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Sheffield & Rotherham Joint Employment Land Review Final Sheffield & Rotherham Joint Employment Land Review Final Report Sheffield City Council and Rotherham Metropolitan Borough Council 15 October 2015 50467/JG/RL Nathaniel Lichfield & Partners Generator Studios Trafalgar Street Newcastle NE1 2LA nlpplanning.com This document is formatted for double sided printing. © Nathaniel Lichfield & Partners Ltd 2015. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent's Wharf All Saints Street London N1 9RL All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A Sheffield & Rotherham Joint Employment Land Review : Final Report Contents 1.0 Introduction 1 Scope of Study................................................................................................. 1 Methodology .................................................................................................... 2 Structure of the Report ..................................................................................... 3 2.0 Policy Review 5 National Documents ......................................................................................... 5 Sub-Regional Documents ................................................................................ 8 Rotherham Documents .................................................................................. 10 Sheffield Documents ...................................................................................... 14 3.0 Economic Context 18 Geography and Connections .......................................................................... 18 Economic Trends ........................................................................................... 19 Functional Economic Market Area.................................................................. 32 Conclusions ................................................................................................... 36 4.0 Commercial Property Market Signals and Intelligence 39 Overview – Sheffield ...................................................................................... 39 Overview – Rotherham .................................................................................. 40 Office Market ................................................................................................. 41 Industrial Market ............................................................................................ 46 Conclusions ................................................................................................... 50 5.0 The Current Stock of Employment Space 52 Current Stock of Employment Space ............................................................. 52 Age of Premises ............................................................................................. 54 Vacancy Rates ............................................................................................... 55 Spatial Distribution ......................................................................................... 57 Sheffield City Region Enterprise Zone ........................................................... 64 Development Rates ....................................................................................... 66 Losses of Employment Space ........................................................................ 71 Employment Space in Adjoining Areas .......................................................... 72 Conclusions ................................................................................................... 79 6.0 Economic Potential Growth Sectors 82 Future Potential .............................................................................................. 82 Recent Growth Performance .......................................................................... 84 Sectors with Growth Potential ........................................................................ 86 Growth Opportunities of Other Relevant Non-B Class Employment Uses ...... 97 Summary ..................................................................................................... 101 Conclusions ................................................................................................. 102 9982012v1 : 7.0 Understanding Business Needs 104 Business Surveys......................................................................................... 104 Stakeholder Interviews ................................................................................. 108 Stakeholder Workshop ................................................................................. 112 8.0 Future Employment Space Requirements: Sheffield 114 Methodology ................................................................................................ 114 a. Baseline Employment Forecast ................................................................ 115 b. Policy-ON (FLUTE) Employment Forecast ............................................... 119 c. Past Take-Up Rates ................................................................................. 124 d. Labour Supply Scenario ........................................................................... 125 Net Employment Space Requirements ......................................................... 127 Safety Margin ............................................................................................... 127 Gross Employment Space Requirements ..................................................... 128 Estimated Land Requirement ....................................................................... 131 Sensitivity Testing ........................................................................................ 132 Summary ..................................................................................................... 134 9.0 Future Employment Space Requirements: Rotherham 138 Methodology ................................................................................................ 138 a. Baseline Employment Forecast ................................................................ 139 b. Policy-ON (FLUTE) Employment Forecast ............................................... 143 c. Past Take-Up Rates ................................................................................. 147 d. Labour Supply Scenario ........................................................................... 148 Net Employment Space Requirements ......................................................... 150 Safety Margin ............................................................................................... 150 Gross Employment Space Requirements ..................................................... 151 Estimated Land Requirement ....................................................................... 154 Sensitivity Testing ........................................................................................ 155 Summary ..................................................................................................... 157 10.0 Qualitative Review of Employment Sites 160 Overview of Sites ......................................................................................... 161 Sheffield Sites .............................................................................................. 165 Rotherham Sites .......................................................................................... 178 11.0 Demand/Supply Balance: Sheffield 191 Demand for Employment Land ..................................................................... 191 Employment Land Supply ............................................................................ 191 Available Land vs. Demand .......................................................................... 194 12.0 Demand/Supply Balance: Rotherham 199 Demand for Employment Land ..................................................................... 199 Employment Land Supply ............................................................................ 199 Available Land vs. Demand .......................................................................... 200 9982012v1 Sheffield & Rotherham Joint Employment Land Review : Final Report 13.0 Conclusions 204 Economic Overview ..................................................................................... 204 Functional Economic Market Area................................................................ 206 Market Signals ............................................................................................. 207 Meeting Future Needs: Sheffield .................................................................. 208 Meeting Future Needs: Rotherham .............................................................. 209 9982012v1 Sheffield & Rotherham Joint Employment Land Review : Final Report Appendices Appendix 1 Consultees Appendix 2 Definition of B Class Sectors Appendix 3 Experian (Baseline) Employment Forecasts Appendix 4 Site Assessment Matrix 9982012v1 Sheffield & Rotherham Joint Employment Land Review : Final Report 1.0 Introduction 1.1 This is an example of a Heading Sheffield City Council (‘SCC’) and Rotherham Metropolitan Borough Council (‘RMBC’) commissioned Nathaniel Lichfield & Partners (‘NLP’) to prepare a joint Employment Land Review (ELR) covering the two authority areas. The report assesses economic development needs objectively in line with the National Planning Policy Framework (NPPF) and Planning Practice Guidance (PPG). It also provides an objective,
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