Area Action Plan
Mole Valley District Council Local Development Framework
Dorking Town Area Action Plan (AAP) Draft Plan
Industrial and Commercial Land Review: Update March 2011
January 2012
Mole Valley Local Development Framework This document can be made available in large print, on audio cassette, in Braille and in other languages 1
Executive Summary
Chapter 1 Executive Summary
1.1 The Dorking Commercial and Industrial Land Review has been prepared to support the policy approach in the Dorking Town Area Action Plan. This document provides an update from the February 2011 review. The updates include occupancy rates, responses from the consultation in February/March 2011 and information on Dorking's market conditions.
Updating the February Dorking Industrial and Commercial Land Review
1.2 In July 2011 the Council commissioned a local commercial land agent to undertake an assessment of Industrial and Commercial Land within Dorking. As part of this they provided a critique of the Council's February 2011 Dorking Industrial and Commercial Land Review. This assessment has been used to produce the Dorking Industrial and Commercial Land Review update
1.3 The brief for the work was to identify:
1. Comment on the Council's information on outstanding planning permissions, vacant premises and take-up and whether data, sources used and methodologies are robust. 2. Comment on the Council's conclusions on the quality and condition of the existing commercial and industrial building stock in the town (chapters 4, 10 and 11) 3. Comment and provide an update on the conclusions made in Chapter 6 (current issues affecting employment in Dorking). Include information and evidence where possible on the current state of the Dorking Commercial and Industrial premises that may become available and the type of accommodation that should be planned for that would meet the requirements of the existing firms moving within the town and those who might wish to move into the town. 4. Provide a commentary setting out an element of forward looking which can be used to update the DICLR. This should include a review of the supply and type of commercial and industrial premises that may become available and the type of accommodation that should be planned for that would meet the requirements of existing firms moving within the town and those who might wish to move into the town. 5. Include a commentary on the likely demand for industrial premises over the short to medium term (i.e. The next 5 years), including the type and size of firms. 6. To review the representations made on the DICLR Feb 2011 and to comment on them. 7. In light of the above work, comment on the conclusions of site assessments and summary and conclusions. Recommended any revisions to these conclusions based on new information and evidence. 8. Review and critique of the economic assessment and conclusions prepared by Hurst Warne in support of the proposed redevelopment of Vincent Works by Lidl/Persimmon Homes. 9. Review and critique of the conclusions of the Economic Development and Employment Land Statement prepared by Nathaniel Lichfield & Partners in support of the planning application for the retail development of commercial and industrial land at Station Road/Curtis Road.
Conclusions of the Dorking Industrial and Commercial Land Review: Update March 2011
1.4 The DICLR has been revised to have regard to comments made by the commercial land agent.
1.5 The principle findings of DICLR paper are as follows:
There is estimated to be approximately 141,000sqm of office, industrial and storage floorspace in the town. Of this, 59,000 sqm comprises industrial and storage floorspace in approximately 172 premises. The office market is difficult and there are vacancies across the board with a possible exception of some serviced space. Offices above shops have been difficult to let but this is partly
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 2
Executive Summary
a result of the very poor market for offices and partly the lack of parking and other amenities. At the same time the growth of the serviced sector has met some of the needs of the market particularly for smaller space and flexibility of terms. In March 2011 there was estimated to be only 1,623sqm of vacant industrial and storage floorspace in Dorking. There is approximately 10,500 sqm of vacant office floorspace in the town, excluding those at the Vincent Works site in Vincent Lane which is the subject of redevelopment proposals. The majority of the vacant office floorspace is in DorkingBusinessPark and in medium to small premises in the town centre. Over the the last 10 years the number of available industrial/storage units in Dorking has remained low and there has been a generally high level of occupancy. This is evidenced by sites such as Vincent Walk, Havenbury Estate and Curtis Road Industrial Area being generally fully occupied for many years. There have been very few new commercial and industrial units built in Dorking over recent years apart from the ten recently redeveloped and refurbished units at the Glebeland Centre in Vincent Lane which range from 70 sqm to 325 sqm. All ten units are now occupied. The 2.2 ha of land to the west of the Curtis Road Industrial estate which was allocated for industrial, commercial, storage and distribution development in the Mole Valley Local Plan was granted planning permission for 8,994 sqm of B2 and ancillary floorspace to meet the expansion requirements of Johnston Sweepers who occupy the adjoining site. Work on the development of the site for Johnstons Sweepers has not yet started. Apart from the Johnston Sweepers site, there are no outstanding planning permissions for industrial and storage development in Dorking. Local commercial property agents have indicated there is a demand for industrial and commercial units in Dorking. Typically the demand is from small local firms and start up businesses looking for basic industrial premises suitable for flexible industrial/storage use with good access and parking. Indeed in Autumn 2010 the small industrial/storage and office units on The Old Waterworks off Station Road, became vacant. By the end of March 2011 all three of the industrial/storage units had been re-let notwithstanding the redevelopment proposals of Morrisons which included the premises. Local commercial property agents have also indicated that local firms have had to leave Dorking due to the lack of suitable available accommodation.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 Contents
1 Introduction 1 2 Economic Character of Dorking 6 3 Nature of Employment in Dorking 16 4 Quality and Quantity of Office, Industrial and Storage Stock 20 5 The Supply of Land for Office, Industrial and Storage Uses 22 6 Current Issues Affecting Employment in Dorking 30 7 Employment Surveys 31 8 Site Assessments 44 9 Summary and Conclusions 45
Appendices
1 Main Office Locations and Commercial and Industrial Premises in Dorking 47 2 Loss and Potential Loss of Commercial Premises in Dorking since April 2000 53 3 Advertised / Vacant Commercial & Industrial Premises in Dorking, March 2010 57 4 Net Change of Industrial and Commercial Floorspace: Dorking 2000 - 2010 61 5 Outstanding Commercial Permissions at March 2011 62 6 Site Assessments 64
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 Contents
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 1
Introduction
Chapter 1 Introduction
Update: March 2011
1.1 The Dorking Industrial and Commercial Land Review was first published in February 2011 and made use of monitoring information at March 2010 and January 2011. The March assessment makes use of monitoring data as at the end of March 2011.
Other Changes
1.2 Since the February 2011 DICLR a number of changes have taken place to land at Vincent Works Vincent Lane.
1.3 At the end of August 2011 a prior notification application was approved for the demolition of the buildings on these areas. The application states that demolition started in October 2011, but is yet to be completed.
1.4 In January 2012 an application for a deep discount convenience foodstores was granted on the southern section of Vincent Works. The full granting of permission is still subject to a S106 agreement tying the use of the site to a deep discount store and the agreement by the Council's Development Control Committee on a number of conditions for the application, primarily relating to the stabilisation of the cliff.
1.5 A planning application on land at Station Road Curtis Road for a Convenience foodstore of 3, 197 sqm net was refused in October.
Context for the Dorking Industrial and Commercial Land Review 2011
1.6 The Council published a Local Economy and Employment Land Review (LEELR) in November 2008 as part of the evidence base for the preparation of the Mole Valley Core Strategy Development Plan Document (DPD). It was based on monitoring information at March 2008.
1.7 Following the adoption of the Local Development Framework (LDF) Core Strategy the Council commenced the preparation of the Dorking Town Area Action Plan (DTAAP).
1.8 Issues identified in the DTAAP Discussion Paper 2010 included the need to improve the economy and vitality of the town centre, its retail attraction and increasing the retail floorspace for convenience goods sales.
1.9 This assessment focuses on the economic characteristics and functions of Dorking and the nature and supply of commercial and industrial land in the town and its contribution to the delivery of a sustainable local economy. It includes monitoring information updated to the end of March 2011 and commentary on further changes to June 2011.
The Economic Development Strategy for Mole Valley and Dorking Town.
1.10 The LDF's Core Strategy sets out the district wide goal to maintain a successful, sustainable and diverse local economy. This is substantiated by a commitment (Core Strategy para 4.3) to accommodate development and growth in a way that is sustainable and safeguards the distinctive characteristics of the District's towns; with development directed to the most sustainable locations in the District's main built up areas. Specifically para 4.5 of the Core Strategy states that existing levels of economic prosperity and low levels of unemployment will be sustained and the requirements of business will be planned for in terms of providing a range, mix and quality of employment and buildings in sustainable locations principally in Dorking and Leatherhead. The change and evolution of the District's economy will be recognised and there is a challenge in creating a better match between the community's skills and the
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 2
Introduction
jobs in the District to foster a more sustainable community and reduce the levels of in and out commuting. It is acknowledged that employment opportunities may be provided in many ways through mixed use development, for example, and not just through traditional employment uses. Alongside this approach it will also be necessary to safeguard accessible and well located commercial and industrial sites.
1.11 Core Strategy Policy CS12 indicates that the sustainable development of the District will be supported through the provision of a flexible supply of land to meet the varying needs of the economic sectors and in particular through the safeguarding and recycling of accessible and well located industrial and commercial sites. The policy supports development which maintains and enhances Dorking's role as a town with a strong service sector.
1.12 The Core Strategy's vision for Dorking town centre and the overarching policy approach that will be followed to deliver the vision is set out in the Dorking Town Area Action Plan Discussion Paper: 2011. It seeks to ensure that Dorking will be a vibrant, economically healthy and attractive historic market town centre set in the Surrey Hills Area of Outstanding Beauty which provides a range of facilities and services for living, working and recreation appropriate to its scale to meet the needs of residents, surrounding rural communities and visitors.
1.13 This is amplified in Policy CS6 of the Core Strategy, which states that the role of Dorking town centre as the focus of the historic market town will be consolidated and enhanced through measures which increase its attraction for shopping, business, leisure, cultural and recreational activities taking into account:
The town centre's capacity to accommodate change and its particular characteristics, including its appearance and architectural quality, scale, linear road layout and setting in the Surrey Hills Area of Outstanding Natural Beauty. The need to sustain the town's vitality and viability over the next twenty years.
1.14 The overall vision for Dorking is to maintain and enhance its current role as a town with a strong service sector. However to achieve this the town and its service employers also need access to a wider supporting economic base. To ensure this economic support is provided in a sustainable manner it is desirable that this is provided locally and itself contributes to sustainable development including a reduction in the need to travel and to minimise carbon emissions.
The Policy Context for Industrial and Commercial Development in Dorking and Constraints on the Locality
Definition - The term "industrial and commercial development" includes all uses in classes B1 - B8 of the Use Classes Order 1987
1.15 The Dorking Area Local Plan 1983 (DALP) sought to:
control the influx of additional workers into the area so that local housing problems were not aggravated resulting in additional pressure on the Green Belt assist local firms and provide sufficient development land for reasonable expansion requirements to facilitate the establishment new small industrial concerns to limit expansion of offices to those firms predominantly meeting local needs to encourage diversification of employment opportunities and to provide for the necessary development of services supplying local needs.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 3
Introduction
1.16 The DALP also established the boundary of the Metropolitan Green Belt around the town that would endure while taking into account locally generated demand for development including that arising from the expansion and /or relocation requirements of local firms.
1.17 Accordingly a site of 2.2 hectares at the end of Curtis Road, Dorking was included in the DALP as a reserve industrial site to be developed only when necessary to meet the specific requirements of local firms and the needs of small industrial firms. This allocation was carried forward in Policy E3 of the Mole Valley Local Plan 2000 (MVLP).
1.18 The effect of the Green Belt around Dorking has been to limit the physical expansion of the town. Consequently the amount of land available for development in the town is limited. Increases in economic activity in Dorking, over the years, has therefore been the result of redevelopment, change of use, extension to existing premises or through commercial occupiers making more efficient use of their premises and resources (ie applying the principles of Smart growth). There is scope for this process to continue and land which is already in commercial or industrial use is the main resource for maintaining and renewing economic activity.
1.19 Since the adoption of the DALP in 1983, in the interests of supporting the local Dorking economy, there has been a need to safeguard existing suitably located industrial and commercial land.
1.20 This policy approach to safeguard existing industrial and commercial land was carried forward into the Mole Valley Local Plan in Policy E2. This Policy states that the loss of such suitably located industrial and commercial land in built up areas to other uses will not be permitted unless its retention for industrial and or commercial use has been fully explored without success. In Dorking these safeguarded sites are:
Land near Dorking Station Curtis Road/Station Road Dorking Business Park Vincent Lane
1.21 These sites are identified on the adopted Local Development Framework Proposals Map (October 2009).
1.22 In addition there are smaller industrial and commercial sites in Dorking which may be regarded as suitably located but which are too small to be identified on the Proposals Map. The criteria in MVLP Policy E2 are used to assess whether such sites are suitably located.
1.23 Planning permission for the development of the reserve industrial land at the end of Curtis Road was originally granted in 2001. In January 2011 planning permission was granted for the expansion requirements of Johnston Sweepers who are an existing local firm on the Curtis Road industrial estate.
1.24 Policy E4 of the MVLP identifies part of the land at Curtis Road/Station Road and all of the land at Vincent Lane as being particularly appropriate for the provision of light and general industrial uses and storage and distribution uses in any redevelopment proposals
1.25 Policy E5 sets out those matters to be considered in any redevelopment of the Vincent Lane area. In particular the Council will encourage the provision of accommodation for suitable light/general industrial uses and storage and distribution uses and any redevelopment should include where practicable the provision of premises suitable for occupation by small firms.
1.26 Policy E7 provides for development for business purposes in the Business Areas of Dorking as defined on the Proposals Map.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 4
Introduction
1.27 The Mole Valley Core Strategy was adopted in October 2009. Policy CS12 sets out the strategic policy approach to delivering sustainable economic development in the District including supporting development which enhances and maintains Dorking's role as a strong service sector.
The area covered by the review
1.28 The proposed DTAAP boundary extends beyond what is generally considered to be the town centre area and includes those areas where the need for conservation or change may occur over the next 20 years or so. However, it does not include all of the built up areas of the town. The information available covers a wider area than the AAP boundary.
Dorking Town AAP - Boundary
Legend AAP B
Mole Valley District Council Pippbrook Scale:not to scale Date: Dec 2010 User: sissonsh Department: Planning Policy Dorking Surrey Based upon the Ordnance Survey mapping with the permission of the controller of Her Majesty's Stationary Office. (c) Crown RH4 1SJ Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Telephone: 01306 885001 OS Licence Number LA 100021846 2010 Website: www.molevalley.gov.uk
Map 1.1 Dorking Area Action Plan Boundary
1.29 Several of the main office employers in the Dorking locality are on sites which are beyond the edge of the built up areas and therefore beyond the DTAAP boundary. Additionally much employment data (eg Census and Annual Business Inquiry - ABI) is available only on a ward or Census medium output area basis. The general degree to which the ward boundaries extend beyond the main area of Dorking is shown below.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 5
Introduction
Ward Boundaries - Dorking
Westhumble/Mickleham Pixham
Dorking North
Dorking South
Mole Valley District Council Pippbrook Scale:not to scale Date: Feb 2011 User: sissonsh Department: Planning Policy Dorking Surrey Based upon the Ordnance Survey mapping with the permission of the controller of Her Majesty's Stationary Office. (c) Crown RH4 1SJ Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Telephone: 01306 885001 OS Licence Number LA 100021846 2011 Website: www.molevalley.gov.uk
Map 1.2 Dorking Ward Boundaries
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 6
Economic Character of Dorking
Chapter 2 Economic Character of Dorking
Location and context
2.1 Dorking is located in the heart of Mole Valley district and Surrey and sits to the south of the scarp of the North Downs where the River Mole flows through a gap in the Downs. It is a small market town and has a population of 11,340 persons. The physically adjoining area of North Holmwood has population of 4,730 persons.
2.2 The town is surrounded by the Metropolitan Green Belt. Much of the surrounding countryside, including up to the boundaries of the built up areas, is within the Surrey Hills Area of Outstanding Natural Beauty. There are also Sites of Special Scientific Interest and a Special Area of Conservation in close proximity to the town.
2.3 The town is in an accessible location being well served by north/south and east/west road and railway lines and has 3 railway stations. North/south rail lines connect the town to Horsham southbound and Leatherhead, Epsom and other stations to central London northbound. The east/west line serves Guildford and Reading westbound and Reigate/Redhill and Gatwick Airport eastbound. The town is therefore popular with commuters (mainly to London but also Reigate and Guildford) and its main station is the 18th busiest station in Surrey with 1.1 million users per annum.
2.4 Road communication is also good with the A24, connecting Dorking to Horsham and to Leathehead and Epsom, being dual carriage way for much of the route. The A25 links Dorking with Reigate and Guildford but is only single carriageway serving more local traffic.
2.5 While Dorking's transport links are good, they are not as good as other nearby towns. For example, Reigate/Redhill to the east have better links to the motorway network (M25 and M23) and faster links to London and Gatwick Airport and the south coast by rail. Horsham also has better road links to Crawley/Gatwick Airport and to the M23. To the west, Guildford has fast rail links to London and the A3 trunk road linking it to the motorway system. To the north of Dorking both Leatherhead and Epsom are in closer proximity to central London and to the M25 motorway (at Junction 9).
2.6 All of these towns are generally larger than Dorking, less constrained, and with larger commercial areas and commensurate potential supply of commercial property, including larger office/business use premises.
2.7 The consequence of these factors is that major firms do not consider Dorking to be such a desirable location to locate to given the nature of and "pull" of the immediately competing towns. However, there are major office employers in and around the town who are longstanding and Dorking's location, surrounding countryside, town centre conservation area, individual character, service industries and local shops makes it an attractive location to certain companies.
2.8 On the other hand, the town has a constrained land supply not just for commercial uses but also for housing. Consequently house prices are high and the availability of properties for workers on lower salaries is limited. This can lead to labour/skills shortages which can also detract from the attractiveness of the town as a place to locate a new, or to expand an existing, business.
2.9 Dorking falls within the extent of the Gatwick Diamond business initiative with Gatwick Airport and Crawley area at its heart. This now forms part of the new and wider Coast to Capital Local Enterprise Partnership (LEP).
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 7
Economic Character of Dorking
Economic Character and Role of the Town
2.10 Dorking contains the headquarters of several major insurance/financial services companies mainly located on the periphery of the town and several industrial estates/business parks on the edge of the town centre which contain mainly small sized industrial/warehouse premises. There is one major manufacturing company located in the town on the Curtis Road industrial estate. Within the town centre itself there is a range of office premises which are smaller than those on the business park and are occupied by a range of small to medium size companies.
2.11 The economic characteristics and issues facing the town are set out in the following SWOT analysis (Strengths, Weaknesses, Opportunities, Threats).
Strengths Weaknesses
Strong business/service sector in a High house prices range of firms East/west communications could be improved Presence of a major manufacturing firm Other nearby towns are better located with regard to Range of local firms serving local and London, Gatwick Airport and the Motorway network wider needs Industrial and commercial premises and floorspace could Well educated population be better quality High levels of self employment Lack of land for additional industrial and commercial High quality natural and built development environment Staff shortages and recruitment and retention issues Strong offer of local services and A generally more elderly population than the rest of the facilities District, and likely to be more so in future years, placing Low unemployment pressure on services (and the potential ability to meet Relatively little deprivation employment needs from the resident population). High economic activity rates Attraction of other nearby larger towns to both potential employers and existing employees (Over) reliance on financial and business services and the limited number of major employers as a source of employment for many Dorking residents
Opportunities Threats
Potential to renew/reinvigorate local Insufficient housing, especially affordable housing, for economy through the recycling of sites local people and lower paid workers Potential to strengthen existing sectors Competing land uses for the limited number of opportunity and diversify to provide a wider range sites of goods and services Potential loss of existing industrial and commercial land Potential to strengthen local services to other uses and consequent loss of firms and jobs and to promote Dorking's role as a supplying local services distinctive market town and related Business complacency; the Surrey economy may not be service economy. as strong as perceived Limited physical space to grow; limited number of sites available for recycling Transport capacity and town centre congestion
Table 2.1 SWOT Analysis
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Economic Character of Dorking
2.12 The Dorking Needs Action (DNA) Healthcheck Report (Sept 2007) characterised Dorking as a town which on the surface looked like one which many would envy being generally prosperous and pleasant to live in. Yet the perception was that there were weaknesses and signs that the town "could do better". This point was made with regard to the retail economy. However it may be that this perception could be equally applicable to the wider business and commercial economy and that the town and its employers should not be complacent about its current role and relative strength as a service town when seen in the wider national and changing international economic context.
2.13 Within the town there are high levels of self employment. Additionally the proportion of Dorking working age residents who work from home or within 2km of home, at 41%, is significantly higher than the national average of 30% (Source: 2001 Census).
General description and location of industrial and commercial employment areas
2.14 The main industrial and commercial employment areas in the town are identified on the Map 1.1. They are:
The Business Area of the Town Centre:- High Street, West Street and South Street
2.15 Dorking is characterised by a long linear east/west High Street, which forks at Pump Corner into West Street and South Street. This is the main A25 road through the town. This forms the retail heart of the town and is fine grained being characterised by mainly small ground floor retail premises with 2 or 3 storeys above. This floorspace over shops is generally used for a range of uses including ancillary retail storage, offices or residential. Some of this floorspace is unused. Offices over the shops tend to be small to smaller/medium size and available as suites or self contained office units.
2.16 Appendix 1 'Main Office Locations and Commercial and Industrial Premises in Dorking' indicates the main office locations and premises in Dorking including the town centre streets based on the Valuation Office (VOA) List and other information. A sample of office premises from the VOA list indicates such premises are generally in the range of 80 -140m2. Such premises may be suitable for small companies but they are not readily capable of providing accommodation should such firms grow in size.
2.17 It is estimated that there is about 83,000m2 of office floorspace in the Dorking area. Information about Dorking town centre floorspace and jobs, at 2002, has been previously published on the Government's State of the Cities (now Places database) website. At 2008 it is thought this area has about 24,000m2 of office floorspace, and provides employment for around 1,400 people. This would indicate that only 29% of the Dorking areas office floorspace stock is in the town centre and that town centre office employment accounts for 32% of all office jobs in the Dorking area.
2002 2008
Office employees 1,240 1,400
Office floorspace (m2) 24,000 24,000
Table 2.2 Town Centre Commercial Office Floorspace and Jobs
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Economic Character of Dorking
Map 2.1 Town Centre Activity (2002)
2.18 The business area of the town (identified in Policy E7 of the Mole Valley Local Plan) includes alleyways and courtyards behind the frontage buildings of the retail streets. These "behind the street" areas includes small workshops and ancillary retail/commercial space and also a small number of office units (for example at Paper Mews and Allen Court).
2.19 The business area extends beyond the main retail core of the town and includes the southern extent of South Street and parts of Church Street and Station Road. It includes some of the town's larger office buildings such as:
Sabre House, South Street (A) Abinger House, Church Street (B) Clarendon House, West Street (C) Spring Court, Station Road (D) Parsonage Square, Station Road (E)
2.20 This area also includes the range of industrial premises at Vincent Walk (F), with access off of South Street.
Commercial Buildings outside the Business Area
2.21 Within the built up area of the town are a number of individual or groups of commercial premises which are outside the business area. These include:
Vine Court, Chalkpit Lane (G) Federated House, London Road (H) Council Offices, Reigate Road (I)
2.22 There are also areas where there are small individual or groups of commercial premises. For example:
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 10
Economic Character of Dorking
Along Ranmore Road (J) Entrance to Portland Road (K) West side of Horsham Road (L) Lincoln Road (M) Hart Gardens (N) North Street workshops (O)
2.23 Not all of these are within the proposed boundary of the DTAAP. These sites are listed in more detail at Appendix 1 'Main Office Locations and Commercial and Industrial Premises in Dorking'.
Location of Individual Commercial and Industrialemises Pr
M H
J I G K N
C D E O C
F
A
L
Mole Valley District Council Pippbrook Scale:not to scale Date: Feb 2011 User: sissonsh Department:planning policy Dorking Surrey RH4 1SJ Based upon the Ordnance Survey mapping withmission the per of the controller of Her Majesty's Stationary Office. (c) Crown Copyright. Unauthorised reproduction infringesn CopyrightCrow and may lead to prosecution or oceedings.civil pr Telephone: 01306 885001 Website: www.molevalley.gov.uk OS Licence Number LA 100021846 2011
Picture 2.1 Location of Individual Commercial and Industrial Premises
Business Parks and Industrial Estates.
2.24 These areas are described and assessed in detail at Appendix 6 'Site Assessments'. They comprise:
1. Vincent Lane Industrial Estate:
This area includes the Vincent Works industrial estate at the south end of Vincent Lane. Prior to August 2011 the site contained about 20 small to small/medium size industrial and commercial premises, including frontage offices. The estate has suffered from a lack of investment in recent years and is now virtually all vacant. Until recently units had been advertised as "to let" on short flexible leases. The estate has provided for those small local companies requiring relatively
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 11
Economic Character of Dorking
inexpensive premises and which could be used flexibly as basic industrial or commercial premises including warehouse/storage use. Immediately adjoining Vincent Works, to the north is the Deacon Engineering Centre.
At the end of August 2011 a prior notification application was approved for the demolition of the buildings on these areas. The application states that demolition started in October 2011, but is yet to be completed.
To the north of Vincent Works and the Deacon Engineering Centre is an area comprising a range of more medium size premises occupied by manufacturing, storage and car maintenance firms. It includes premises of companies associated with the printing and book binding trades for example. To the rear of this is an area of covered but open storage.
The most northern extent of Vincent Lane comprises two main office/factory buildings and 10 new and refurbished small industrial units to the rear of Book House and which forms the Glebelands Centre. These units were completed in Spring 2010 and are now fully let at March 2011. This would appear to indicate that there is a demand and need for such small premises even during difficult economic times.
In January 2012 an application for a deep discount convenience foodstores was granted on the southern section of Vincent Works. The full granting of permission is still subject to a S106 agreement tying the use of the site to a deep discount store and the agreement by the Council's Development Control Committee on a number of conditions for the application, primarily relating to the stabilisation of the cliff.
2. Curtis Road/Station Road Industrial Estate:
The Curtis Road Industrial Estate comprises a large industrial area including a separate small estate with very small units (the Old Water Works) and a number of individual commercial premises with a wide range of occupiers including timber merchants, Council Depot, Attlees mill, car dealer, accident repairs, manufacturing premises and a second factory unit which has been fairly recently converted into smaller units which are almost fully occupied.
The units on the Old Water Works were recently all vacant and advertised for short lets. The industrial/storage units have been readily re-occupied.
At the western extent of the Curtis Road area is The Atrium, a major serviced office centre (with about 50 suites/units) and the large industrial premises of Johnston Sweepers the main manufacturing company in the town.
Beyond this is the reserve industrial land on which planning permission was granted in January 2011 for additional premises for Johnston Sweepers.
The Station Road area comprises two small industrial estates (the Havenbury Estate and Old Char Wharf). Together these total 24 small industrial units of about 100m2 or less. They are generally fully or well occupied. Additionally The Old Engine Shed provides an area of predominantly open storage use and one building used by a number of small firms. At the far end is the office/production building occupied by Carvilles a precision plastics machining company.
3. Dorking Business Park:
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Economic Character of Dorking
This business park was built in the early 1990's and comprises 2 large HQ business/office units at the front of the site, 5 medium to large business/industrial research units and 6 smaller industrial premises to the rear of the site. The frontage office buildings have been vacant for a number of years.
4. Land near Dorking Station:
This comprises an office building which forms part of the railway station and a neighbouring office building both of which are occupied by medium size companies.
5. Pixham End, Pixham lane/ London Road:
This area to the north of Dorking Station comprises an extensive area of office buildings in a campus/parkland setting. The offices are occupied by Friends Life.
Commercial Locations Outside the Built Up Areas
2.25 There are a number of office premises outside the built up areas on, or beyond, the periphery of the town. They are outside the area of the DTAAP. They include major office headquarters buildings and some are occupied by major firms who have a significant role in Dorking's economy:
Milton Court, Westcott Road (Headquarters of UNUM) Kuoni House, Deepdene Avenue (UK headquarters of Kuoni Travel) Sondes Place, Westcott Road (vacant) Milton Heath House, Westcott Road (offices occupied by The Motivation Business)
Employment Profile of Dorking Residents
2.26 Land and buildings are not the only economic resource of the town. The skills and qualifications of its residents are an important local resource, although it is recognised many Dorking residents commute elsewhere to work.
2.27 The following section looks at the economic characteristics of the three wards (see Map 1.2) which cover the built up are of Dorking Town. The AAP is within Dorking North and South Wards. The Pixham area of Mickleham, Westhumble and Pixham ward form part of Dorking Town, but are outside the AAP. Other data is available at the Media Super Output Area Level (MSOA).
2.28 North Holmwood physically forms part of the southern extent of the built up area of Dorking. However none of this area falls within the DTAAP. North Holmwood does score relatively poorly in the 2010 Indices of Multiple Deprivation as an area of relative economic deprivation in Surrey.
Working Age Population
2.29 The Office for National Statistics (ONS) experimental Mid Year Estimates (MYE) for 2007 indicates some 6,700 persons of working age (now redefined as 16-64 male and female) in the three wards. Some 63% of the population of this area is of working age. In comparison, nationally some 66% of the population is of working age.
2.30 Population forecasts are not available at sub district level but district wide forecasts indicate the total number of people of working age (16-64M/F) will increase but decrease as a proportion of total population from 60.5% to 58% in 2021.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 13
Economic Character of Dorking
2.31 At the 2001 Census, Dorking town's age structure was more elderly than the district and national average; some 19.8% being over 65 compared with 15.8% for England; 11.4% being over 75 compared with 7.5% for England. National forecasts indicate an increasing trend towards a more ageing population which will have implications for the ability of Dorking's population to meet the changes in local employment needs and also the types of local services that can be provided.
2.32 Conversely at the 2001 Census the activity rates of residents was higher than the national average; some 82% of male residents (16-74 age) being economically active compared with 74% nationally; and for females 65% compared with 60%. This indicates that although Dorking's population may be older than nationally it has higher activity rates. It is likely that changes in local employment (and some increase in jobs) could be met from the local population, although the average working age would be older than the average of the national workforce.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 14
Economic Character of Dorking
Occupation of Dorking Residents:
2.33 The 2001 Census indicates the proportion of residents in occupation in the higher managerial and professional occupations is significantly higher than the national average (some 55.7% compared with 40% nationally). Conversely those in skilled trades and machine operatives (ie manufacturing) ranges between 9.9% to 13% which is significantly lower than the national average of 20.5%. The occupations of Dorking residents broadly matches the the jobs available and suggests a degree of self containment although it is accepted that a degree of commuting takes place. This accords with the information (at para 2.13) that a significant proportion of Dorking residents live near to their workplace, again indicating a higher level of self containment.
2.34 Although the relative proportion of jobs in the manufacturing sector is low, it does not mean it is an unimportant sector of the local economy. Indeed it can be concluded that in an area with a high degree of workforce/jobs self containment, the loss of local manufacturing firms and jobs would impact on the local economy. Losses of manufacturing firms would result in local labour in such firms being unable to find comparable employment in the locality.
2.35 The figures in the following table indicate that whilst levels of self employment are slightly below the Mole Valley average they are still significantly higher than the national average. Self employment is therefore an important sector across a range of occupations and services. High levels of self employment are an indication of persons likely to be working from home or from small office or other commercial premises. This may result in the increased demand for serviced office accommodation and ancillary services.
2.36 The table below also indicates the Dorking population is well qualified compared to the national and Mole Valley averages. This is an indication that a proportion of those self employed may be providing higher order or specialist services (eg consultancy work).
Dorking Dorking MW Pixham Mole Valley Great North South Britain
Employment by Occupation
Managers and Senior Officers 21.2% 23.1% 25.1% 21.8% 14.9%
Professional;Assoc prof; 34.5% 34.5% 35.7% 31.0% 25.1% Technical
Admin. and Secretarial 14.6% 12.0% 13.6% 13.9% 13.2%
Skilled Trades 9.3% 9.4% 7.2% 10.6% 11.8%
Personal Services 6.35 5.9% 4.9% 6.4% 6.9%
Sales and Customer Services 5.1% 5.2% 3.8% 5.4% 7.7%
Process Plant and Machine 2.6% 3.6% 2.7% 3.7% 8.7% Operatives
Elementary Occupations 6.5% 6.3% 7.0% 7.3% 11.8%
Self Employment
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 15
Economic Character of Dorking
Dorking Dorking MW Pixham Mole Valley Great North South Britain
Employment by Occupation
% residents of working age (old 12.7% 14.3% 15.2% 14.9% 9.0% definition) self employed
Qualifications:
No qualifications 20.5% 20.6% 20.2% 25.5% 35.8%
Lower level (GCSE/A Level) 46.0% 44.1% 45.6% 46.3% 43.9%
Higher Level (NVQ4 / Degree) 33.5% 35.3% 34.2% 28.2% 20.4%
Table 2.3 Dorking Residents Economic Characteristics
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 16
Nature of Employment in Dorking
Chapter 3 Nature of Employment in Dorking
Dorking in the Mole Valley Context: Total Jobs in the Dorking Area
3.1 The following table indicates the total number of jobs in Dorking (the 2 MSOA's):
2008
Total Jobs 10,670
Full Time - No. 7,486
% 70.1
Part Time - No. 3,187
% 29.9
Male - No. 5,361
% 50.2
Female - No. 5,311
% 49.8
Table 3.1 Total Jobs in Dorking
3.2 Of the 10,670 jobs in the Dorking area, half are filled by male employees and half by female employees. Around 70% of jobs in the Dorking area are full time.
Unemployment
3.3 The latest Dorking wards unemployment figures (May 2011) are shown below:
Dorking North Dorking South Mickleham, Total
Westhumble,
Pixham
No. Unemployed 34 79 12 125
% 1.3 2.0 1.0 1.8 % (est)
Mole Valley 717 717 (1.4%)
Great Britain 3.7%
Table 3.2
Source : Nomis - Jobseekers Allowance
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 17
Nature of Employment in Dorking
Jobs by Employment Sector
3.4 The following table shows the jobs in the Dorking area by each employment sector.
2006 2008
Total Jobs 10,285 10,670
Commercial Offices 3,582 3,847 (banking, finance, insurance etc)
34.8% 36.0%
Retail 1,996 2,187 (distribution, hotels, restaurants etc)
19.4% 20.5%
Public Administration (eg local govt, NHS, schools 2,041 1,966 etc)
19.8% 18.4%
Manufacturing 835 660
8.1% 6.2%
Transport 753 695
7.3% 6.5%
Other Services 494 517
4.8% 4.8%
Construction 180 229
1.7% 2.1%
(figures will not sum as not all employment sectors shown)
Table 3.3 Total Jobs by Employment Sector (Source: ABI)
3.5 The table indicates that the commercial office sector is the most important employment sector with 36% of all jobs; followed by the retail sector and public administration. Manufacturing accounts for only 6.2% of all jobs with a decrease of 175 jobs between 2006 and 2008.
3.6 It is estimated that the three major office employers - Friends Life, UNUM and Kuoni - between them employ some 1,600 persons; almost 42% of the office jobs and almost 15% of all jobs around the town. This indicates the importance of a limited number of major employers on the town.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 18
Nature of Employment in Dorking
Firms in the Dorking Area by Sector and Size
2006 2008 2008 %
Total Firms - All Sectors 1,131 1,187
Size 1 - 4 employees 834 870 73%
5 - 10 159 175 15%
11 - 24 72 69 6%
25 or more 66 73 6%
Offices - Total Firms 471 537 45%
Size 1 - 4 employees 390 442 82%
5 - 10 42 50
11 - 24 18 17
25 or more 21 28
Manufacturing - Total Firms 64 58 5%
Size 1 - 4 employees 39 39 67%
5 - 10 12 9
11 - 24 6 5
25 or more 7 5
Retail - All Firms 295 306 26%
Public Administration - All Firms 78 78 7%
Other Services - All Firms 118 106 9%
Table 3.4 Firms by Sector and Size (Source: ABI)
3.7 The table above indicates that the number of firms has increased by 56 between 2006 and 2008 and that the growth appears to be in the office sector; with 66 firms offsetting losses elsewhere and with 52 being in very small firms of 1 - 4 employees.
3.8 In comparison the sectors with a reducing number of firms are other services (eg community and personal services; households employing people) and manufacturing.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 19
Nature of Employment in Dorking
3.9 Manufacturing has seen a reduction from 64 firms in 2006 to 58 in 2008 (and from 68 in 2003). The losses are across all sizes of firms; but smaller firms of 5 - 10 employees show slightly the greater loss.
Size of Firms
3.10 Overall some 870 out of 1,187 firms in 2008 are very small firms of 1 - 4 employees which represents some 73% of all firms. Firms of 1 - 10 employees form 88% of all firms. Medium size firms of 10 - 25 employees form only 6% of firms as do larger firms of 25 or more employees. This shows the degree to which the area relies also on such smaller companies as well as the few very major employers.
Self Employment
3.11 Table 2.3 has indicated that the level of self employment in Dorking is higher than the national average (about 14% compared with 9%). The 2001 Census indicates that some 840 persons were self employed in the Dorking North and South wards.
The Nature of Businesses in Dorking
3.12 The assessment has identified the 3 major companies in the Dorking area in the insurance, finance and holiday travel sectors. Other major employers include Johnston Sweepers and a range of other companies in specialist construction, engineering ,design and research, and production sectors that includes Biwater, Frazer-Nash, Field System Design and Carville. There are also a number of specialist companies in the printing, insurance and finance, design, software, and media and presentation sectors. Such companies serve not just the locality but also a wider area including internationally.
The Loss of Firms from Dorking
3.13 Over the years the town has lost a number of firms through re-organisation and mergers and market conditions (eg loss of British Gas regional offices, Kaupthing, Philips etc). It would appear from anecdotal evidence that firms have also moved out of Dorking as a result of a lack of available premises on which to expand and have moved to locations such as Crawley and Horsham where there are more opportunities. For example, Provident Print Services recently moved to Crawley. In some instances converted rural buildings have provided an opportunity for firms to use such premises for ancillary storage purposes whilst also remaining in the town.
The Movement of Firms
3.14 The Council monitors changes of occupiers on the industrial estates, the implementation of planning permissions and changes of use. This provides a source from which to identify the movement of firms into and out of Dorking. It is apparent from this information that, over a considerable number of years, there has been little movement of firms between Dorking and the rest of the District. Specifically the Council is aware of the movement to Dorking of Frazer-Nash from Leatherhead, and Powergirls from Bookham (both office occupiers) and AM Safe and Saracen Secure Storage from Dorking to Bookham and Leatherhead respectively. It is understood both of these companies moved out of Dorking in order to obtain larger premises. Very recently PM Group have moved from Vincent Works to offices near to Bookham railway station. This move being the result of landowner and developer intentions with regard to this site.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 20
Quality and Quantity of Office, Industrial and Storage Stock
Chapter 4 Quality and Quantity of Office, Industrial and Storage Stock
The Stock of Commercial and Industrial Premises in Dorking
4.1 The number of premises and the amount of floorspace in industrial and commercial use in Dorking (MSOA areas) at April 2008 using the CLG Commercial and Industrial Floorspace data base is shown below:
Use Premises Floorspace (m2)
Offices 313 82,000
Factories 89 33,000
Warehouses 83 26,000
Total 485 141,000
(see Table 1 of 2008 Employment Land Review )
Table 4.1 Total Floorspace Stock and Units (2008)
4.2 Table 5.1 above indicates that at 2008 there are some 172 factory and warehouse premises in Dorking.
4.3 The main commercial and industrial areas have been identified and summarised briefly at para 2.24 and in more detail in the specific assessments at Appendix 6 'Site Assessments'
4.4 Appendix 1 'Main Office Locations and Commercial and Industrial Premises in Dorking' lists the main office locations and office buildings and gives a general indication of their size and location. A specific assessment of quality of the premises has not been undertaken but comments are made where information is available (eg submitted with a planning application).
The Age and Quality of Commercial and Industrial Premises in Dorking
4.5 Table 2 of the district wide Local Economy and Employment Land Review 2008 indicates the age of the floorspace stock of the District. It shows that the commercial stock is more modern than elsewhere in the South East and the rest of the country. However, in Mole Valley the more modern stock is located primarily in the Leatherhead area where there has been extensive redevelopment and new development on the business parks and town centre offices which has occurred mainly from 1980 onwards. Much less new commercial development has taken place in Dorking in the last 20 -30 years. However newer stock in Dorking includes Dorking Business Park, St Martins Walk, Parsonage Square and individual office buildings such as Sabre House, South Street and Abinger House, Church Street as well as offices adjacent to Dorking Station.
4.6 However it is not just how modern the stock is but also whether buildings meet the needs of occupiers and their adaptability (e.g. to incorporate new technology) and flexibility (eg mixed production and ancillary storage space). Although some industrial premises are reasonably "modern" in terms of their age, they are often built to the specifications of the time. For example the small industrial units on the Havenbury and Old Char Wharf estates are of a fairly basic specification but satisfactorily serve the needs of start up and small firms. However they may not be adaptable to wider commercial use. Nevertheless, they "serve their purpose" and achieve high levels of occupation.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 21
Quality and Quantity of Office, Industrial and Storage Stock
4.7 Conversely where higher specification small industrial premises have been built they have not necessarily been as easy to let. For example the 6 modern small industrial units on the rear of Dorking Business Park have had a regular turnover of tenants and frequent vacancies currently most of these units are occupied. The modern business units at the front of the Business Park also struggle to find occupiers and have been vacant for at least the last 5 years. Whilst the buildings are modern they are not to the latest standards, although Glasshouse 2 has recently been refurbished and upgraded in an attempt to attract tenants.
4.8 Much of the commercial stock, both office and industrial, which is not the most modern and only of reasonable quality is well occupied. It is understood that small office units above shops are now apparently more difficult to let. Reflecting conditions in the wider office market, policy issues and local amenities. Growth in the smaller office sector has also been met by the serviced office sector. It remains to be seen whether such elements of the existing commercial stock will meet the needs of small businesses in the future and whether it will hold back the town from making the most of its assets.
Comments About the Quality and Type of Premises in Dorking
4.9 In recent years there appears to have been a reduced interest in the occupancy of converted (office) space over shops and a preference for purpose built properties. More recently, there is evidence of a stronger demand for serviced office space. This is reflected in the high level of occupancy at The Atrium, Curtis Road serviced office centre and which is understood to be almost fully let at June 2011. Haybarn House, South Street (also serviced offices although not of as high quality) also has improving levels of occupancy. It would appear that smaller office firms, and those self employed, are looking for premises with greater flexibility of terms and which do not have such high rent or lease constraints as traditional office units/suites irrespective of whether they are in converted floorspace over shops or units in purpose built offices. Anecdotally it is understood that there is a demand for serviced office floorspace from smaller to medium size firms.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 22
The Supply of Land for Office, Industrial and Storage Uses
Chapter 5 The Supply of Land for Office, Industrial and Storage Uses
The Land Supply Position
5.1 The Council monitors the changing levels of outstanding permissions for commercial and industrial development and the availability of vacant/advertised premises, together with completions and take up data. This information provides a picture of the supply and availability of employment land and floorspace in the Dorking locality over time. The latest data for outstanding planning permissions and completions of new development is at the end of March 2011 and update those of the February 2011 version of this document. There have been no additional planning permissions or commencements and completions to June 2011. The data for vacant premises is that of the survey at the end of March 2011. However comments have been added to reflect the position at June 2011.
Outstanding Planning Permissions for Office, Industrial and Storage Uses
5.2 Table 5.1 shows the changing trends in the amount of floorspace with planning permissions for new development in the Dorking area.
Use Class Sept March March January March 2002 2006 2010 2011 2011
Offices and Business Use 1,695 2,196 1,895 1,824 1,639 (B1a/B1)
Light Industry (B1c) 0 0 164 0 0
General Industry (B2) 6,020 7,373 7,000 9,410 8,994
Warehousing and Storage 2,490 2,490 1,898 156 0 (B8)
Total 10,205 12,061 10,957 11,390 10,633
Table 5.1 Floorspace (m2) with Planning Permissions in the Dorking Area
5.3 The planning permissions which make up this floorspace are at Appendix 5 'Outstanding Commercial Permissions at March 2011' March 2011.
5.4 Industrial and Storage:The figures for January 2011 and March 2011 include the permission for 2 industrial units at the end of Curtis Road for Johnston Sweepers. This supersedes an earlier permission for smaller industrial units and for which a technical start had been made. As it seems likely that the Johnston's permission will be built out, it is unlikely that the site will now be available for other existing Dorking firms or new firms. Apart from this site there are currently no other outstanding permissions for industrial and storage floorspace in Dorking. Indeed the Johnston Sweepers permission, totalling 9,708m2 (including 714m2 ancillary offices), accounts for 90% of employment floorspace with planning permission in the Dorking area.
5.5 Offices: With regard to planning permissions for offices or unrestricted B1 uses the schemes at March 2011 are:
Sabre House, South Street - permission for a rooftop extension of 290m2 for the current occupiers.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 23
The Supply of Land for Office, Industrial and Storage Uses
UNUM, Westcott Rd - permission for a new office/data centre building for UNUM of 500m2. 215 High Street - change of use of first floor A2 (financial services) to B1a offices of 134m2. Under construction at June 2011.
5.6 Consequently of the three office permissions at March 2011 only one small unit is available for general office occupation.
5.7 Table 5.2 below indicates that outstanding permissions for industrial and commercial floorspace represents less than 8% of the existing stock. If the permission for Johnston Sweepers is excluded, the amount of floorspace with planning permission amounts to 0.7% of the total existing commercial and industrial floorspace in Dorking.
Offices Factories Warehousing Total /Industrial
Dorking Area Total Stock at April 2008 82,000 33,000 26,000 141,000
(CLG Commercial and Industrial floorspace data)
Outstanding Planning Permissions 1,639 8,994 0 10,633 Floorspace in Dorking (Gross internal) : March 2011
As % of Total Stock 2.0% 27.3% 0% 7.5%
Table 5.2 Floorspace in Outstanding Permissions as % of Total Stock (m2)
Completions
5.8 By March 2011 the 8 new and refurbished units at the Glebelands Centre, Vincent Lane were all let (albeit not yet all occupied) and the scheme has now been counted as completed. Consequently,as stated above, with the exception of the Johnston Sweepers permission, there is currently no outstanding planning permissions for industrial and storage floorspace in the area.
Vacant Premises and Floorspace
5.9 The Council carries out an annual survey of commercial premises which are advertised to let. This makes use of agents site notice boards and information on their web sites. Trend data over recent years is shown in the table below. The data for March 2011 is at Appendix 3.
Sept March March March Excluding 2002 2006 2010 2011 Vincent
Works
Offices and Business Use
( B1a/unrestricted B1):
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 24
The Supply of Land for Office, Industrial and Storage Uses
Sept March March March Excluding 2002 2006 2010 2011 Vincent
Works
Units 13 16 18 23 23
Floorspace m2 4,037 7,268 9,597 10,460 10,460
Industry (B1c/B2):
Units 3 6 9 5 5
Floorspace m2 2,238 2,615 1,746 1,555 1,555
Warehousing/Storage (B8):
Units 1 1 5 5 1
Floorspace m2 371 604 1,206 1,134 68
Table 5.3 Floorspace Available in Vacant Premises (as % of total stock)
5.10 Notes:
The final column of Table 5.3 excludes the vacant floorspace at Vincent Works which, although at June 2011 was still being advertised on the agent's website, may no longer be genuinely available as the owners are promoting its redevelopment for retail and residential uses. Indeed a prior notification application for the demolition of the buildings has been since approved. The use classes order provides a degree of flexibility of use and some units in Dorking are advertised as industrial/workshop/storage. Consequently the figures in the advertised premises schedules for Table 5.3 should be interpreted accordingly.
Year Vacant Offices Percentage of total office stock
Sept 2002 4037 sq m 4.9%
March 2004 7295 sqm 8.9%
March 2006 7268 sqm 8.9%
March 2007 10,770 sqm 13.1%
March 2010 9597 sqm 11.7%
March 2011 10,460 sqm 12.7%
Table 5.4 : Dorking: Vacant Offices - (Total Stock: 82,000sqm)
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 25
The Supply of Land for Office, Industrial and Storage Uses
Year Vacant Industrial and Warehousing Percentage of total industrial and warehouse stock
March 2011 1, 623 sqm 2.75%
March 2010 2,952 sqm 5.0%
March 2009 2,589 sqm 4.4%
March 2008 922 sqm 1.6%
March 2007 2,704 sqm 4.6%
March 2006 3,219 sqm 5.5%
Average 2477 sqm 4.2%
Table 5.5 :Vacant Industrial and Warehousing
Offices
5.11 Most of the office floorspace comprises the two large business/office units at the front of Dorking Business Park and which have been vacant for 5 years or more. Together they total 5,373m2 which amounts to around 48% of lettable floorspace in Dorking.
5.12 The floorspace available in small to medium size premises is therefore 5,087m2. This ranges from other medium size units at Dorking Business Park and the Old Magistrates Court offices, to smaller office buildings (eg Allen Court and Pippbrook Mill) and small premises above shops. On this basis there would appear to be a reasonable range of premises available in Dorking in terms of quantity and size.
5.13 Of the large office units, Glassworks 2 at Dorking Business Park, has recently been refurbished and re-marketed. It remains to be seen how attractive such units are to existing local firms or to those companies seeking premises in the wider locality given competition from nearby centres (see locational context).
5.14 With regard to smaller to medium size premises there are only a limited number of medium size companies in the Dorking area. However premises are available for such local firms seeking to expand or for companies wishing to move into the area (for example sub-offices of companies wanting a presence in Surrey in a high quality environment).
5.15 The small offices which are available would appear to meet the needs of small or new firms in the locality. The availability of a range of serviced office premises also provideS the services and flexibility such small/start up firms require and are consequently more in demand or desirable as a first choice.
Industrial
5.16 The number of available industrial units has remained low over the years albeit that the floorspace has varied. At March 2011 there were 5 units available totalling 1,555m2 of which 2 were higher specification units at the rear of Dorking Business Park. There was one unit in Enterprise House (former Dawes Engineering) on Curtis Road and one unit available in each of the Havenbury and Old Char Wharf Estates. These two estates total some 24 small units. They are almost always fully occupied indicating a high demand for such premises and limited availability.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 26
The Supply of Land for Office, Industrial and Storage Uses
Storage/Warehousing
5.17 There were 5 units available at March 2011. However 4 of these units are on the Vincent Works, and as stated above may not be genuinely available. Consequently there was only one small unit of 68 sqm available. At December 2010, three small warehousing units were advertised to let at The Old Waterworks, Curtis Road (totalling 235m2 ). At March 2011 these had been re-let. However the site forms part of a larger area being promoted for a mixed use retail/residential redevelopment .
Vacant Stock
5.18 It is estimated that about 8.6% of the Dorking area industrial and commercial stock (B1a; B1c; B2 and B8) is vacant at March 2011. This is just below the South East and national vacancy rate of 9% (source: DCLG consultation on relaxation of planning rules for the conversion of commercial to residential).
Offices Factories Warehousing Total /Industrial
Dorking Area Total Stock at April 82,000 33,000 26,000 141,000 2008
(CLG Commercial and Industrial floorspace data)
Vacant Floorspace in Dorking: 10,461 1,555 68 12,084 March 2011
As % of Total Stock 12.7% 4.9% 0.3% 8.6%
Table 5.6 Vacant Stock as % of Total Stock (m2)
Take Up
5.19 The Council also monitors take up of units. This is mainly through changes to vacant premises data (eg by new occupiers moving in and removal of units from lists of vacant premises) Table 5.7 sets out the Councils data for the take-up of vacant floorspace. However the comments by the commercial land agent indicate there was additional floorspace above that indicated for the period 2009 - 2011 and for 2010 - 2011, especially if new development is included. The take up completion of new development is commented within the following paragraph.
Apr 2004- July 2005- Apr 2006 - Apr 2007- Apr 2008- Apr 2009- Apr 2010- June 2005 March March March March March 2010 March 2006 2007 2008 2009 2011
Offices (B1a and unrestricted B1)
Units 6 6 6 10 1 7* 7*
Floorspace 1,785 1,428 570 2,496 371 1,146* 1,146* (m2)
Industrial (B1c and B2)
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 27
The Supply of Land for Office, Industrial and Storage Uses
Apr 2004- July 2005- Apr 2006 - Apr 2007- Apr 2008- Apr 2009- Apr 2010- June 2005 March March March March March 2010 March 2006 2007 2008 2009 2011
Offices (B1a and unrestricted B1)
Units 2 3 2 3 2 0 2
Floorspace 4,717 810 388 918 575 0 426 (m2)
Storage (B8)
Units 0 0 0 0 0 1 ** 3
Floorspace 0 0 0 0 0 395 ** 235 (m2)
* the same figures are a co-incidence not an error.
** premises in North Holmewood
Table 5.7 Take Up of Vacant Premises
5.20 Offices: The take up of vacant units varies but is generally in the order of 6 premises per annum. Most re-lets are small premises up to 100m2 but also include the limited number of medium size premises which become available. These are generally in the range of 350 -550m2. A recent example is the medium size premises at Parsonage Square (Parsonage House) let to Paragon Software. Other medium to larger premises re-let in this period (2004-2011) are Reeve House, Parsonage Square (690m2) and Regent House, Dorking Station for Mole Valley Housing Association.
5.21 Industrial: The number of vacant industrial units taken up is very low and reflects past limited availability of units and the low turnover of existing occupiers.
5.22 With regard to new completions there has been high take up of the 8 new and refurbished units at the Glebelands Centre with all units now let. Enterprise House (former Daws Building), Curtis Road was subdivided into 4 units in 2007-08 and has only one unit remaining to let. An extension to Johnstons Sweepers of 416 sqm to extend the Johnstons Sweepers units, on Curtis Road, was completed by March 2011.
5.23 This indicates that, in Dorking, there is a demand for small/smaller industrial premises of reasonable specification and quality even during an economic downturn.
5.24 Storage: The figures indicate almost no take up reflecting the lack of available vacant premises (subject to previously stated caveats regarding the flexibility of use of such commercial small premises - ie premises advertised as small industrial units may be occupied as storage use and vice versa). However those that become available have been readily re-let (eg at the Old Water Works, Curtis Road).
5.25 Information from the commercial land agent indicated that there was in fact a total take up of at least 1554 sqm of new and existing vacant industrial and storage floorspace in April 2010 - March 2011. They comment that this take up needs to be compared with the availability of only 1,623 sqm of industrial and storage premises. They also comment that the take up reflects the very low availability and lack of
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 28
The Supply of Land for Office, Industrial and Storage Uses
choice in terms of size and other factors and that not all enquires for premises can be satisfied and there are instances where there is nothing available in as particular size. Overall they agree with the Council conclusion that the availability of vacant industrial/storage space is low.
Occupation of Business Parks and Industrial Areas
5.26 Making use of historic and currant information about vacant premises on the main Business parks and Industrial Areas an estimate of the population of the units occupied at specific points in time for in each area can be undertaken. The table below shows the high level of occupancy of most of the business parks and updated areas. This shows a connection between development proposals and the uncertainty of the future of some sites, age and conditions, and the demand (ie lack of vacancies/take up) for premises on specific estates.
Locality March/April 2006 2008 2010 2011
2004
Dorking Business 85% 62% 62% 62% 62%
Park
Vincent Works, 93% 86% 79% 43% 0%
Vincent Lane
Deacon Engineering 100% 100% 100% 100% 60% Centre,
Vincent Lane
North section of 100% 100% 100% 100% 88%
Vincent Lane
Glebelands Centre, 100% 100% 100% 42% (*1) 77% (*1)
Vincent Lane
Vincent Walk, 100% 100% 100% 100% 100%
South Street
Old Char Wharf 100% 100% (*2) 100% (*2) 100% (*2) 89%
Havenbury Estate 100% 100% 100% 100% 100%
Curtis Road 100% 81% 85% 93% 93%
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 29
The Supply of Land for Office, Industrial and Storage Uses
Locality March/April 2006 2008 2010 2011
2004
Industrial Area
Old Water Works, 89% 100% 100% 100% 50%
Curtis Road
(*1) - Recently completed now being let/occupied and likely to now be nearer to 100%
(*2) - not surveyed but understood to be fully, or virtually, occupied at these times
Table 5.8 Proportion of Units Occupied in the main Business Park and Industrial Areas of Dorking
The Loss of Office, Industrial and Warehousing Premises
5.27 Monitoring information of the premises which the Council has permitted the redevelopment or change of use of commercial premises to other uses is at Appendix 2. This lists those premises which over the last 10 years or so are no longer available for commercial /industrial uses as a result of their change of use, principally to housing.
5.28 An analysis of the Appendix indicates that where the Council has granted permission this has been where:
Premises are in a generally residential area where there are issues of conflicting uses and access constraints. Conversion has been of ancillary floorspace, or otherwise unused floorspace, especially above shops. Premises have been marketed, unsuccessfully, in their existing use for some time indicating a lack of interest in the property.
The Net Change in Office, Industrial and Warehousing Floorspace
5.29 The following table indicates there has been a net reduction in the commercial floorspace stock in Dorking between 2000 and 2011.
Offices/Business Light and General Storage and All Uses Use Industry (B1c/B2) Warehousing (B8) (B1 - B8) (B1a/B1)
Net +580m2 -2,820m2 -1,090m2 -3,330m2 Change
Table 5.9 Net Change in Commercial Floorspace in Dorking 2000 - 2010
5.30 The full data is shown in Net change inAppendix 4 'Net Change of Industrial and Commercial Floorspace: Dorking 2000 - 2010'.
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Current Issues Affecting Employment in Dorking
Chapter 6 Current Issues Affecting Employment in Dorking
Comments from the Main Commercial Agents Serving Dorking.
6.1 Premises in Dorking are advertised by a number of commercial agents. These include both the main London agents and more locally based commercial agents including those in Leatherhead and Redhill.
6.2 Discussions with local agents revealed the following views about the state of Dorking's commercial and industrial land market.
There is currently, in general, a low take up /demand for premises which reflects the national position. However the availability of good quality premises is limited and consequently the new/refurbished units at the Glebelands Centre have been quickly taken up. The town needs a mixture of new development but especially in smaller units below 350m2. Such smaller units can be regularly let. So far as larger units are concerned unless they are constructed for a specific tenant they are usually not as easy to let as smaller units. There is generally a lack, or choice, of available larger units for firms to move into. Local firms wanting to move to significantly larger premises, especially where requiring ancillary warehousing, are having to move out of the town. There is concern that once an employment site is lost it cannot be replaced and that the Vincent Lane area is all that is really available for industry (nb this comment was made before the potential loss of the reserve site at Curtis Road was known). Consideration needs to be given to the "knock on" implications of the loss of a major commercial site to other uses. Concern that longstanding local firms may want / have to move out if they cannot find appropriate premises in the town. Dorking Business Park is in institutional ownership and premises are on long leases; even if units are empty they are "locked" into high rents which don't reflect current market conditions. No one wants to take up offices over shops any more. The take-up is in the serviced office sector. Dorking isn't a Reigate - it doesn't have a high profile office area or such good communications. It's difficult to look even 5 years ahead with regard to market conditions. Many of the commercial landlords (and letting agents) are not local; not concerned if they are not getting an income on small premises (ie whilst advertising them they may not be actively marketing/promoting them) or seeking to improve the quality of the premises. There isn't much information available about the supply and demand for accommodation from micro scale office and industrial firms in the town.
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Employment Surveys
Chapter 7 Employment Surveys
Survey of Business Premises
7.1 As part of the review of industrial and commercial land in Dorking it was considered important to establish a qualitative understanding of the sites in these uses. These include some which are safeguarded from alternative use by existing planning policies and other sites that provide a valuable employment resource within the town. An understanding of the nature of the employment on each site was also felt to be valuable.
7.2 In October 2010 the Council sent out a survey to local commercial and industrial businesses within Dorking. The survey sought to identify what is happening on commercial and industrial sites in terms of types of employment, what the accommodation is like and its suitability for employment needs. It looked at the quality of each employment site and what types of businesses are located there. It also sought to identify the future aspirations for businesses on the sites and how they may wish to expand their existing premises or move to a larger site or different locality.
7.3 It total 87 surveys were sent out to business premises. Responses were received from 32 firms which is a response rate of 37% which has provided valuable qualitative information about a number of issues.
Survey Methodology
7.4 The surveys were sent to all known business premises on the large commercial and industrial sites within Dorking that are safeguarded under policy E2/E4 of the Mole Valley Local Plan, to the larger office premises within the town which are the towns major employers and new firms that have occupied premises in the last couple of years. The sites surveyed included premises on:-
Old Char Wharf Havenbury Estate Dorking Business Park Curtis Road Industrial Estate Vincent Walk Vincent Lane Offices at Dorking Station Offices at Friends Provident
A copy of the survey is attached as an appendix 7
Summary of Responses to the Survey Questions
Are the premises freehold or leasehold?
7.5 The majority of those who responded to the survey indicated their premises are leasehold. This is the case for example on Old Char Wharf, The Havenbury Estate, Dorking Business Park and Vincent Works. From the responses the survey showed that 5 of the units were freehold and 22. No details were given by the other 5 firms.
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Employment Surveys
Is the site Freehold or Leasehold
Leasehold Freehold
Figure 7.1 Tenure split of industrial/commercial premises
What activities are undertaken on the premises?
7.6 Most of those responding to the survey indicated their business involved industrial and commercial uses. However, there are other uses on these premises as well. The uses being carried out in premises whose occupiers responded to the survey are shown on the chart below:-
Retailing Which best decribes the main activity carried out on the premises Financial or Professional
Research and Development
Light Industrial/Manufacturing (B1/B2)
Restaurant and Pub
Leisure (e.g. cinema, sport centre)
Community Services (e.g. health centre, surgery, library, public building) Hotel
Storage and Distribution
Figure 7.2 Business activities on premises
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Employment Surveys
7.7 The chart shows that light industrial and manufacturing (B1/B2), together with warehousing are the main activities carried out by those responding to the survey.
7.8 Other uses carried out by those responding to the survey include:
Car Repair Street Cleaning Scrap Yard Timber Yard Garage
What is the total floorspace of the current accommodation?
7.9 Commercial/industrial premises in Dorking have a mix of floorspace. The surveys indicate that most units are small/medium sized.
7.10 There is only a small number of units over 20,000 sqft (1,860 sqm) of commercial and industrial premises. There is one unit on the Curtis Road Business Park and another unit with planning permission again on the Curtis Road site. The floorspaces of industrial and commercial sites can be seen in the site assessments Appendix 5 'Outstanding Commercial Permissions at March 2011'.
The most important reasons why you chose the premises
7.11 The survey asked why businesses chose to locate within their existing premises and in Dorking itself.
7.12 This question is linked to the overall suitability of premises and employment sites and their location within the town. The responses indicate that businesses are located where they are for three main reasons:
Rent/cost of accommodation Close to customers Historically located there
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Employment Surveys
The most important reasons why firms choose their premises
Other
To meet expansion needs
Historically located there
Close to staff
Close to parent company or other branches of same company
Close to suppliers
Close to customers
Good access to airports
Good ccess to public transport
Good access to road network
Rent/cost of accommodation
0 2 4 6 8 10 12 14 16
Picture 7.1 Reasons why firms choose their premises
7.13 The most important reason that businesses identified when choosing their premises is the rent of the accommodation. Many commercial units in Dorking provide fairly basic accommodation and as a consequence have a rental value which is less than that of a modern business unit.
7.14 The chart also shows that it is important for businesses to be close to customers and have good access to the road network.
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Employment Surveys
Have there been any difficulties recruiting particular types of staff over the last 1 - 2 years?
7.15 Chapter 2 of this review identifies the skills of Dorking's workforce which is supported by the responses to the survey. However, the survey has revealed that there are businesses which experience difficulties in recruiting staff at certain levels/skills. This question was included in the survey of businesses to find out if any particular types of occupation and employee positions have been difficult for employers to fill.
7.16 The chart below shows that of the businesses who responded to the survey, 21 (67%) have had no problems recruiting employees. However, the chart also shows that where there were difficulties in recruiting this has predominantly been for the manual/servicing/operational jobs. This reflects the 2001 census data that shows there is a lower proportion of Dorking's working population that work in these sectors in the Dorking area and that the proportion is also significantly below the national average as identified by the Census data. This may be exacerbated by local high housing prices that make it difficult for people in such occupations to live locally, notwithstanding there is a demand from local firms for such workers.
7.17 The difficulty in recruiting employees for manual jobs is also linked to:
the qualifications of the workforce in the town which are significantly above average compared to the rest of Great Britain Chapter 2 'Economic Character of Dorking'. Lower levels of pay for manual jobs Potential employees do not travel to Dorking to take them up Cost of commuting to Dorking relative to salaries
7.18 There was one comment that it was difficult recruiting IT and maintenance jobs.
Have firms had any difficulties recruiting particular types of staff over the last 1 - 2 years
Other
No difficulty
Manual/Servicing/Operational
Technical/Scientific Total
Sales/Marketing
Clerical/Secretarial/Administrative
Managerial
0 5 10 15 20 25
Picture 7.2 Problems with recruiting particular types of staff
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Employment Surveys
Any problems with the current premises?
7.19 Those responding to the survey could give more than one response to this question. Ten responses stated there were no serious problems with their premises but the availability of parking was a problem with some sites, especially for firms in the Curtis Road Industrial estate.
7.20 There were 7 responses that stated that the condition of the building was a problem.
7.21 Where respondents had problems with the condition of the buildings the majority of the businesses were located on sites that have a large number of vacant premises.
7.22 Other issues included:-
Current buildings are not suited to the expansion of operations (eg current layout and services) Cost of business rates Lighting within the Dorking Business Park Crime and safety on the premises (eg The Havenbury Estate) Should be better signs so customers know where the business parks are located
What are the problems with firms current premises
Other
No serious problems
Lack of parking
Poor access for customers on the site
Cannot renew leases on the site Total Size of site
Poor internal layout and services
Poor location
Cost of rent
Condition of the building
0 2 4 6 8 10 12
Figure 7.3 The chart shows what problems firms have with their current premises.
7.23 The businesses that stated there were no serious problems with their premises were all on industrial estates or business parks that either have no vacant premises or have very few vacancies and where premises are in good condition. Some premises which were less attractive or of poorer condition were also well occupied, while others had high vacancy rates.
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Employment Surveys
How well does the property or premises suit the business needs?
7.24 There were three answers to this question which included very well, not very well and fairly well. The chart below shows how premises meet the needs of businesses in the town.
Overall how well does the property, or premises suit the needs of the firms business
Very well Not very well Fairly well
Figure 7.4 The chart shows that the majority of buiness owners consider their premises to suit their needs very well or fairly well.
7.25 The chart shows that the majority of businesses consider that their existing premises are either very well or fairly well suited to their business needs. This is irrespective of the quality of the premises.
How well does the general area suit the needs of your business?
7.26 Again there were only three answers to these questions which included very well, not very well and fairly well. The below chart shows how well the area suits their business needs.
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Employment Surveys
Overall how well does the general area suit the needs of the firms business
Very well Not very well Fairly well
Figure 7.5 The chart shows the the general area mainly suits local businesses very well or fairly well.
7.27 The chart shows that a high number of businesses consider that the area does suit their business needs. There were only two businesses that consider the general area does not suit their business needs.
Number of employees on the premises
7.28 There were not enough responses from this question to draw any conclusions.
In the next five years is your firm likely to want to move, expand, relocate or remain on the existing premises?
7.29 This question seeks to identify the future aspirations of the commercial and industrial businesses within the town. The responses show that the largest proportion of businesses want to remain in their current location.
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Employment Surveys
In the next five years is the firm likely to want to …..
Do not know
Expand current premises
Move to larger Total premises
Remain in your current location
No Change
0 2 4 6 8 10 12 14 16
Figure 7.6 The chart shows what the intentions of the firm are over the next five years.
7.30 The highest proportion of businesses want to remain in their current location. It again suggests that the existing premises meet the needs of the firms currently operating in the town. The survey reveals there are also a significant number of respondents who also want to move to larger premises. Given the lack of available current suitable premises, some firms may not be able to remain in the town. Whilst there may be some vacant office premises for existing firms to move to it may not be of a quality, or flexibility, that they seek Chapter 4 'Quality and Quantity of Office, Industrial and Storage Stock'.
If the business is considering relocation, where would it be?
7.31 There were four choices to this question. The chart belows shows that 10 firms would look to remain within Dorking and 11 would look to relocate somewhere else within Mole Valley. Only one would consider relocating to Leatherhead and 4 would consider a move outside of Mole Valley to locations including Redhill, Kingston and outside the UK. This would seem to indicate that Dorking remains a suitable location for existing firms. The responses indicate that only a few firms seeking new offices would relocate to Leatherhead. This supports the conclusions at paragraph 3.19 that there is very little movement of firms between Dorking and Leatherhead.
7.32 It is thought that the "other locations in Mole Valley" would include premises in rural locations where rural buildings have been converted to employment uses. The fact that less that 50% of respondents would like to remain in the town, is possibly an indication of the difficulties firms have in finding suitable premises within the area.
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Employment Surveys
Within Dorking Within Leatherhead Within Mole Valley Outside of Mole Valley
Picture 7.3 The chart shows where firms that are considering moving, would relocate to.
What would be the reasons for moving premises
7.33 A number of responses could be given to this question. From those received, the highest proportion of businesses would move premises if they needed to expand. Seven firms stated that they would move if they had an insufficient unit size.
7.34 Ten firms said that they would move if their rents were too high. Other reasons with between 5 - 7 responses included the lease running out, need for to cut costs, need a more satisfactory location and poor facilities. This can be seen in the chart below:
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Employment Surveys
What would be the reason (s) for forms moving premises
Other Insufficent unit size Poor market Too high rents Poor facilites Difficulties recruiting Lack of specialist workforce Total Intend to sell the business Need a more satisfactory location Will need to cut costs Will need less space Will need more space Lease running out
0 2 4 6 8 10 12 14
Figure 7.7 The chart show what the main reasons would be if they has aspirations to move.
7.35 In conclusion there are a number of reasons why firms would re-locate which include a mix of business aspirations, expansion and the quality and size of their existing premises.
What is the main criteria when looking for a property or premises?
7.36 There were a number of options that could be chosen for this question. The results show that the main requirement is parking on the site with 24 businesses stating this. The next highest criteria was the quality and condition of premises, layout of building and the size.
7.37 As the chart shows, other issues which influence the choice of premises include access to customers and clients, on site facilities, access to transport links, convenience to businesses and cost of the premises. Significantly more respondents indicated they would need more space rather than less space.
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Employment Surveys
Other
Cost of premises
Size of premises
Layout of building
Age of premises
Good access to potential employers
Company rationalisation
Convenient to the business owners
Business support and infrastructure
Quality and condition of premises
Access to transport links
Site security
Parking facilities
On site facilities
Access to skillled employees
Access to customers and clients
0 5 10 15 20 25 30
Picture 7.4 The main criteria for firms when looking at business premises
7.38 In conclusion firms are more likely to move to premises where they are of a good quality and on sites with good facilities.
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Employment Surveys
Conclusion
7.39 There was a reasonable response rate of 37% to the survey. Whilst the total number of responses was not high there are a number of conclusions which can be made regarding patterns and trends that can be drawn from them.
7.40 The findings of the survey responses support the conclusions made in the 2008 Employment Land Review. It shows that Dorking's businesses are typically small scale and engaged in B1, B2 and B8 activities. It also reaffirms the limited supply of industrial/commercial land in the town.
7.41 There are also some multi-national firms that are located in and around Dorking and contribute to the mix of commercial firms and the economic vitality of the locality.
7.42 There is a high take up of good or reasonable quality of industrial/commercial premises, but generally if the units and sites are of a poor quality, firms do not want to locate there.
7.43 Other main issues on the sites include issues with car parking.
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Site Assessments
Chapter 8 Site Assessments
Site Assessments
8.1 An assessment of the following principal industrial estates and business parks has been carried out :
Land north of Dorking Railway Line, Dorking Station Offices at Dorking Station Old Char Wharf Dorking Business Park Curtis Road Industrial Estate Vincent Work North section of Vincent Lane Vincent Walk Havenbury Estate
8.2 The assessments have looked at the constraints on each site, the condition of the units, vacancy rates on the site and its planning history.
8.3 The site assessments can be found at Appendix 6 'Site Assessments'.
Conclusion
8.4 The site assessments have identified that all of the sites are well suited in terms of location for their continued office, industrial and commercial use. There are however, issues with the overall condition of some of the sites and their occupancy levels. This mainly relates to the industrial and commercial sites. The assessments identify that the sites that are of a poor quality and condition tend to have high vacancy rates, whereas the sites that are in good condition or have recently been refurbished have a high occupancy rate.
8.5 The planning history of the sites has been considered, which shows a link between sites that have undergone improvements and refurbishment and a high occupancy rate.
8.6 The assessments identify that where there is a large amount of office accommodation such as at the Dorking Business Park and offices at the station they are in good condition, but have a poor history of occupancy. The offices at Friends Provident are an exception to this where the headquarters of the firm is located and has a good history of full occupancy.
8.7 Overall all of the existing sites provide a good mix of commercial, industrial and office accommodation for the town, which contribute positively to the towns overall economy. This is seen in the commercial and industrial land traditionally having a good history of high occupancy. The sites that have lacked investment over the years are less attractive for businesses to locate. There is also a lack of marketing on some of these sites to encourage the letting of the premises.
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Summary and Conclusions
Chapter 9 Summary and Conclusions
9.1 This chapter highlights the key issues that have been identified throughout the study. It incorporates the conclusions and key issues identified in the study carried out by the local land agents and draws conclusions based on the data collected on vacancy rate, outstanding planning permissions and types, size and condition of premises.
Summary of the Assessment
9.2 The following provides a summary of the key information and issues identified throughout the assessment. These haver been endorsed by the local land agent who undertook the assessment of industrial and commercial land in the town:
1. The majority of office floorspace and jobs are located outside the town centre. Indeed the Dorking economy relies significantly on three major office employers and a manufacturing employer who are not centrally located in the town (over 40% of total office jobs are with the 3 main office employers (Friends Life, UNUM and Kuoni).
2. Dorking's population age structure is relatively older in profile than nationally and this trend will continue. Conversely those residents of working age have high economic activity rates and which currently off-sets this impact.
3. A significant proportion of Dorking's residents are employed in managerial and professional/technical occupations. The proportion of residents who are self employed is also higher than nationally.
4. Commercial office sector jobs account for 36% of employment followed by retail and public services as the next most important. Manufacturing accounts for just 6% of all jobs in the locality.
5. Overall some 74% of firms employ 4 or fewer people. In the office sector this is 82% of firms. Overall 88% of all firms have 10 or less employees.
6. The number of firms is increasing mainly in the office sector and in small firms in that sector (this was based on the 2008 data).
7. The number of manufacturing firms and employees working in the manufacturing industry is declining which is part of a national trend. However there may be other underlying factors in the case of Dorking. For example, there is evidence that the potential higher land values of alternative uses is encouraging landlords to look at redeveloping commercial and industrial land for housing or retail uses. This is includes residential development at Tutts Garage, where a fairly modern industrial building was knocked down and redeveloped for housing.
8. If Johnston Sweepers implement the planning permission to construct two new industrial units and associated office accommodation on the land at the western end of Curtis Road it will ensure the continued presence of an important major manufacturing company in the town. However it will result in the use of land that had been set aside for the development of accommodation for small firms, local firms needing to expand or firms providing local services. The site also provided the opportunity for new small firms to move into the town to invigorate and diversify the local economy.
9. There are no outstanding planning permissions for deliverable industrial and commercial development for units which are available for general occupation.
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Summary and Conclusions
10. The general availability of vacant industrial and storage floorspace and premises is low and there are high levels of occupation on the active industrial estates. There is demand for industrial/storage space in the town. At March 2011 -1,623 sqm of floorspace was available. The demand for units is mainly for units under 350sqm.
11. There is currently a lack of choice in size and quality of industrial and commercial units. Much that is available is of a poor quality. As a result industrial users looking to expand have found it difficult to find units to meet their requirements in the town and have moved elsewhere.
12. Where new/refurbished industrial units have become available they have been steady taken up. This is evidenced by the redevelopment and refurbishment of the Glebeland Centre which is now fully occupied. This suggests that where good units are available it creates/stimulates demand.
13. Take up of offices in recent years has been predominantly in small units/premises. Serviced offices have high levels of occupancy. The figures indicate a clear erosion of industrial space over a period of time and the town does need to retain its stock of suitable premises to meet the future ongoing needs of business.
14. There is an increasing level of vacant office floorspace and units. Most of the available office floorspace is of reasonable quality albeit that the older premises such as those above shops lack some amenities i.e. Parking. It is difficult to foresee when this vacant office space will be taken up. There is no prospect of the supply being materially reduced in the foreseeable future.
15. There is a lack of available premises providing storage space.
16. There has been a loss of some commercial floorspace but this is predominantly in secondary locations or where otherwise acceptable in planning policy terms.
17. Some firms have left the town recently to meet their expansion needs as premises in the town have been unavailable.
Conclusions
9.3 From the assessment a number of conclusions have been established about maintaining future industrial and commercial land in Dorking:
1. Dorking needs a supply of available, reasonable quality office and industrial / warehousing premises for local / start up firms. It is considered that, notwithstanding existing vacant premises, that the overall position regarding the supply and availability of a range of premises is tight.
2. There needs to be a qualitative improvement in the stock of commercial/industrial premises in order to attract new firms and to assist firms in improving their productivity.
3. The town needs to retain its stock of suitable and well located industrial and commercial land to meet ongoing needs of businesses and to ensure the continuation of a diverse and sustainable local economy.
4. The manufacturing sector needs to be maintained in order to maintain a diverse economic base in the town.
5. There is a need for more medium size industrial and warehousing premises to be available to allow existing firms to expand rather than having to seek premises elsewhere.
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Main Office Locations and Commercial and Industrial Premises in Dorking
Appendix 1 Main Office Locations and Commercial and Industrial Premises in Dorking
Address Floor Space Occupier / Comments Data Source m2
A: In Town Centre / Business Area (E7)
i) 'Off' main streets
Inscape House, Ansell Road 80 Small office building just off High Street VOA - central location.
Abinger House, Church St 1,480 Large modern offices in street parallel to VOA West Street; occupied by UKIP Media.
Constable Court and 62 Dene 260 Downs Solicitors offices VOA St
3 Dene St (Concept House) 230 In separate units/suites VOA
Impex House, Paper Mews, off 230 Total floorspace may be greater than this VOA High Street - is in 9 suites
Allen Court, off High Street 359 Recently vacated VOA (56A)
Bales House, Junction Road 310 Bales Travel VOA
Parsonage Square, Station Modern office courtyard of 5 units (total 2,508 m2 gross Road :comprising - external)
Merchant House 248 VOA
Reeve House 690 VOA
Yeoman House 321 VOA
Franklin House 240 VOA
Parsonage House 540 Occupied by Paragon Software VOA
Spring Court, Station Rd 767 Part occupied by Field Systems Designs VAC and part to let as serviced offices
Albion House, Wathen Road, 116 Small modern office building - recently VAC off High Street re-let
ii) High Street – main buildings/premises
Oak Green House, 250-256 604 Modern town centre offices with a number High St of occupiers.
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Main Office Locations and Commercial and Industrial Premises in Dorking
Address Floor Space Occupier / Comments Data Source m2
A: In Town Centre / Business Area (E7)
i) 'Off' main streets
Old Court House, 277 116 Now in office and dental surgery use.
Old Magistrates Court, 267 - 678 Modern town centre offices but currently PLA 273 vacant. Permission to convert top floor to residential
St Martins House, St Martins 1,365 Modern town centre offices currently with PLA Walk several occupiers.
Over Pizza Express 360 Town centre location over restaurant. Has PLA / VAC been vacant for some time.
iii) South Street
Offices over Waterstones/ 1-2 900 Offices over retail unit. Will be PLA Junction Rd demolished as part of the Waitrose supermarket redevelopment.
Haybarn House 530 Serviced offices – 28 VOA entries VOA
120 750 Office building - ground floor retail VOA showrooms
138, York House 175 Small office building VOA
140, Lawster House 450 Offices are off of South Street. VOA
142, Old House 448 Converted building with modern PLA extension
Sabre House 1,290 Modern office building - Sabre Insurance PLA
156 289 Converted premises - Bullimores VOA
South House 1,180 1960's/70's office building. Ground floor PLA shops with offices above in several units.
iv) High Street – sample of smaller premises
246 82 Sample indicates range of 80 - 140m2. VOA Comprising offices over shops and small 94 133 rear extensions VOA 243 88 VOA
134 81 VOA
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Main Office Locations and Commercial and Industrial Premises in Dorking
Address Floor Space Occupier / Comments Data Source m2
A: In Town Centre / Business Area (E7) i) 'Off' main streets
119 131 VOA
190 139 VOA
B: Outside Business Area – In Built up Area
Vine Court, Chalkpit Lane 1,039 Occupied by SITA and Powergirls. VOA
10 North Street 443 Studios recently converted to offices VOA
Friends Provident, Pixham End, 12,242 Headquarters office buildings in VOA London Road campus/parkland setting. Floorspace may include some ancillary uses.
Park Lodge, London Road 1,310 Modern office building adjoining Friends PLA Provident.
Parklands House, Portland Rd 115 Poor quality premises at entrance to VOA residential road.
19 Ranmore Rd 113 Converted dwelling VOA
Regent House, Dorking Station 1,979 Modern offices adjoining Dorking Station PLA
Biwater House, Dorking Station 2,597 Forms part of Dorking Station. Currently PLA part to let.
MVDC, Pippbrook, Reigate Rd 2,745 3,544m2 including ancillary space. VOA Council HQ building - purpose built.
Ashcombe House, London 93 Converted dwelling on main road with VOA Road ground floor retail.
Federated House, London 3,341 Large office building occupied by VOA Road Highways Agency
Pippbrook Mill, London Rd 300 Vacant office; Listed Building VOA
Clarendon House, West Street 1,115 Modern office building PLA
Pippbrook House, off Reigate NK Currently upper floors occupied as offices Road - listed building
C: On Business Parks and Industrial Estates
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Main Office Locations and Commercial and Industrial Premises in Dorking
Address Floor Space Occupier / Comments Data Source m2
A: In Town Centre / Business Area (E7)
i) 'Off' main streets
The Atrium, Curtis Road 3,258 Well used serviced offices in former PLA Industrial Estate office/warehouse building– VOA indicates 50 entries
Interpet House, Vincent Lane 930 Office HQ building fronting industrial VOA
Independent House, Vincent 450 Offices forming part of industrial building VOA Lane to rear of Interpet House
Vincent Works, Vincent Lane
Vincent House (Units 16 - 18) 670 Office building fronting industrial. Prior PLA notification application for demolition has been received.
Provident House (units19/20) 418 Office building fronting industrial. Prior PLA notification application for demolition has been received.
Dorking Business Park: Modern B1 Units about 20 years old. Comprising -
Brockham House 2,693 B1 -HQ building has been vacant for PLA several years
Glassworks 2 (formerly Ockley 2,511 B1 -HQ building has been vacant for PLA Unit) several years - now refurbished
Westhumble 866 B1b - Vacant PLA
Holmbury 866 B1b - Occupied PLA
Singer House (formerly 1,354 B1 - Advertised to let. PLA Mullard/Mickleham)
Stonebridge 1,765 B1b - Occupied by Frazer-Nash PLA
Blackbrook 1,114 B1 - Occupied PLA
D) Outside Town Centre/ Business Area – Outside Built up Area
Kuoni House and Deepdene 3,936 Office HQ for Kuoni Travel VOA House, Deepdene Ave (A24)
Sondes Place, Guildford Rd 2,022 Offices, workshops and stores in VOA converted mansion and outbuildings. Currently on the market.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 51
Main Office Locations and Commercial and Industrial Premises in Dorking
Address Floor Space Occupier / Comments Data Source m2
A: In Town Centre / Business Area (E7)
i) 'Off' main streets
Milton Heath House, Guildford 1,170 VOA Rd
Milton Court, Guildford Rd 6,515 Office headquarters occupied by UNUM. VOA Listed building with modern extensions.
Table 1.1 Main Office Locations and Commercial and Industrial Premises in Dorking
Commercial and Industrial Premises not on Industrial Land
1.1 number of mainly individual industrial/commercial premises which are not on industrial estates although some are within the business area of the town centre. These are identified in the table below:
Address Floorspace Location Comments (m2)
Rapley's, Rothes N/k In a residential area Showrooms and workshop for Road wheelchair/mobility scooter supplier
48 Portland Road 237 At entrance to residential road
Venhill 415 In area of mixed uses near Engineering company premises Engineering, 21 Dorking West Station and on Ranmore Road main road.
Station Approach N/k At end of mainly residential road Car/accident repair workshop Garage, Lincoln Road
Dorking Foundry, N/k Just behind main town centre Two car repair premises North Street street
Hart Gardens 160 Just behind town centre r/o High Garages/workshops including Street - but access through a premises in community use. residential area
Huts r/o Dorking N/k In area of community uses and Various small huts used for storage Halls accessed through public car purposes -mainly for community park. groups
5 Horsham Road 831 On main road well outside of Printers workshop and yard with other town centre environs buildings also in commercial usage.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 52
Main Office Locations and Commercial and Industrial Premises in Dorking
Address Floorspace Location Comments (m2)
St Faiths Parish 153 To rear of residential properties Church rooms used for commercial Rooms, Falkland in a residential road. storage Road
44 Church Street Nk Access off mainly residential Number of small units used mainly as road behind West Street ancillary workshops/storage - associated with the the antiques trade?
SCC Library Depot, N/k Area of mixed uses on western Storage depot for library services off Westcott Road side of town
LJC Autospares N/k To north of Dorking West station Car breakers and spares yard on edge of built up area
The Chine, off High N/k Alleyway/access road to Horologist premises and small office Street premises rear of High Street building together with a number of shops garages used as studio space and storage.
Table 1.2 Industrial / Commercial premises not on Industrial Estates
These premises are mainly small units and are in active use; many of them being occupied by longstanding companies.
Data Source Key:
VOA – Valuation Office Ratings List
PLA – Planning Application Form/Planning monitoring
VAC – Vacant/Advertised Property Data
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 53
Loss and Potential Loss of Commercial Premises in Dorking since April 2000
Appendix 2 Loss and Potential Loss of Commercial Premises in Dorking since April 2000
2.1 Redevelopment and Change of Use of Commercial and Industrial Premises in Dorking since April 2000 (ie last 11 years)
Appln Address Previous Floor Start Site Comments Date Status No. Use space lost (m2)
a) Implemented Permissions 2000 - 2011
2004/1143 55-56 West Street B8? Nk 10/2004 Comp Ancillary storage space above shops converted to flats
2003/1097 27 Meadowbrook Rd B1c Nk 1/2005 Comp Workshop in residential area converted to dwelling
2007/560 3 High Street B1a 131 10/2007 Comp Office floorspace above shop converted to flat
2002/1836 48-52 Church Street B8 Nk 11/2003 Comp Storage use (ancillary to shop?) converted to 6 flats
2004/804 1-2 North Street B1a Nk 11/2004 Comp Convert existing offices to offices and flats (ie upgrading of office space as well?)
2005/1838 Willowmead House, B1a Nk 11/2006 Comp Convert offices and workshop to Portland Rd 4 flats. Premises are surrounded by residential properties. Access issues as well.
2002/28 Mount Studios, Vincent BIc Nk 11/2002 Comp Light industrial workshops/studios Road at end of mainly residential road. Redeveloped for housing.
2002/22 72 High Street Nk Nk 7/2002 Comp Floorspace over shop converted to flat.
2003/1868 Sherlocks, Myrtle Road B8 Nk 11/2004 Comp Storage use associated with funeral directors in residential road. Redeveloped for housing
2002/661 Trimster Works, Portland B1c Nk 1/2003 Comp Permission granted for Rd. redevelopment of vacant industrial unit for 6 small houses at end of mainly residential road.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 54
Loss and Potential Loss of Commercial Premises in Dorking since April 2000
2000/78 Lonsdale Hall, Lonsdale B1c Nk 9/2000 Comp Poor quality Industrial premises Rd at end of mainly residential road redeveloped for 5 dwellings.
2005/1502 194 South Street Sui Nk 1/2007 Comp Vacant car showrooms and and Generis ancillary workshops redeveloped and for housing. 2006/1139 B1c
2003/270 St Pauls Hall, 84 B8 Nk 5/2004 Comp Former church hall in a mainly Falkland Rd residential road used for commercial storage. Converted to 5 x 1 bed dwellings.
2006/18 54 Dene Street B1a/A2 54 4/2010 Comp Dwelling used as solicitors offices converted back to reidential.
2004/1273 101-117 High Street B1a 190 1/2007 Comp Vacant offices over shop in centre of town. Conversion to residential as part of the refurbishment and upgrading of the retail premises.
2005/1306 66-70 South Street B1a Nk 11/2006 Comp Convert vacant first floor offices over shop to flat.
2002/1737 PDSA House r/o 21-37 B8 133 6/2003 Comp Convert secondary storage South Street ancillary to office use to yoga studio. Premises are to rear of main office building.
2007/1227 12 Horsham Road B8 197 8/2009 U/C Ancillary (shop) storage on main road converted to residential.
2003/1607 Pledges Yard, Falkland B1c/B8 Nk 3/2007 U/C Small workshops in enclave r/o Rd residential properties in mainly residential road. Being converted/redeveloped to residential units.
2008/1444 14 High Street B1a 225 8/2008 U/C Convert unused offices above Nat West Bank to residentia.
2009/631 Former SCC Library HQ, B1a 1,213 5/2010 U/C Offices/ancillary storage West Street converted to form ground floor retail unit and 16 affordable dwellings.
2010/189 21 West Street B1a/A2 51 8/2010 U/C Conversion of vacant ground floor offices in specialist retail street to residential.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 55
Loss and Potential Loss of Commercial Premises in Dorking since April 2000
2007/1562 Ex Surrey Harley Sui Nk 3/2010 Comp Redevelopment of motorcycle Davidson, High Street Generis showrooms and ancillary and BIc workshops. Creation of 3 retail units and 4 flats.
2007/1533 Tutts Garage, London B2/B1c Nk 1/2011 U/C Former car repair workshop with Road nearby residential properties. Development of 9 dwellings.
2008/174 Summit House and B1a 590 U/C Convert buildings used as offices Coach House, back to residential. In a Goodwyns Place, Tower residential area outside the town Hill centre.
2008/1363 Bales Court, Barrington B1a 264 U/C Property occupied as offices in Rd / Horsham Rd residential/main road location outside the town centre. Currently being converted to care home (MO/2010/1591)
2009/1437 49-55 South Street B1a 247 U/C Conversion of office space over restaurant to flats
2007/449 r/o 94-102 South Street B2/B8 153 U/C Car repair workshop demolished and (access from Vincent and development of 5 dwellings 2009/1193 Road) and yard (serving retail unit). Access off a residential road.
2007/1472 r/o 80-82 South Street B2? Nk U/C Demolish tyre bays and workshop, rear of retail unit to create 5 dwellings. Commenced Feb 2011
2009/1481 r/o 6-8 Lincoln Road B1c/B1a 183 Comp Convert workshops/offices, in predominantly residential road outside the town centre, to 2 dwellings. b) Current permissions at June 2011 allowing the redevelopment or change of use of commercial floorspace
2008/1644 62 West Street B1a 87 N/S Convert office to mixed live/work unit
2007/1979 258 -260 High Street B1a 80 N/S Conversion of upper floor to residential and making better use (and of unused land to rear. 2010/1568)
2008/46 267 - 275 High Street B1a 75 N/S Convert upper floors to 4 flats: modern office building in the town centre which has been vacant for
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 56
Loss and Potential Loss of Commercial Premises in Dorking since April 2000
some time. Rest of building to remain in office use. Building advertised "for sale".
2009/990 20 West Street B1a 40 N/S Change of use from office (B1a) to residential.
2011/0249 Waitrose Site, South B1a 900 N/S Permission for the redevelopment Street, Junction Road of the site for a new Waitrose store including the loss of offices over Waterstones (Crossways House).
Table 2.1
Nk = Floorspace not known Comp = completed U/C = Under construction N/S = Not started
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 57
Advertised / Vacant Commercial & Industrial Premises in Dorking, March 2010
Appendix 3 Advertised / Vacant Commercial & Industrial Premises in Dorking, March 2010
3.1 The Council undertakes an annual survey of advertised/vacant commercial premises. The last survey was carried out to assess the position at the end of March 2011.
3.2 Please note:
The information is collated for the Council’s monitoring of vacant/available floorspace. Information is derived from agents’ site notice boards. Additional information is obtained from agent web sites. These sites may include additional properties which are being marketed as ‘to let’ but which are still occupied. Such premises are excluded from the totals of vacant available floorspace used for monitoring. The schedule includes existing premises which are being marketed together with other development sites. Sites which are under construction and newly completed but vacant are included in the schedule but are not counted in the totals of vacant floorspace to ensure there is no double counting of sites with permission. The list of outstanding planning permissions is contained in Appendix 5 'Outstanding Commercial Permissions at March 2011'
Industrial and Storage March 2011
Address Agent Ft2 (m2) Comments
H4 Tillingbourne Court, Michael Rogers 2,450 ft2 (227m2) B1b/c+B2 Use Dorking Business Park
Unit 2, Tillingbourne Court, Michael Rogers 2,450 ft2 (227m2) On agent's website Dorking Business Park
Unit 2, Havenbury Estate, Martin Brown est. 1,000 ft2 (93m2) Small industrial unit to let. Station Road
Glebelands Centre,Vincent Martin Brown 4,537ft2 Office and industrial space Lane on two floors (on agent's (421 sqm) website)
Glebelands Centre Martin Brown 7,285ft2 Lower ground floor industrial and office unit (on agent's Vincent Lane website)
(676 sqm)
Site NE of Dorking Martin Brown 3,569ft2 Economical industrial/warehouse unit (on agent's website)
(331sqm)
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 58
Advertised / Vacant Commercial & Industrial Premises in Dorking, March 2010
Address Agent Ft2 (m2) Comments
Vincent Lane Martin Brown 736ft2 Storage premises (on agent's website) (68m2)
Unit 2, Daws Hurst Warne 3445 ft2 Light Industrial/warehousing EngineeringBuilding, Curtis unit (320 sqm) Road
Old Char Wharf, Station Road Martin Brown 1136 ft2 Industrial Unit
(105 sqm)
At June 2011 a site advertisement board at Vincent Works, Vincent Lane still indicated that units were available for industrial/warehouse use from 500ft2 on flexible lease terms. The units below were listed on the agents website. At June 2011 a prior notification application was received for the demolition of Vincent Works (approved 31st August). It is therefore unlikely that the buildings are genuinely available. Table below indicates the Vincent Works unit on the agents website as being available. Table 3.3 sets out the vacancy figures including and excluding their units.
Unit 1 / 2, Vincent Works Hurst Warne 3,665 ft2 (340m2) Storage use.
Unit 15, Vincent Works Hurst Warne 1,969 ft2 (183m2) Storage use.
Unit 23, Vincent Works Hurst Warne 3,157 ft2 (293m2) Storage use.
Unit 24B, Vincent Works Hurst Warne 2,695ft2 (250m2) Storage use.
Table 3.1 Industrial / Storage - March 2011
Offices - Address Agent Ft2 (m2) Comments
Brockham House, Maxwell Brown / CBRE 11,697-30,804 ft2 Air conditioned offices. DorkingBusinessPark, Richard Ellis 86 parking spaces. Station Road
Glassworks 2, Dorking Michael Rogers / Savills 5,848-28,165ft2 Refurbished offices. Business Park (488-2512m2)
Westhumble Unit, Hurst Warne 1,400-7,281 ft2 Class B1b DorkingBusinessPark (130-676m2)
St Martin’s House, St Hurst Warne 2,317 - 7631ft2 on agent's website Martin's Walk, High Street (215-709m2)
Old Magistrates Court, High Kevin Oliver 934 -5,832 ft2 For Sale Street
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 59
Advertised / Vacant Commercial & Industrial Premises in Dorking, March 2010
Offices - Address Agent Ft2 (m2) Comments
Franklin House, Parsonage Michael Rogers 2,684 ft2 9 parking spaces Square
Pippbrook Mill, London Road Martin Brown 3,224 ft2 Offices for sale. Under offer?
233-239 High Street Hurst Warne 2,900 ft2 (269m2) Ex. Nescot offices over Pizza Express
Above Dare, 88 High Street 01306 886666 500 ft2 Offices over shop
Old Waterworks, KBA properties - 01293 800-1600 ft2 Single storey offices to let 422202 Curtis Road r/o Barclays Bank, High Crickmay and Partners 1,100ft2 Street
Lawster House, 140 South Hurst Warne 1,396ft2 Air Conditioning. Car Street Parking. On agent's 2 (130m ) website
Media House, 47 West Street Martin Brown - Offices to let
Allen Court, off High Street Maxwell Brown 1,047 - 3,877ft2
296-298 High Street Martin Brown 110ft2 Office suite to let over "Doorsteps"
West Street Martin Brown 1,100ft2 First floor offices. On agent's website
Pump Corner, West Street Martin Brown 575ft2 First floor offices. On agent's website
No? South Street Martin Brown 657ft2 First floor offices. On agent's website (61m2)
138 South Street Martin Brown 400ft2 Second floor offices. On agent's website (37m2)
Paper Mews, off High Street Martin Brown 260 and 464ft2 2 suites (24 and 43m2)
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 60
Advertised / Vacant Commercial & Industrial Premises in Dorking, March 2010
Offices - Address Agent Ft2 (m2) Comments
Singers/Kaupthing House, King Sturge 1,614 -13,110ft2 On agent's website. Dorking Business Park Premises still occupied 2 (150 - 1,218m ) and therefore excluded from statistics.
Glebeland Centre Vincent Martin Brown 4537 ft2 Office and industrial Lane space in 2 floors (on (421 sqm) agent website)
Serviced Offices
Dorking Business Centre, Hurst Warne / Martin Brown Offices / Suites to let. Haybarn House, 118 South Street
Carville House, Station Hurst Warne Road, Dorking
The Atrium Business Centre, 0800 731 4732 Curtis Road, Dorking www.the-atrium-dorking.co.uk
Spring Court, 01483 651010 Fully serviced suites.
Station Road
85 South Street 01306 880880 Serviced offices to let
Table 3.2 Offices and Business Use (Class B1)
Dorking No. of Units Ft2 (m2)
Retail (Class A1-A5) 31 N/A
Offices (B1a and Unrestricted B1) 23 112,607 ft2 (10,461 m2)
Industry (B1b, B1c, B2) 5 16766 ft2 (1555 m2)
Storage 5 12,222ft2 (1,134 m2)
Storage - excluding Vincent Works 1 736ft2 (68m2)
Table 3.3 Totals
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 61
Net Change of Industrial and Commercial Floorspace: Dorking 2000 - 2010
Appendix 4 Net Change of Industrial and Commercial Floorspace: Dorking 2000 - 2010
Offices / B1 sqm B1c - B2sqm B8 sqm
All completions (Gross floorspace) 1,400 1,688 130
Losses as a result of implementing permissions - -2,850 - for commercial redevelopment
Net completed floorspace 1,400 -1,162 130
Less losses to other uses -800 -1,740 -1,260
Total Net Change 600 -2,902 -1,130
Total Net Change converted to gross internal 580 -2,822 -1,090 floorspace
Table 4.1 Net Changes in Floorspace (m2): Dorking 2000 - 2011
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 62
Outstanding Commercial Permissions at March 2011
Appendix 5 Outstanding Commercial Permissions at March 2011
Development (see notes) (& stage) m2
A2 - NS 112
A2 - UC 0
Total 112
B1 - Unrestricted NS 0
B1 - Unrestricted UC 0
Total 0
B1a - NS 1,639
B1a - UC 0
Total 1,639
B1b - NS 0
B1b - UC 0
Total 0
B1c - NS 0
B1c - UC 0
Total 0
B2 - NS 8,994
B2 - UC 0
Total 8,994
B8 - NS 0
B8 - UC 0
Total 0
Table 5.1 Dorking Area: Outstanding commercial permissions at 31st March 2011
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 63
Outstanding Commercial Permissions at March 2011
Planning Address Description Use m2 Permission Development Application Class Date Stage Number
2009/0179 Sabre House, Demolition of rooftop B1a 291 18/05/2009 NS 150 South plant room and Street, Dorking construction of new floor for B1 use.
2010/0198 UNUM, Westcott New data centre for B1a 500 08/04/2010 NS Road, Dorking UNUM.
2010/0890 215 High Street, Change of use of first B1a 134 03/09/2010 NS Dorking floor A2 use to B1a (commenced offices June 2011)
2010/1282 Land west of Two industrial units with B2 8,994 14/01/2011 NS Curtis Road, associated offices for Dorking Johnston Sweepers. B1 /B1a - Supercedes ancillary 714) MO/2001/0026
Table 5.2 Planning Permissions Schedule
Notes:
Lapsed or superseded permissions are excluded.
Figures relate to gross internal floorspace.
On the first table floorspace under construction (UC) also includes floorspace which is completed and vacant (CV) awaiting first letting.
Development stage: NS - not started, UC - under construction, CV - completed and vacant.
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 64
Site Assessments
Appendix 6 Site Assessments
Mole Valley Local Development Framework Dorking Industrial & Commercial Land Review: Updated March 2011 Dorking Industrial and Commercial Land Review 2011 Site Assessment
The assessment of commercial and industrial sites within Dorking has been undertaken to support the review. They consider the constraints on each site, the condition of the units, vacancy rates on the site and its planning history.
Site Information
Site Reference
ELR/DOR/01
Site Name
Friends Provident Area
Address
North of Railway Line land near Dorking Station, London Road / Pixham Lane - Dorking
Location
In Town Centre Adjoining Town Centre Within Built Up Area Within but on edge of BUA Within Rural Villages Countryside
Type of Site
Business Park Industrial Estate Individual Occupier Site
Total Site Area (ha)
7.0 ha
Total estimated floorspace of building - gross internal & net internal (excluding non working spaces)
13,550 m2 gross internal (12,620 m2 net internal)
Total Number of Units on the Site
Friends Provident occupy a number of buildings on a campus/parkland type setting. There is a separate company in the Park Lodge building
Number of units occupied and vacant
Occupied Vacant Part Occupied
Estimated number of employees on the site
Between about 700 – 1,000
Uses on the Site
Yes No Units Floorspace B1 – Unrestricted Business Uses B1a – Offices - 13,550 m2 B1b – R & D/High Tech B1c – Light Industry B2 – General Industry B8 – Storage & Distribution/Warehouse Other Employment Use Please specify any other uses:
If applicable please state the total number of units for each and the total floorspace of each unit on the site?
Friends Provident Buildings = 12,240 m 2 Park Lodge = 1,310 m 2
Other main uses nearby
Other Commercial Residential Retail Open Space Community Use
Access to Services and Facilities
Within 500 metres 500 – 800 metres More than 800 metres To Town Centre Bus Stop Railway Station Main Road Network
Policy Constraints
Business Area of Town Centre – E7 Suitability Located Industrial and Commercial Land – E2 Industrial/Distribution Areas – E4 Green Belt Beyond the Green Belt Flood Zone 1 Flood Zone 2 Flood Zone 3 Groundwater Protection Zone Any Other Constraints Please specify any other constraints:
What is the age of the building/buildings?
Post 2000 1990 - 2000 1980 - 1990 (Park Lodge – completed 1989) 1970 - 1980 1960 - 1970 (Friends Provident – but later refurbishments) 1950 - 1960 (Friends Provident – but later refurbishments) Earlier
Overall Condition
Excellent Good Fair Poor Very Poor
Description of Site (character, condition, quality of the building)
Location
The site is located along the A24 (London Road) and is situated to the north of the railway line and also fronts Pixham Lane. The offices are set in a parkland style setting.
Units The units comprise extensive office buildings (up to 3 storeys) that are mainly occupied by a major national/multinational company. Friends Provident are one of the largest employers within the town.
Condition Whilst many of the buildings are not modern they are in good condition and there has been extensive refurbishment over the years.
Access/Parking The site is located along the A24 and has good road access. It is also located immediately north of Dorking Railway Station (with bus interchange) and Dorking Deepdene Station is a few hundred metres further south. There is therefore good access by public transport. The site has car parks for its employees, which are accessed from both Lincoln Road and Pixham Lane.
Vacancy history of the site / previous marketing on the site
The offices are all currently occupied. Friends Provident are a longstanding company in Dorking on this site.
Is the site suitable for continued industrial and commercial use?
Yes No
All planning history on the site (last 10 years)
There is no relevant planning history on this site.
Summary and conclusion of the site
Although the site is located outside of the town centre it is well located and provides a significant amount of office accommodation and employment that is beneficial to the wider economy of the town; the premises are of good quality and provide office headquarters.
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nd Po Mole Valley District Council Scale: not to scale Date:Feb 2011 User: sissonsh Dept: Planning Policy Pippbrook Dorking Surrey Based upon the Ordnance Survey mapping with the permission of the controller of Her RH4 1SJ Majesty's Stationary Office. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Telephone: 01306 885001 OS Licence Number LA 100021846 2011 Website: www.molevalley.gov.uk Dorking Industrial and Commercial Land Review 2011 Site Assessment
The assessment of commercial and industrial sites within Dorking has been undertaken to support the review. They consider the constraints on each site, the condition of the units, vacancy rates on the site and its planning history.
Site Information
Site Reference
ELR/DOR/02
Site Name
Offices at Dorking Station
Address
Offices at Dorking Station, Land near Dorking Station London Road - Dorking
Location
In Town Centre Adjoining Town Centre Within Built Up Area Within but on edge of BUA Within Rural Villages Countryside
Type of Site
Business Park Industrial Estate Individual Occupier Site
Total Site Area (ha)
1.3 ha
Total estimated floorspace of building - gross internal & net internal (excluding non working spaces)
4,576m2 gross internal (4,495 m2 net internal – source VOA)
Total Number of Units on the Site
Two office buildings
Number of units occupied and vacant
Occupied Vacant Part Occupied
Estimated number of employees on the site
It is thought the area provides employment for between 200 – 250 persons
Uses on the Site
Yes No Units Floorspace B1 – Unrestricted Business Uses B1a – Offices 2 4,576m2 B1b – R & D/High Tech B1c – Light Industry B2 – General Industry B8 – Storage & Distribution/Warehouse Other Employment Use Please specify any other uses:
If applicable please state the total number of units for each and the total floorspace of each unit on the site?
Biwater House = 2,597m2 Regent House = 1,979m2
Other main uses nearby
Other Commercial Residential Retail Open Space Community Use
Access to Services and Facilities
Within 500 metres 500 – 800 metres More than 800 metres To Town Centre Bus Stop Railway Station Main Road Network
Policy Constraints
Business Area of Town Centre – E7 Suitability Located Industrial and Commercial Land – E2 Industrial/Distribution Areas – E4 Green Belt Beyond the Green Belt Flood Zone 1 Flood Zone 2 Flood Zone 3 Groundwater Protection Zone Any Other Constraints Please specify any other constraints:
• Within 800m of SAC buffer • Flooding Zone 2/Zone 3 (south – east end of the site) • Within 20m of River • Ancient Woodland – 500m buffer
What is the age of the building/buildings?
Post 2000 1990 - 2000 1980 - 1990 (Regent House – early 1990’s?) 1970 - 1980 1960 - 1970 1950 - 1960 Earlier
Overall Condition
Excellent Good Fair Poor Very Poor
Description of Site (character, condition, quality of the building)
Location This area is located next to Dorking Station, off the A24. Indeed one office building forms part of the railway station with the other immediately nearby.
Units Regent House is partly occupied by Mole Valley Housing Association. This is a more modern building than the offices abutting the train station which are part occupied by Biwaters a world leader in the water industry. Both buildings are suitable for single occupancy by medium to large major firms but are currently subdivided for occupation by medium size firms.
Condition The buildings are in good condition.
Access/Parking The access to the site is good as it is immediately off the main A24 road. The site is very accessible by public transport being part of the main railway station with associated bus interchange. Dorking Deepdene station is also nearby. Both offices have their own car parks and there is additional parking at the station itself.
Vacancy history of the site / previous marketing on the site
There is a to let advertising board on the front of Biwater House stating that 2,077 to 7,510 sq ft is currently available to let. There may also be space available in the nearby Regent House.
Is the site suitable for continued industrial and commercial use?
Yes No
All planning history on the site (last 10 years)
There is no planning history on this site from the last 10 years.
Summary and conclusion of the site
The site is a well located with excellent access links from road and rail. The buildings are in good condition and currently provide good office accommodation for medium sized firms. However not all floorspace is currently occupied.
Photos of the site:-
Offices adjoining the station
Vacant offices adjoining the station
Offices east of the station
Offices at Dorking Station
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York Cottage Mole Valley District Council Scale: not to scale Date:Feb 2011 User: sissonsh Dept: Planning Policy Pippbrook Dorking Surrey Based upon the Ordnance Survey mapping with the permission of the controller of Her RH4 1SJ Majesty's Stationary Office. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Telephone: 01306 885001 OS Licence Number LA 100021846 2011 Website: www.molevalley.gov.uk Dorking Industrial and Commercial Land Review 2011 Site Assessment
The assessment of commercial and industrial sites within Dorking has been undertaken to support the review. They consider the constraints on each site, the condition of the units, vacancy rates on the site and its planning history.
Site Information
Site Reference
ELR/DOR/03
Site Name
Old Char Wharf (including Dorking West station yard and nearby Carvilles premises)
Address
Station Road - Dorking
Location
In Town Centre Adjoining Town Centre Within Built Up Area Within but on edge of BUA Within Rural Villages Countryside
Type of Site
Business Park Industrial Estate Individual Occupier Site
Total Site Area (ha)
1.27 ha
Total estimated floorspace of building - gross internal & net internal (excluding non working spaces)
4,950m2 gross internal (4,200m2 net internal) – source VOA; estate plans and planning application form data
Total Number of Units on the Site
Nine small industrial units at Old Char Wharf and a number of individual units (car repairs; Old Engine Shed and Yard and Carvilles premises)
Number of units occupied and vacant
Occupied Vacant
Estimated number of employees on the site
About 100
Uses on the Site
Yes No Units Floorspace B1 – Unrestricted Business Uses B1a – Offices B1b – R & D/High Tech B1c – Light Industry } B2 – General Industry } 11 2,130 m 2 B8 – Storage & Distribution/Warehouse } Other Employment Use Please specify any other uses: Carvilles premise is a mix of offices/R and D/production space. Station yard is used for storage and vehicle hire premises.
If applicable please state the total number of units for each and the total floorspace of each unit on the site?
The 9 small units at Old Char Wharf are all below 100 m 2 in size.
Other main uses nearby
Other Commercial Residential Retail Open Space Community Use
Access to Services and Facilities
Within 500 metres 500 – 800 metres More than 800 metres To Town Centre Bus Stop Railway Station Main Road Network
Policy Constraints
Business Area of Town Centre – E7 Suitability Located Industrial and Commercial Land – E2 Industrial/Distribution Areas – E4 Green Belt Beyond the Green Belt Flood Zone 1 Flood Zone 2 Flood Zone 3 Groundwater Protection Zone Any Other Constraints Please specify any other constraints:
• Dorking gas holder 60 m consultation zone
What is the age of the building/buildings?
Post 2000 1990 - 2000 1980 - 1990 1970 - 1980 1960 - 1970 1950 - 1960 Earlier
Overall Condition
Excellent Good Fair Poor Very Poor
Description of Site (character, condition, quality of the building)
The area comprises an estate of basic small industrial and commercial units and, nearby, a range of commercial and industrial/storage uses. The site is directly next to the Havenbury Estate.
The Old Char Wharf estate has always had a high level of occupancy and where there have been vacant units they are often filled within a short time period.
Access The area is located next to Dorking West Station. There are good road links to the estate and is accessed along Station Road. However the part of Station Road at the entrance to this industrial area is poorly maintained. This is the same access as to the Havenbury Estate and to one of the Johnston Sweepers buildings.
Condition The Old Char Wharf units are quite basic and appear to be pre-fabricated buildings. The units are all small in size. The adjoining Station View Garage is of similar construction. Carvilles premises are not modern but visually appear to be in reasonable condition.
Parking The parking on the site is sufficient but more would be beneficial. Some parking spaces have been created along the access road however these are for an occupier of Dorking Business Park.
Vacancy history of the site / previous marketing on the site
The Old Char Wharf estate comprises small basic start up premises for which there is normally strong demand. Consequently vacant units are normally able to be re-let without difficulty. Carvilles are a longstanding company on this site. The Old Engine Shed is occupied by a number of small companies.
Is the site suitable for continued industrial and commercial use?
Yes No
All planning history on the site (last 10 years)
Planning permission (MO/2005/0249) for the redevelopment of the Old Engine Shed and yard to create smaller units has lapsed. Instead the existing building and yard has been made available for occupation by a number of firms.
Summary and conclusion of the site
The units on Old Char Wharf are ideal as start up units as they are small in size and fairly basic, providing affordable units for (local) start up businesses. The occupancy on these buildings is high. The site is suitably located industrial and commercial land and has good access by road and rail.
Photos:
Station View Garage and the row of smaller units at Old Char Wharf.
The Carville Limited building towards the rear of the site. The largest building on this site.
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Mole Valley District Council Scale: not to scale Date:Feb 2011 User: sissonsh Dept: Planning Policy Pippbrook Dorking Surrey Based upon the Ordnance Survey mapping with the permission of the controller of Her RH4 1SJ Majesty's Stationary Office. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Telephone: 01306 885001 OS Licence Number LA 100021846 2011 Website: www.molevalley.gov.uk Dorking Industrial and Commercial Land Review 2011 Site Assessment
The assessment of commercial and industrial sites within Dorking has been undertaken to support the review. They consider the constraints on each site, the condition of the units, vacancy rates on the site and its planning history.
Site Information
Site Reference
ELR/DOR/04
Site Name
Dorking Business Park
Address
Station Road - Dorking
Location
In Town Centre Adjoining Town Centre Within Built Up Area Within but on edge of BUA Within Rural Villages Countryside
Type of Site
Business Park Industrial Estate Individual Occupier Site
Total Site Area (ha)
3.0 ha
Total estimated floorspace of building - gross internal & net internal (excluding non working spaces)
Total of all buildings is 12,700 m2
Total Number of Units on the site
13
Number of units occupied and vacant
Occupied Vacant Part Occupied
Estimated number of employees on the site
It is estimated there are currently about 200 persons employed on the site. However with full occupancy this could increase to 500 – 550 persons (based on standard worker floorspace ratios).
Uses on the Site
Yes No Units Floorspace B1 – Unrestricted Business Uses 4 7,670 m 2 B1a – Offices B1b – R & D/High Tech 3 3,490 m 2 B1c – Light Industry } B2 – General Industry } 6 1,540 m 2 B8 – Storage & Distribution/Warehouse Other Employment Use Please specify any other uses:
If applicable please state the total number of units for each and the total floorspace of each unit on the site?
Unit Unit Name m² Use Class Occupier
A Brockham House 2693 B1 Vacant - To Let (former Transco South Offices)
B Glassworks 2 [ex 2511 B1 Vacant – To Let Stalwart/Senet House Premises have recently been (originally Ockley unit)] upgraded.
C1 Westhumble 866 B1b Vacant – To Let (ex Thus TM plc)
C2 Holmbury 866 B1b a) Zeh Graphic Systems b) Brodie Plant and Goddard – Building Surveyors
D Singer House 1354 B1 Singer Asset Finance [formerly Kaupthing House; The Mullard Building;Mickleham] E Stonebridge 1765 B1b Frazer Nash Consultancy
F Blackbrook 1114 B1 a) Montal Computer Services Ltd b) Civica - Software
G1 1 Tillingbourne Court 257 B2/B1b&c Occupier not known
G2 2 Tillingbourne Court 257 B2/B1b&c To Let
G3 3 Tillingbourne Court 257 B2/B1b&c Autographix/AGX Digital Print (Barker Print)
H1 4 Tillingbourne Court 257 B2/B1b&c To Let
H2 5 Tillingbourne Court 257 B2/B1b&c Telemar UK Ltd – marine electronics
H3 6 Tillingbourne Court 257 B2/B1b&c Occupier not known
Other main uses nearby
Other Commercial Residential Retail Open Space Community Use
Access to Services and Facilities
Within 500 metres 500 – 800 metres More than 800 metres To Town Centre Bus Stop Railway Station Main Road Network
Policy Constraints
Business Area of Town Centre – E7 Suitability Located Industrial and Commercial Land – E2 Industrial/Distribution Areas – E4 Green Belt Beyond the Green Belt Flood Zone 1 Flood Zone 2 Flood Zone 3 Groundwater Protection Zone Any Other Constraints Please specify any other constraints: • Within 20 m of River (southern end of the site) • Flooding Zone 2 (southern end of the site)
What is the age of the building/buildings?
Post 2000 1990 - 2000 (1991) 1980 - 1990 1970 - 1980 1960 - 1970 1950 - 1960 Earlier
Overall Condition
Excellent Good Fair Poor Very Poor
Description of Site (character, condition, quality of the building)
The site was built in 1991 and consists of 2 large Class B1 business/office units on the frontage and then a range of 5 medium size units (B1/B1b). To the rear of the site are six smaller units (all 244.4 sqm, with 69.8 sqm of office space above) for industrial use (known as Tillingbourne Court) The two large buildings at the front of the site are vacant. Of the medium size premises three are occupied.
Condition of Buildings/Site The business park is in very good condition and is very well maintained. The site is very tidy looking with well kept trees and vegetation. The business use/B1b buildings are modern and in good condition. One of these – Glassworks 2 – has recently been refurbished. The units at Tillingbourne Court are higher quality industrial premises reflecting their location on a business park
Access The site is located within 300m of Dorking West Station. It also has good road links as it is located near to the A24 and the A25.
Parking Some units have surface and underground parking. If all of the office space is full there may be problems with the number of parking spaces on the site. Indeed, previously, use has been made of space at the Dorking Gas Holder to provide additional spaces. One of the medium size premises also has parking spaces on the access road to Dorking West Station opposite the Havenbury Estate.
Vacancy history of the site / previous marketing on the site
Occupancy levels have varied considerably on the business park with a regular turnover of tenants. There have been vacancies over the years affecting most units. Vacant units are well advertised with on site to let signs as well as being advertised on agents’ websites. National and regionally based letting agents are used. The frontage office buildings have been vacant for a number of years although as stated above one unit has been refurbished and is subject to a new advertisement campaign. See - http://www.glassworksdorking.co.uk/
Is the site suitable for continued industrial and commercial use?
Yes No
All planning history on the site (last 10 years)
No relevant planning history on the site that changes the size or use of the buildings in the last 10 years.
Summary and conclusion of the site
There are issues with a high level of vacancy and apparent difficulty in letting units on this site. This may be down to the landlord’s letting criteria and expectations for rental levels which make the units less attractive when compared to comparable units in nearby towns. However the review indicates that in principle there is a need and demand for such units in Dorking. Indeed the Business Park is the only place in Dorking that offers this size/range and specification of units.
The site has three vacant office/business units and several of the industrial units are also vacant. The size of the larger buildings would indicate they are suitable for office headquarters use or may be suitable for conversion into serviced office units and smaller sub-divided offices rather than being occupied by one major firm.
Although there is parking on the site it may not meet the need especially if the Park were to be fully occupied.
Photos of the site:-
Brockham House – Dorking Business Park
Frazer – Nash Offices – Dorking Business Park
Layout of the site Dorking Business Park
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T Mole Valley District Council Scale: not to scale Date:Feb 2011 User: sissonsh Dept: planning policy S Pippbrook Dorking Surrey Based upon the Ordnance Survey mapping with the permission of the controller of Her RH4 1SJ Majesty's Stationary Office. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Telephone: 01306 885001 OS Licence Number LA 100021846 2011 Website: www.molevalley.gov.uk Dorking Industrial and Commercial Land Review 2011 Site Assessment
The assessment of commercial and industrial sites within Dorking has been undertaken to support the review. They consider the constraints on each site, the condition of the units, vacancy rates on the site and its planning history.
Site Information
Site Reference
ELR/DOR/05
Site Name
Curtis Road Estate
Address
Curtis Road - Dorking
Location
In Town Centre Adjoining Town Centre Within Built Up Area Within but on edge of BUA Within Rural Villages Countryside
Type of Site
Business Park Industrial Estate Individual Occupier Site
Total Site Area (ha)
Area identified on the attached map = 6.48 ha (including Unit 4 Johnston Sweepers) There is a further 2.2 ha with planning permission for industrial development at the end of Curtis Road.
Total estimated floorspace of building - gross internal & net internal (excluding non working spaces)
About 23,100m2 (combination of gross and net figure as information comes from a number of sources - VOA, planning application forms and site specific information) – includes Johnston Sweepers unit accessed from Station Road.
Total Number of Units on the site
Nk – some units recently sub divided and there is flexible space at The Atrium serviced offices centre.
Number of units occupied and vacant
Occupied Vacant Part Occupied
Estimated number of employees on the site
Possibly between 650 – 700 persons
Uses on the Site
Yes No Units Floorspace B1 – Unrestricted Business Uses B1a – Offices 4,620 m 2 B1b – R & D/High Tech B1c – Light Industry 7,990 m 2 B2 – General Industry 1,880 m 2 B8 – Storage & Distribution/Warehouse 7,690 m 2 Other Employment Use 890 m2 Please specify any other uses: Car dealer’s premises and workshop – included in B2 estimates above. Other employment use – timber merchants Major electricity sub station
If applicable please state the total number of units for each and the total floorspace of each unit on the site?
Not Known
Other main uses nearby
Other Commercial Residential Retail Open Space Community Use
Access to Services and Facilities
Within 500 metres 500 – 800 metres More than 800 metres To Town Centre Bus Stop Railway Station Main Road Network
Policy Constraints
Business Area of Town Centre – E7 Suitability Located Industrial and Commercial Land – E2 Industrial/Distribution Areas – E4 Green Belt Beyond the Green Belt Flood Zone 1 Flood Zone 2 Flood Zone 3 Groundwater Protection Zone Any Other Constraints Please specify any other constraints:
What is the age of the building/buildings?
Post 2000 1990 - 2000 1980 - 1990 1970 - 1980 1960 - 1970 1950 - 1960 Earlier
Overall Condition
Excellent Good Fair Poor Very Poor
Description of Site (character, condition, quality of the building)
Location The area is located along both sides of Curtis Road and has a limited frontage onto Station Road. It includes a number of fairly large industrial/commercial buildings. The site is normally fully occupied with limited vacancies which are generally quickly taken up.
Units The site comprises mainly medium to large industrial/commercial units some of which have been sub divided. There is a considerable amount of employment on the site.
The site provides the largest industrial unit sizes in Dorking. One industrial building (the former Daws Engineering premises) has fairly recently been sub divided into smaller units and they are mostly let. The former OMYA offices and warehouse has been converted into serviced offices known as The Atrium and which has high levels of occupancy (currently thought to be about 80% capacity). There are also small industrial and warehouse units on the Old Water Yard. The far north-west portion of the site is taken up by Johnston Sweepers a major international manufacturing company and who are seeking to consolidate and expand on their site and adjoining land.
There is also a car showroom and timber merchants on the site.
Condition Although most units are not modern they are all in generally good condition and are well maintained.
Access/Parking The site has good access links to the A24 and A25 and is also located within a reasonable distance of Dorking West Station. Whilst there is generally sufficient parking on the sites of individual units there are occasional issues (for example the use of Curtis Road itself for the turning of HGV’s rather than this taking place within a site).
Vacancy history of the site / previous marketing on the site
There is a history of low vacancy on this site.
Is the site suitable for continued industrial and commercial use?
Yes No
All relevant planning history on the site (last 10 years)
MO/2001/0026 – There is permission for a mix of B1, B2 and B8 units on the reserve industrial land at the end of Curtis Road. This comprises 6,020 m2 of general industry, 1,810m2 of storage and distribution and 760m2 of ancillary offices. A technical start has been made to implement the permission but no buildings have been erected.. MO/2010/1282 – An application by Johnsons Sweepers for two large industrial units on this land was permitted on 14 th January 2011. This will provide an additional 9,708m2 of floorspace. This will secure the future of this major manufacturing employer in Dorking and generate an estimated additional 137 full time jobs. This development has the potential to create more opportunities locally for economic growth whilst supporting resilience in the town and community. It will mean that the small and medium size industrial units of the earlier permission cannot be built on the site and so will not improve the opportunities for new start up firms and other smaller existing firms to relocate or expand. It will not ease the tight supply of industrial land.
Summary and conclusion of the site
The Curtis Road area provides good accessible employment land. There is a very low vacancy history on the site.
Photos of the site:
The timber merchants towards the entrance of Curtis Road
Industrial units along Curtis Road
Former Daws Engineering Building which has been converted into 4 industrial units. Curtis Road Estate
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3 1 Mole Valley District Council Scale: not to scale Date:Feb 2011 User: sissonsh Dept: Planning Policy Pippbrook Dorking Surrey Based upon the Ordnance Survey mapping with the permission of the controller of Her RH4 1SJ Majesty's Stationary Office. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Telephone: 01306 885001 OS Licence Number LA 100021846 2011 Website: www.molevalley.gov.uk Dorking Industrial and Commercial Land Review 2011 Site Assessment
The assessment of commercial and industrial sites within Dorking has been undertaken to support the review. They consider the constraints on each site, the condition of the units, vacancy rates on the site and its planning history.
Site Information
Site Reference
ELR/DOR/06
Site Name
Vincent Works and Deacon Engineering
Address
Vincent Lane - Dorking
Location
In Town Centre Adjoining Town Centre Within Built Up Area Within but on edge of BUA Within Rural Villages Countryside
Type of Site
Business Park Industrial Estate Individual Occupier Site
Total Site Area (ha)
1.3 ha
Total estimated floorspace of building - gross internal & net internal (excluding non working spaces)
6,300 m2
Total Number of Units on the site
19 units/buildings capable of aggregation and/or sub division.
Number of units occupied and vacant
Occupied Vacant Part Vacant
Estimated number of employees on the site
100 employees at 2008 (source: planning application MO/2008/375)
Uses on the Site
Yes No Units Floorspace B1 – Unrestricted Business Uses B1a – Offices 4 900 B1b – R & D/High Tech B1c – Light Industry 9 2600 B2 – General Industry B8 – Storage & Distribution/Warehouse 6 2800 Other Employment Use Please specify any other uses:
If applicable please state the total number of units for each and the total floorspace of each unit on the site?
Other main uses nearby
Other Commercial Residential Retail Open Space Community Use
Access to Services and Facilities
Within 500 metres 500 – 800 metres More than 800 metres To Town Centre Bus Stop Railway Station Main Road Network
Policy Constraints
Business Area of Town Centre – E7 Suitability Located Industrial and Commercial Land – E2 Industrial/Distribution Areas – E4 Green Belt Beyond the Green Belt Flood Zone 1 Flood Zone 2 Flood Zone 3 Groundwater Protection Zone Any Other Constraints Please specify any other constraints:
• ‘more’ surface water flood risk
What is the age of the building/buildings?
Post 2000 1990 - 2000 1980 - 1990 1970 - 1980 1960 - 1970 1950 - 1960 Earlier
Overall Condition
Excellent Good Fair Poor Very Poor
Description of Site (character, condition, quality of the building)
Location
The site is located to the north of the Wickes store on Vincent Lane. The site comprises a number of units and abuts a larger area of industrial and commercial uses to the north along Vincent Lane. There are residential properties to the east of the site and a sandstone cliff to the west at the rear of the site.
Units
Towards the front of the site there are two office units and behind is a mix of sizes of industrial and storage units. The accommodation provides good mix in terms of size as it caters for start up and small businesses.
Condition
The Vincent Works area is of poor quality. The majority of the buildings are in a poor state of repair. Many of the industrial and warehouse buildings are locked. There has been no investment into the buildings on the site and they have gradually deteriorated over recent years. A number of the buildings would not be suitable for office/industrial use.
Some of the offices on the front of industrial units have been used independently. They appear very basic and could be in need of modernisation.
The Deacon Engineering premises to the north of the site is in not such a poor condition and are well utilised for industrial and storage purposes.
Access/Parking
The site is accessed off Vincent Lane, which is a one way road.
There is parking to the front of the site as well as parking behind. There is quite a large yard area towards the centre/rear of the site.
Vacancy history of the site
Vacancy levels have increased over recent years, especially in the last 12 months as tenants have moved out and premises have not been re-let. Vincent Works is now almost entirely vacant.
A limited number of the units are advertised on the letting agents (Hurst Warne) website. However there are now no ‘to let’ signs on the site.
The units have only been offered on a short term lease.
Is the site suitable for continued industrial and commercial use?
Yes No
All planning history on the site (last 10 years)
2008 (MO/2008/0375) - Refused
Erection of 70 bed residential unit and 88 flats in 6 blocks (the applicant did not appeal the decision)
Prior to 2000
MO/95/0536 – Withdrawn
Retail foodstore of 2,908 m2, with associated access.
Summary and conclusion of the site
When the site is compared to the redeveloped and refurbished units to the north at the Glebelands Centre it is clear the condition of the buildings is poor in comparison and is likely to be the reason for the high vacancy levels.
The deteriorating condition of the buildings is a reason why many of the units on the site are now vacant. However the marketing and letting of units on the site is also likely to be a contributing factor as the units have only been offered on short term lets, which is likely to have put off firms investing in the buildings and taking on a lease.
The site needs significant investment to improve the condition of the buildings. However there is still a need for smaller industrial and commercial premises in the Dorking locality to serve start up companies providing cheap premises and to allow firms to expand.
Vincent Works and Deacon Engineering are a well located and accessible industrial and commercial site in terms of its proximity to the town centre, services, main roads and public transport routes.
The overall site form part of a much larger industrial area along Vincent Lane. It makes a contribution to the wider range and diverse quality of employment premises which contributes to the overall vitality of the town’s business and employment economy.
This site is a suitable location for industrial and commercial development in the future.
Photos:-
Offices at the front of the site facing Vincent Lane
Industrial/commercial units towards the rear of the site
Buildings towards the rear of the site B M
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6 sle Tro Mole Valley District Council Scale: not to scale Date:Dec 2010 User: sissonsh Dept: planning policy Pippbrook Dorking Surrey Based upon the Ordnance Survey mapping with the permission of the controller of Her RH4 1SJ Majesty's Stationary Office. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Telephone: 01306 885001 OS Licence Number LA 100021846 2010 Website: www.molevalley.gov.uk Dorking Industrial and Commercial Land Review 2011 Site Assessment
The assessment of commercial and industrial sites within Dorking has been undertaken to support the review. They consider the constraints on each site, the condition of the units, vacancy rates on the site and its planning history.
Site Information
Site Reference
ELR/DOR/07
Site Name
North Section of Vincent Lane
Address
North Section of Vincent Lane - Dorking
Location
In Town Centre Adjoining Town Centre Within Built Up Area Within but on edge of BUA Within Rural Villages Countryside
Type of Site
Business Park Industrial Estate Individual Occupier Site
Total Site Area (ha)
2.1 ha
Total estimated floorspace of building - gross internal & net internal (excluding non working spaces)
10, 210 m2
Total Number of Units on the Site
About 20 - subject to aggregation and sub division.
Number of units occupied and vacant
Occupied Vacant Part occupied
Estimated number of employees on the site about 270 (using best of 2006 and 2010 IDBR information)
Uses on the Site
Yes No Units Floorspace B1 – Unrestricted Business Uses B1a – Offices B1b – R & D/High Tech B1c – Light Industry B2 – General Industry B8 – Storage & Distribution/Warehouse Other Employment Use Please specify any other uses:
If applicable please state the total number of units for each and the total floorspace of each unit on the site?
N/A
Other main uses nearby
Other Commercial Residential Retail Open Space Community Use
Access to Services and Facilities
Within 500 metres 500 – 800 metres More than 800 metres To Town Centre Bus Stop Railway Station Main Road Network
Policy Constraints
Business Area of Town Centre – E7 Suitability Located Industrial and Commercial Land – E2 Industrial/Distribution Areas – E4 Green Belt Beyond the Green Belt Flood Zone 1 Flood Zone 2 Flood Zone 3 Groundwater Protection Zone Any Other Constraints Please specify any other constraints:
• ‘more’ surface water flood risk
What is the age of the building/buildings?
Post 2000 (new units at Glebelands Centre) 1990 - 2000 1980 - 1990 1970 - 1980 1960 - 1970 1950 - 1960 Earlier
Overall Condition
Excellent Good Fair Poor Very Poor
Description of Site (character, condition, quality of the building)
Location The area is located to the north end of Vincent Lane. It comprises a a mix of offices towards the road frontage ot the site with B1c, B2 and B8 units towards the rear of the site and on its southern end (eg Graphic Yard)
At the rear of the Glebelands Centre, part of the area previously occupied by other units has been refurbished or redeveloped over the last 3 years with the most recent units being completed by Spring 2010.
Units The modern units provide a good working environment and are built to a good quality. The unit sizes are small – medium sizes. The units are a good size for start up businesses and smaller businesses wanting to expand.
Condition The refurbished and new modern units that have recently been completed at the Glebelands Centre provide good quality basic industrial accommodation. The offices towards the front of the northern part of the site are in reasonable condition and have industrial and commercial floorspace to their rear that provides additional good accommodation for these uses.
The other premises on the southern area of the site (including Graphic Yard) are in reasonable condition for continued industrial and commercial use.
Access/Parking Vincent Lane is one way and relatively narrow in places, however the industrial estate has fairly good access for lorries, including turning within the sites. There is a reasonable amount of staff and customer parking.
Vacancy history of the site / previous
Prior to the redevelopment on the Glebelands Centre there was a high turnover with regular vacancies on this part of the site. Since the improvements made to this site the vacancy levels have been very low.
The northern section of the site has two main occupiers – Interpet and Field System Design Limited are long standing occupiers.
The Graphics Yard and adjoining industrial premises are also normally fully occupied again with longstanding companies in occupation.
Overall the entire site has had a high occupancy rate.
Is the site suitable for continued industrial and commercial use?
Yes No
All planning history on the site (last 10 years)
Part of the northern section of the site has recently been refurbished and redeveloped to provide new units. Prior to this there have been no significant proposals.
Summary and conclusion of the site
The new and refurbished units on the Glebelands Centre were completed by Spring 2010 and by late 2010 only one unit remained available to let. Demand for units on this industrial estate has been high since the development and improvements to some of its premises notwithstanding the economic downturn.
The site is well used and has a good history of regular occupation. This is expected to continue.
The high occupancy levels and the previous regular turnover of the units before the Glebelands Centre was refurbished indicate that the area is attractive to smaller and start up firms. However the improved quality of the units may result in more tenants remaining as longer term occupiers with lower ‘turnover’ and ‘churn’.
The units on the area to the south of the Glebelands Centre are occupied by relatively longstanding tenants and the units are usually occupied.
This area in terms of location, size, type and range of quality of units makes an important contribution to Dorking’s industrial and commercial land.
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Mole Valley District Council Scale: not to scale Date:Feb 2011 User: sissonsh Dept: planning policy Pippbrook Dorking Surrey Based upon the Ordnance Survey mapping with the permission of the controller of Her RH4 1SJ Majesty's Stationary Office. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Telephone: 01306 885001 OS Licence Number LA 100021846 2011 Website: www.molevalley.gov.uk Dorking Industrial and Commercial Land Review 2011 Site Assessment
The assessment of commercial and industrial sites within Dorking has been undertaken to support the review. They consider the constraints on each site, the condition of the units, vacancy rates on the site and its planning history.
Site Information
Site Reference
ELR/DOR/08
Site Name
Vincent Walk
Address
Vincent Walk, South Street, Dorking
Location
In Town Centre (In Local Plan Policy E7 Business Area of town centre) Adjoining Town Centre Within Built Up Area Within but on edge of BUA Within Rural Villages Countryside
Type of Site
Business Park Industrial Estate Individual Occupier Site
Total Site Area (ha)
0.3 ha
Total estimated floorspace of building - gross internal & net internal (excluding non working spaces)
Estimated 1,230 m2 (using VOA and measuring buildings from OS maps)
Total Number of Units on the Site
2 main occupiers and a number of small buildings (property gazetteer indicates units 1-10, 11 and 11a and 12 and 12a)
Number of units occupied and vacant
Occupied Vacant Part Occupied
Estimated number of employees on the site
Estimated in range of 35 – 50 persons
Uses on the Site
Yes No Units Floorspace B1 – Unrestricted Business Uses B1a – Offices B1b – R & D/High Tech B1c – Light Industry B2 – General Industry B8 – Storage & Distribution/Warehouse Other Employment Use Please specify any other uses: One main industrial unit is occupied by a commercial laundry
If applicable please state the total number of units for each and the total floorspace of each unit on the site?
N/A
Other main uses nearby
Other Commercial Residential Retail Open Space Community Use
Access to Services and Facilities
Within 500 metres 500 – 800 metres More than 800 metres To Town Centre Bus Stop Railway Station Main Road Network
Policy Constraints
Business Area of Town Centre – E7 Suitability Located Industrial and Commercial Land – E2 Industrial/Distribution Areas – E4 Green Belt Beyond the Green Belt Flood Zone 1 Flood Zone 2 Flood Zone 3 Groundwater Protection Zone Any Other Constraints Please specify any other constraints:
• ‘more’ surface water flood risk
What is the age of the building/buildings?
Post 2000 1990 - 2000 1980 - 1990 1970 - 1980 1960 - 1970 1950 - 1960 Earlier
Overall Condition
Excellent Good Fair Poor ? Very Poor
Description of Site (character, condition, quality of the building)
Location
Vincent Walk industrial area is located off South Street in the town centre. It is tucked behind the retail units that front onto South Street. The site is mainly surrounded by residential properties. To the south of the site is a small car repairs garage and yard associated with a retail unit. To the front of the site there are retail units.
It is in the town centre and in an accessible location that has good links to bus stops and is located within walking distance to Dorking West Station.
Units
The site is in commercial/industrial use and has two medium size businesses (a commercial laundry and an engineering company) who occupy the main premises.
There is a mix of fairly small units on the site and which are all relatively basic.
The current occupiers on the site have been there for many years
Access/Parking
The main vehicle access to the site is from South Street and is relatively narrow. There is also a covered alley access off of Arundel Road, but it may not be accessible by vehicles.
Condition
The buildings are starting to look fairly aged and well used. It appears that there has been little investment or improvements made to the site over the last few years.
Vacancy history of the site / previous
Most of the site has been occupied by the same main businesses for several years. There have occasionally been smaller units available lo let.
Is the site suitable for continued industrial and commercial use?
Yes No
All planning history on the site (last 10 years)
No planning application history.
Summary and conclusion of the site
The site has fairly basic facilities and visually the buildings appear in fair/poor condition. However they do provide a range of small units.
The site is suitably located being in the town centre and has good access to the highway network and public transport links. Access to the site is fairly constrained but it does have the capacity for smaller commercial vehicles to access the site.
Overall this is a well located area that provides for small and basic accommodation for businesses and start up businesses within the town.
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0 2 Mole Valley District Council Scale: not to scale Date:Feb 2011 User: sissonsh Dept: Planning Policy1 Pippbrook Dorking Surrey Based upon the Ordnance Survey mapping with the permission of the controller of Her RH4 1SJ Majesty's Stationary Office. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Telephone: 01306 885001 OS Licence Number LA 100021846 2011 Website: www.molevalley.gov.uk Dorking Industrial and Commercial Land Review 2011 Site Assessment
The assessment of commercial and industrial sites within Dorking has been undertaken to support the review. They consider the constraints on each site, the condition of the units, vacancy rates on the site and its planning history.
Site Information
Site Reference
ELR/DOR/09
Site Name
Havenbury Estate
Address
Station Road - Dorking
Location
In Town Centre Adjoining Town Centre Within Built Up Area Within but on edge of BUA Within Rural Villages Countryside
Type of Site
Business Park Industrial Estate Individual Occupier Site
Total Site Area (ha)
1.25 HA
Total estimated floorspace of building - gross internal & net internal (excluding non working spaces)
1,125m2 gross external (from planning application)
Total Number of Units on the Site
15
Number of units occupied and vacant
Occupied Vacant Part Vacant
Estimated number of employees on the site
Possibly about 50 employees (nb only limited information from IDBR).
Uses on the Site
Yes No Units Floorspace B1 – Unrestricted Business Uses B1a – Offices B1b – R & D/High Tech B1c – Light Industry B2 – General Industry B8 – Storage & Distribution/Warehouse Other Employment Use Please specify any other uses:
If applicable please state the total number of units for each and the total floorspace of each unit on the site?
All are small units in a range of 74 m2 – 93 m2
Other main uses nearby
Other Commercial Residential Retail Open Space Community Use
Access to Services and Facilities
Within 500 metres 500 – 800 metres More than 800 metres To Town Centre Bus Stop Railway Station Main Road Network
Policy Constraints
Business Area of Town Centre – E7 Suitability Located Industrial and Commercial Land – E2 Industrial/Distribution Areas – E4 Green Belt Beyond the Green Belt Flood Zone 1 Flood Zone 2 Flood Zone 3 Groundwater Protection Zone Any Other Constraints Please specify any other constraints:
• Dorking gas holder 60 m consultation zone
What is the age of the building/buildings?
Post 2000 1990 - 2000 1980 - 1990 1970 - 1980 1960 - 1970 1950 - 1960 Earlier
Overall Condition
Excellent Good Fair Poor Very Poor
Description of Site (character, condition, quality of the building)
Location
The site comprises an estate of small sized industrial and commercial units and is located along Station Road and forms part of a larger area of employment land.
Access
It is located directly south of Dorking West Station so provides potentially good public transport links to the site. However train services are limited.
The site is the first industrial estate along Station Road and is easily accessed from the main roads. The site is fairly contained with a convenient layout.
Condition
The unit are all in good condition. Some units have undergone improvements (eg the addition of mezzanine floorspace). The general appearance and general maintenance is good.
Parking
Each unit has its own designated parking spaces and the site is well laid out. However there may be potential issues with parking on the site for customers and employees.
Vacancy history of the site / previous marketing on the site
The site generally has high levels of occupancy and therefore low levels of vacancy. Units which do become available are generally quick to be re-let. Many of the firms are now well established on the site.
Is the site suitable for continued industrial and commercial use?
Yes No
All planning history on the site (last 10 years)
There is no relevant planning history on the site.
Summary and conclusion of the site
The units on the Havenbury Estate are ideal as start up units as they are small in size. They are of a better quality than the units at Old Char Wharf. They provide reasonable units for local start up businesses and for established small firms.
The site is suitably located industrial and commercial land and has good access by road and rail.
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Mole Valley District Council Scale: not to scale Date:Feb 2011 User: sissonsh Dept: Planning Policy Pippbrook Dorking Surrey Based upon the Ordnance Survey mapping with the permission of the controller of Her RH4 1SJ Majesty's Stationary Office. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Telephone: 01306 885001 OS Licence Number LA 100021846 2011 Website: www.molevalley.gov.uk