, protection, release or enhancement of employment land and premises throughout the Borough. The need for such studies has been emphasised with the advent of the latest revisions to the ODPM’s Planning Policy Guidance Note 3 (PPG3) Housing made in January 2005. PPG3 suggests that local planning authorities should review all their non-housing allocations when reviewing their development plan and consider whether some of this land might be better used for housing or mixed-use development. Policy and Literature Review Planning Policy Guidance Notes (PPGs) and Planning Policy Statements (PPSs) which gradually replace PPGs provide a national guidance framework setting out a range of planning principles and objectives on specific topics. PPS1 emphasises the important role that the planning
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