OLD OAK & PARK ROYAL PRELR_Sectors_OPDC_rank OPDC Employment Land Review <all other values> rank1 Kilometers A; B; C;D;E; F;G;H;I;J;K; L;M;N;O;P;Y;Z 0 0.125 0.25 0.5 0.75 1 Ü X INDUSTRIALPRELR_OAPF_Boundary LANDText REVIEW FINAL DRAFT FINAL DRAFT Published by Study Team Old Oak and Park Royal Development Corporation Old Oak and Park Royal Development Corporation Contact Greater London Authority Mailing address Francis Moss Old Oak and Park Royal Development Kato Allaert Corporation Peter Farnham City Hall, The Queen’s Walk Levent Kerimol London, SE1 2AA Tobias Goevert General enquiries Alexander Marsh 020 7983 5732 Peter Brett Associates Copyright Richard Pestell Old Oak and Park Royal Development Cristina Horwick Corporation 2015 Jones Lang Lasalle Copyright Base Maps Jon Sleeman © Crown Copyright and database right 2014. Ordnance Survey 100032216 GLA Acknowledgements Photographs The team wishes to express their thanks to the businesses and developers Tom Simpson interviewed for this report and the GLA’s GIS team for their technical support. Industrial site typology drawings Tom Melson Mikel Azkona Uribe Data Unless otherwise indicated, the data for this study is based on field and desk survey work undertaken by the Greater London Authority in early 2014 and early 2015. 2 OPDC INDUSTRIAL LAND REVIEW FINAL DRAFT CONTENTS 1 INTRODUCTION .....................................................................................7 2 poLICY AND EVIDENCE BASE ...............................................................15 3 EMPLOYMENT SITES .............................................................................20 4 QUANTITATIVE SUPPLY AND DEMAND ................................................38 5 MARKET PROFILE ..................................................................................44 6 INTENSIFICATION .................................................................................54 7 SPATIAL SCENARIOS ............................................................................62 8 CONCLUSIONS ......................................................................................71 9 RecommeNDATIONS ............................................................................74 10 APPENDIX: EMPLOYMENT SITE OVERVIEW ������������������������������������������80 OPDC INDUSTRIAL LAND REVIEW 3 FINAL DRAFT EXECUTIVE SUMMARY INTRODUCTION SITE ANALYSIS This Industrial Land Review (ILR) assesses the current and future supply and demand The OPDC area has been subdivided into 300 employment sites of varying sizes. Most are for industrial land within the boundaries of the Old Oak and Park Royal Mayoral categorised as industrial land uses, however the categories mask the diversity of business Development Corporation (OPDC) which was set up in April 2015 to guide the sectors and mix of industrial and non-industrial activities within each site. There are four regeneration of Old Oak and support industry in Park Royal. It serves primarily as main industrial site typologies: standalone warehouses, industrial estates, dense light evidence base to inform the development of the OPDC Opportunity Area Planning industrial and business centres. Framework (OAPF) and Local Plan (LP). The supply and demand of industrial land is Business centre sites have the highest plot ratios and employment densities while assessed taking into account proposals for the redevelopment of Old Oak around a standalone warehouses and industrial estates require lower plot ratios to function major new interchange train station between Crossrail, High Speed Rail 2 (HS2) and Great efficiently. Current site densities suggest that there could be scope to intensify some sites Western mainline train lines. through redevelopment and infill development, especially those close to public transport The OPDC area contains 355ha of employment sites which accommodate around 1500 hubs on the edge of Park Royal and along the main access routes to them. This can help business units in diverse sectors, many of which provide goods and services to London’s to free up ground floor and yard space on other sites for the businesses that need them. businesses and residents. 60% of the estimated 36,000 jobs are in industrial sectors and The limited supply of vacant industrial employment land at 2% suggest that additional many workers live locally in the three surrounding boroughs. The industrial area grew employment generating floor space would need to come from making more intensive in the post-war period producing everything from ketchup to busses. After a decline in use of the sites. However, for many of the firms operating in Park Royal further increasing large manufacturing firms after 1970, today it is one of the most sought after locations development densities is not ideal without a number of challenges being addressed. On- for industry in London. It is made up of a patchwork of business sizes and sectors with highway parking and congestion is an issue as firms displace activity onto the highway several clusters including film and TV, food production, vehicle repair and logistics. The because their properties have insufficient open yardage, servicing space or parking. OPDC was set up to guide the regeneration of Old Oak and support industry in Park The workforce is also affected by congestion, because many drive to work, as well as the Royal. This Industrial Land Review (ILR) provides evidence and recommendations for the limited services, such as cafés in the area. However, there is scope to reduce the number OPDC and its local plan. of people driving to work as a large part of the workforce lives locally and the main pedestrian access routes from Park Royal to public transport hubs could be improved by POLICY AND EVIDENCE BASE combining services and more intensive sites along them. The ILR and Local Plan sit within a hierarchy of documents functioning at different spatial Around 300 businesses and 6000 jobs will be affected by redevelopment in Old Oak and scales. At a national level, guidance is provided for how to produce an employment and HS2 construction sites. There is an opportunity to retain a diverse local economy and industrial land review, while at a London level the guidance and evidence base suggests local employment by encouraging land owners to support the relocation of displaced that across London industrial activities decreasing. Standalone office uses within the businesses from Old Oak and HS2 construction sites to appropriate sites within Park Park Royal SIL are not supported by the London Plan and as such this study focuses on Royal and the surrounding boroughs. However this is a challenge that will require a more industrial uses. intensive use of industrial land due to the low land and floor space vacancy rates Specific to Park Royal, growth is projected to take place in the logistics and waste management industrial sectors alongside green industries and clean technology with a focus on micro, small and medium sized workspaces. This trajectory is also echoed in local planning documents and research. The Greater London Authority has published an Opportunity Area Planning Framework for Old Oak & Park Royal which supplements the London Plan. These documents provide strategic guidance to accompany the OPDC Local Plan to guide development in the OPDC area. Alongside these documents, the ILR and a number of other pieces of technical research will inform the OPDC Local Plan. Once adopted, the London Plan and OPDC Local Plan will form the ‘development plan’ for the OPDC area. 4 OPDC INDUSTRIAL LAND REVIEW FINAL DRAFT EXECUTIVE SUMMARY QUANTITATIVE SUPPLY AND DEMAND INTENSIFICATION There is evidence of a growing shortage of land across London and Park Royal is the Despite increasing market demand and decreasing supply of industrial land in Park Royal largest reservoir of Strategic industrial locations in West London. It accommodates a wide there is currently little indication that the industrial development market is looking to range of industrial users but is one of the few locations large enough to accommodate intensify industrial sites in London. There are many barriers to intensifying industrial strategic property requirements as well as land for waste, utilities and transport. These sites in Park Royal, such as the need for yard space, investor and occupier preferences, uses are often cited as ‘bad neighbours’ and are very difficult to accommodate on smaller patterns of land ownership, road congestion, increased construction costs, increased local scale sites. management and decreased occupier flexibility. However, as the land supply for London seeks to balance its stock of industrial land through the use of the industrial traditional single storey warehouses with yards dries up there is an opportunity in Park land release benchmarks to manage the release of surplus industrial sites, mainly former Royal to explore strategies to use industrial sites more efficiently and free up ground floor manufacturing sites, into other uses. But data shows that that industrial land has been space for the businesses that need it. being released twice as fast as the benchmarks suggested. Ground floor space can be freed up for larger warehouses by developing sites to include Also the replacement of former manufacturing space with new logistics property is not additional light industrial workplaces on upper floors for businesses that do not require as fluid as the benchmarks suggested would be needed to support the London economy. regular use of yard space and parking. Developing