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St Modwen Developments Limited St Modwen Developments Limited Land West of Junction 10 of the M42 Motorway, Tamworth Report on Employment Land Issues 18 December 2013 St Modwen Developments Limited – Land West of Junction 10 of the M42 Motorway, Tamworth – Employment Land Issues Contents 1 Introduction ............................................................................................................................................................ 2 2 Planning Policy Context ........................................................................................................................................ 4 3 Employment Land Evidence Base ....................................................................................................................... 9 4 National and Regional Market Trends ................................................................................................................ 19 5 Local Market Trends ............................................................................................................................................ 23 6 Site Characteristics and Proposals .................................................................................................................... 28 7 Conclusions and Recommendations ................................................................................................................. 30 Appendix 1 – Illustrative Masterplan of the Proposed Development ......................................................................... 32 Appendix 2 – Appendix 1 to Tamworth Borough Council Employment Land Review, January 2012 ..................... 33 Appendix 3 –Table 28 & Appendix 5 to Tamworth Borough Council Employment Land Review, January 2012…34 Appendix 4 – Report to Officers to Tamworth Borough Council’s Planning Committee of 12 November 2013 concerning Glascote Road, Stonydelph ....................................................................................................................... 35 Appendix 5 – UK Big Box Industrial and Logistics Market Survey, Jones Lang LaSalle, July 2013 ....................... 36 Appendix 6 – Marketing Particulars of Birch Coppice ................................................................................................. 37 Appendix 7 – Schedule of Vacant Industrial and Warehouse premises in Tamworth .............................................. 38 Appendix 8 – Marketing Particulars of Apollo, Lichfield Road Industrial Estate ...................................................... 39 Appendix 9 – Schedule of Marketed Employment Land in Tamworth ....................................................................... 40 Appendix 10 – Location Plan ......................................................................................................................................... 41 Appendix 11 – Situation Plan ......................................................................................................................................... 42 Appendix 12 – Site Plan .................................................................................................................................................. 43 COPYRIGHT © JONES LANG LASALLE IP, INC. 2013. All Rights Reserved 1 St Modwen Developments Limited – Land West of Junction 10 of the M42 Motorway, Tamworth – Employment Land Issues 1 Introduction 1.1 St Modwen Developments Limited (SMDL) propose to develop an area of 8.49 ha of land west of Junction 10 of the M42 Motorway (referred to as the Site) for B Class employment development, principally for distribution. The Site straddles the administrative boundary of North Warwickshire Borough Council (NWBC) and Tamworth Borough Council (TBC). 1.2 An outline application has been submitted to NWBC which seeks outline planning permission for employment use within use class B1(c) – light industry, use class B2 – general industry, and use class B8 – storage or distribution. Approval is sought for access from Centurion Way, with all other matters to be reserved. 1.3 In addition, a full application has been submitted to TBC which seeks detailed consent for a new vehicular access as an extension of the existing Centurion Way, Tamworth in order to serve the outline application site within NWBC. This report has assessed the areas of land which fall within both planning application sites. 1.4 The Site adjoins existing industrial and warehouse development at Centurion Park, Tamworth and is well located in respect of Birmingham International Freight Terminal (BIFT), that is situated within Birch Coppice, the other side of the M42 motorway. The site lends itself naturally to employment uses. The proposed development will mirror other development in Centurion Park and act as a satellite site to Birch Coppice. The latter was identified by the Panel to the draft RSS as a means of exploiting the full potential of regional logistics sites, with specific reference to Birch Coppice. This is considered in greater detail in Section 3 to this report. 1.5 The proposals will comprise indicatively 19,562 sq.m in two buildings. The larger of these is 14,250 sq.m (153,387 sq.ft). At least 90% of the proposed floorspace will be for distribution. An illustrative masterplan of the proposed development forms Appendix 1. Purpose and Scope of Statement 1.6 This statement should be read in conjunction with the Planning Statement produced by RPS and other technical studies that support the planning applications. Specifically, this statement provides supporting information concerning the planning policy context, its evidence base and relevant market signals for industrial and distribution property. 1.7 As the proposals act as a satellite site to Birch Coppice (North Warwickshire) and as natural extension to Centurion Park (Tamworth), consideration is given to both the national and regional distribution market and the more local market for Tamworth. The proposed development will be attractive to both. 1.8 Section 2 provides a summary of the relevant planning policy context. This considers policy at a national, regional and local level. 1.9 Section 3 looks at the evidence base to relevant and evolving employment land policy. This considers regional, sub-regional and local employment land reviews. 1.10 Section 4 appraises the most recent market trends at a national and regional level. Particular consideration is given to the logistics sector, given the strength of this market at this location. 1.11 Section 5 considers market trends at a more local level. Particular consideration is given to the balance between supply and demand of industrial and distribution property serving Tamworth. In addition, the success of the nearby Birch Coppice scheme is analysed. 1.12 Section 6 considers the site characteristics and the proposals. Particular consideration is drawn to its appeal for both industrial and distribution companies and the likely employment that will be generated. 1.13 Section 7 draws conclusions and makes recommendations as to the development of this site. COPYRIGHT © JONES LANG LASALLE IP, INC. 2013. All Rights Reserved 2 St Modwen Developments Limited – Land West of Junction 10 of the M42 Motorway, Tamworth – Employment Land Issues SMDL 1.14 SMDL is a regeneration specialist with a strong track record with industrial property. It has established joint ventures with large industrial companies such as Alstom, Corus, Goodyear and Ford. It currently has over 1,000 acres of brownfield industrial land it is seeking to reclaim and regenerate, including the former Llanwern Steel Works in South Wales, the Zinc Melting site in Avonmouth, and the former MG Rover Plant at Longbridge. 1.15 St Modwen has had significant success with industrial and distribution development schemes in the Midlands. These include:- Barton Business Park, Centre 38, Burton Pirelli Tyre Factory, Burton Trentham Lakes, Stoke-on-Trent Etruria Valley, Stoke-on-Trent Heartlands Park, Washwood Heath, Birmingham. Jones Lang LaSalle 1.16 Jones Lang LaSalle, following the merger with King Sturge in May 2011, has become the leading agent in the UK industrial and distribution market. Current instructions includes:- DP World – London Gateway ProLogis – DIRFT Phases II and III ProLogis – ProLogis Park, Ryton (Coventry) Gazeley – G Park, Stoke-on-Trent ProLogis – Mid Point, Minworth Nurton Developments (Quintus) Limited – Branston Locks, Burton-upon-Trent Wittingham Investments and ProLogis – ProLogis Park, Fradley. 1.17 In addition, Jones Lang LaSalle is retained as letting agent for a number of units in Centurion Park, Tamworth. This scheme abuts the application site. 1.18 Jones Lang LaSalle produces a bi-annual research report entitled the UK Big Box Industrial and Logistics Market. Jones Lang LaSalle also produces an annual report on the availability of industrial floorspace throughout the UK. Both are respected monitors within the property industry on the industrial and distribution sector. 1.19 Finally, the author of this report wrote the 2004 Stage 1 Regional Logistics Study for Advantage West Midlands. This formed part of the evidence base to the last review to the Regional Spatial Strategy for the West Midlands. In addition, the author produced a Study of the Employment Land Markets for Staffordshire for Staffordshire County Council. This report, that was produced in 2010, informed the Staffordshire County Council’s Local Economic Assessment. COPYRIGHT © JONES LANG LASALLE IP, INC. 2013. All Rights Reserved 3 St Modwen Developments Limited – Land West of Junction
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