Cornwall Employment Sites Study

St Austell

October 2012

Cornwall Development Company Tyncroft House Station Road Pool Redruth TR15 3QG

Cornwall Employment Sites Study – St Austell October 2012

1. Introduction ...... 3 1.1 Background ...... 3 1.2 Methodology...... 3 1.2.1 Site Identification ...... 3 1.2.2 Engagement with the private sector ...... 4 1.2.3 Site Assessment...... 4 2 St Austell...... 5 3 Commercial Property Agents ...... 6 3.1 Summary of Agents’ Responses ...... 6 3.2 SWOT Analysis for St Austell...... 7 3.3 Commercial Property Snapshot...... 8 3.3.1 Supply & Demand...... 8 3.3.2 Enquiries for Commercial Property in the Last Six Months ...... 9 3.3.3 Quantity of Available New and Second-Hand Accommodation...... 10 3.3.4 Office Rental Levels and Yields...... 10 3.3.5 Industrial Rental Levels and Yields ...... 11 4 Assessment and Reporting...... 12 5 Conclusion/Recommendations ...... 13 5.1 Way Forward ...... 14 6 Appendices ...... 15 6.1 Appendix A – Sites Scoring Matrix ...... 15 6.2 Appendix B – Matrix Scoring Criteria...... 24 6.3 Appendix C – Maps of Sites ...... 27

2 Cornwall Employment Sites Study – St Austell October 2012

1. Introduction

1.1 Background Cornwall Council (CC) commissioned Cornwall Development Company (CDC) to report on the deliverability of potential employment sites1 within thirteen towns across Cornwall: Launceston, Liskeard, Saltash, Hayle, CPR (Camborne, Pool and Redruth), Falmouth/Penryn, Truro, Penzance, St Austell, Torpoint, Looe, Wadebridge and Callington. This report focuses on St Austell.

The overall aim of this study is to list specific sites, within the Optional Growth Areas (OGAs) of Cornwall Council’s Draft Core Strategy2, record factors affecting their deliverability and gather market intelligence for the sites.

CC identified this study as necessary to support the Economic Papers that are being produced for the Town Framework Plans (TFPs)3.

As the studies are based on the evidence available at the time of writing and, given the fact that employment developments are subject to rapid and significant change (e.g. loss of finance, decision to move elsewhere, etc), it is likely that information will become out of date. Therefore, the studies have been constructed in such a way that they are adaptable and allow for updates to be made as circumstances change.

1.2 Methodology The methodology involved initial site identification, followed by engagement with the private sector (local agents) and finally, assessment of the identified sites, using set criteria, and reporting of conclusions.

1.2.1 Site Identification Site identification was achieved by reviewing the Employment Land Review4 (ELR) and the Strategic Housing Land Availability Assessment5 (SHLAA), along with planning officers identifying specific sites within the OGAs and the town boundaries, which they were aware that the private sector was actively pursuing for employment space development. Planning officers also identified employment sites with extant or expired planning permission.

1 Employment sites has been defined for the purpose of the project as land with potential for B1 (offices/light industry), B2 (general industrial), B8 (storage or distribution) and some A2 (financial and professional services) use development. 2 The Core Strategy will be a lead document in Cornwall’s Local Development Framework – a suite of planning documents outlining the planning policy for Cornwall for the next 20 years. 3 Town Framework Plans are being produced for Launceston, Liskeard, St Austell, Hayle, Camborne, Pool and Redruth (CPR), Falmouth/Penryn, Truro, Bodmin, Penzance, Newquay, St Ives and Carbis Bay, St Austell and Bude/Stratton/Flexbury/Poughill. The Framework for each town provides a spatial strategy for the future growth/enhancement/protection of a Town for the next 20+ years, linked to an overall vision for the town. They provide an additional layer of evidence for the Core Strategy. 4 Nathaniel Lichfield and Partners, 2010, Cornwall Employment Land Review. 5 Strategic Housing Land Availability Assessment (Identifying sites with potential for housing).

3 Cornwall Employment Sites Study – St Austell October 2012 1.2.2 Engagement with the private sector Engagement with the private sector has been an important part of this assessment; commercial agents6 were appointed to identify local demand and supply, potential sites that had not been previously identified, barriers to development and factors constraining the property market.

The information from the agents informed the assessment of sites in St Austell, as well as providing an overview of the commercial property market in the town.

1.2.3 Site Assessment A ‘Deliverability Assessment’ of the sites identified in St Austell was then undertaken. The criteria for the matrix assessment included:

 Planning  Constraints  Financial Viability  Control of land and developer role  Established business location, and  Accessibility

Detailed descriptions of each of the above scoring criterion can be found at Appendix B.

To ensure a consistent approach, the same criteria were used to assess sites across all thirteen towns. The resulting scores are indicative of how likely a site is to come forward for employment use in a certain timescale and the consistent approach allows comparisons to be made on a like for like basis. However, it is also important to recognise that there are limitations when using a standard set of criteria to assess sites and towns that vary significantly at a local level, be it by the size of site or the status of the town as an employment centre. Therefore, in some cases, it was not possible to fit a site exactly into a scoring bracket and so it has been necessary to find ‘best fit’ scores and to further explain with comments and annotations. Similarly, where the availability of information has been limited at the time of compiling, sites may have a score which does not reflect the ‘true’ situation as local officers know it to be. This should not pose a problem as the matrix is intended to be a ‘living document’, which can be updated as and when new information is made available.

6 Alder King; Vickery Holman; Jones Lang LaSalle; Miller Commercial; Charterwod; Stratton Creber Commercial

4 Cornwall Employment Sites Study – St Austell October 2012

2 St Austell

St Austell is part of the ‘China Clay Community Network Area’, which covers the 8 parishes of Carlyon, Mevagissey, Pentewen, St Austell Town, St Austell Bay, St Ewe, St Goran and St Mewan.

‘St Austell is a key settlement within this area and acts as the local service centre to the smaller settlements surrounding it. The St Austell Community Network Area also includes the villages of Trewoon, Sticker, Polgooth, Pentewen, Mevagissey and Gorran Haven, Tregrehan and St Ewe. Almost absorbed into St Austell are other distinctive settlements such as Charlestown and Carlyon Bay.’7

The St Austell Community Network Area Discussion Paper highlights the following local issues:

 The area has been impacted by the decline in major employment sectors (particularly the china clay industry)  The shift of employment industry has led to large areas of redundant land, previously mined for china clay, which has fundamentally changed the character of the land  Traffic congestion  Lack of public transport connectivity  Lack of employment opportunities8

St Austell, St Blazey and the China Clay Area has been identified, in the Council’s Economic White Paper, as one of the Council’s two priorities for regeneration.

7 St Austell and St Blazey Community Network Area Discussion Paper, 2011, CAB 2. 8 St Austell and St Blazey Community Network Area Discussion Paper, 2011, CAB 2.

5 Cornwall Employment Sites Study – St Austell October 2012

3 Commercial Property Agents

3.1 Summary of Agents’ Responses Each agent was asked to list factors that they considered pertinent to unlocking the commercial property market in Cornwall.

We have grouped the responses under the headings Economic Recovery, Reducing Risk and Stimulating the Market.

Economic Recovery

 Improved global and UK economic climate. A

return of growth and investor confidence

 Increased availability of bank funding in particular for speculative development and small businesses

 Better commercial property market conditions

 Stronger evidence of increased demand for office and industrial workspace

 More confidence in the economy and property market.

Reducing Risk Stimulating the Market

 Wider availability of public gap funding  Increased supply of high quality commercial for development, better awareness of space to kick start the market the funding available and a less onerous application process  Relaxation of empty business rates relief or more areas being allocated Enterprise Zone  Availability of public funding for rental status guarantees and/ or to subsidise rent free periods for speculative  Reduce the burden of planning gain development requirements (e.g. Section 106, Community Infrastructure Levy) on applications providing  Preparation of strategy documents employment such as Local Development Orders, Area Action Plans and Development  Individual towns building on their strengths, Briefs which help to de-risk skill base and targeting a growth sector development land by securing planning permission and infrastructure being  Developers and investors offering more put in place flexible lease terms to attract small businesses  Better cross subsidisation from non B class development through planning  Using Community Infrastructure Levy to gain. enable development.

6 Cornwall Employment Sites Study – St Austell October 2012

3.2 SWOT Analysis for St Austell Agents were then asked to comment on the strengths, weaknesses, opportunities and threats of St Austell from a development and commercial property perspective.

Their comments are summarised below:

Strengths Weakness

 Immediate location to railway mainline  Office market currently weak and low linking Paddington - Penzance industrial focus since downsizing of clay mining industry.  A390 proximity linking Plymouth and Truro “The main B8 warehouse distribution  15 Miles from Newquay Cornwall Airport requirement is focused on the A30, and St Austell is regarded as not the “Has strong education facilities such as preferred location of this type of St Austell College”9 stock.”11

 Redeveloped town centre. Improved retail  Distant from A30 with no dual carriageway centre, particularly due to White River Place. access to it.

 Attractive natural landscape and links to  Lack of infrastructure. tourism

“Considered to be one of the larger towns in Cornwall benefitting from its own critical mass in comparison to towns such as Hayle and Camborne.”10

Opportunities Threats  Business caution in current economic climate  Sufficiently distant from other centres to act as a small regional hub for West Cornwall.  Over supply of land, particularly poor quality land, which is not ready for development.  Large strategic sites coming forward such as Eco-Bos project. “The relatively low level of rents and capital values means there is a funding “Close proximity to Par Docks which is gap between the cost of construction experiencing a high level of investment and the value of completed business at present with plans for the future”12 units making private sector development unviable without grant  Some demand does exist within indigenous assistance ”13 occupiers  Viability  There is available land, it just needs to made as ‘oven-ready’ as possible.  Lack of bank finance or funding for speculative development.

 Planning uncertainty

 Falling and static rents.

9 Charterwood, 2012, Cornwall Employment Sites Study 10 JLL, 2012, Cornwall Employment Sites Study 11 Stratton Creber, 2012, Cornwall Employment Sites Study 12 Miller Commercial, 2012, Cornwall Employment Sites Study 13 Charterwood, 2012, Cornwall Employment Sites Study

7 Cornwall Employment Sites Study – St Austell October 2012 3.3 Commercial Property Snapshot

3.3.1 Supply & Demand This section provides a brief snapshot of the commercial property market in St Austell, summarising supply and demand, average rents and yields, enquiries for property, and the ratio of new to second-hand accommodation.

The data has been compiled from the results of the survey of local agents, commissioned as part of this report, and includes agents’ comments.

Availability and Take Up Office  Supply outstripping demand. 3500  Take up dominated by multiple 3000 units let on one business park. 2500  Over 2,500 sq m of office space 2000 Indus trial available.

Sq m Office 1500 Industrial 1000  Supply outstripping demand. 500  Just under 3,000 sq m of industrial

0 space available. Availability Take up Under Offer Activity Type  Take-up has been limited to just one small unit being sold.

“The St Austell office market is currently weak, experiencing long void periods in the region of 9 – 18 months.”14

Jones Lang LaSalle has been actively involved in a number of recent developments, including Par Docks and the Eco Towns, and they highlight that they’ve received good levels of mixed demand, including a wide range of occupiers.15

There seems to consensus amongst the commercial agents, that whilst the St Austell office market is presently weak, there is evidence of latent demand for high quality office accommodation of modern specification particularly in locations with better access to the A30 and where service plots are provided. The success of the St. Austell Enterprise Park at Trevrbyn Road, Carclaze, during the current economic climate is evidence of this.

The market for industrial space is considered to be presently slightly stronger and Stratton Creber summarises their experience as follows:

“We feel it is unlikely there will be any significant demand in the next 2/3 years for office accommodation but a stable demand for industrial units. There has been a reasonable demand for industrial space and a limited demand for office

14 Jones Lang LaSalle, 2012, Cornwall Employment Sites Study. 15 Jones Lang LaSalle, 2012, Cornwall Employment Sites Study.

8 Cornwall Employment Sites Study – St Austell October 2012 space over the past 2 years. The number of transactions over the past 6 months has been small.”16

3.3.2 Enquiries for Commercial Property in the Last Six Months

Enquiries  More enquiries for industrial accommodation, however the 200 figures take into account 180 160 enquiries for 12 industrial 140 properties and 6 office 120 properties. 100  There may be some repetition 80

No Enquiries in the number of enquiries as 60 40 a result companies enquiring 20 about more than one 0 property. Industrial Office Property Type

16 Stratton Creber, 2012, Cornwall Employment Sites Study.

9 Cornwall Employment Sites Study – St Austell October 2012

3.3.3 Quantity of Available New and Second-Hand Accommodation

Available Industrial Accommodation Available Office Accommodation

New Build New Build Second Hand Second Hand

 Both markets are dominated by second-hand stock.  However, the charts illustrate that there is some new-build space on both the industrial and office markets.  The new-build industrial space represents one development of six small industrial units.  With regards to the office accommodation, the new-build offices all form part of one mixed-use development.

The data provided by the agents highlights that, whilst there is some new-build space on the market, both the industrial and office market are dominated by low-grade, second-hand stock. The town would benefit from the development of more modern accommodation, which has the potential to unlock latent demand and to help St Austell to compete with Indian Queens and Victoria, where businesses are currently choosing to locate.17

“It is often the case that available industrial and office buildings are of poor quality older specification and, while available at less cost, do not meet the current requirements of modern businesses.”18

3.3.4 Office Rental Levels and Yields

Office Rents Office Yields

£140 12%

£120 10% £100 8% £80 St Austell St Austell 6% £60 Truro Yield Truro 4% sq m Rent per £40 £20 2% £0 0% Prime Secondary Tertiary Prime Secondary Tertiary Property Class Property Class

 Prime office rents of £98.00 per sq m, compared to £118 in Truro, which is the county’s prime office location.  Prime yields19 of 8.00%, compared to 7.60% in Truro.

17 Charterwood, 2012, Cornwall Employment Sites Study. 18 Alder King, 2012, Cornwall Employment Sites Study.

10 Cornwall Employment Sites Study – St Austell October 2012

3.3.5 Industrial Rental Levels and Yields

Industrial Rents Industrial Yields

£80 14.00% £70 12.00% £60 10.00% £50 St Austell 8.00% St Austell £40

Truro Yield 6.00% Truro £30

Rent per sq m sq per Rent £20 4.00% £10 2.00% £0 0.00% Prime Secondary Tertiary Prime Secondary Tertiary Property Class Property Class

 Prime industrial rents of £62 per sq m, compared to £75.00 in Truro.  Prime yields of 8.11%, compared to 7.92% in Truro.

Falling and static rental levels are considered to be making commercial development unviable without public sector assistance.

“The relatively low level of rents and capital values means there is a funding gap between the cost of construction and the value of completed business units making private sector development unviable without grant assistance.”20

As Alder King summarises in their report, ‘The market for industrial and office accommodation in St Austell has suffered in line with the economy as a whole with a reduced number of transactions taking place and an increase in supply of older accommodation against a lowering of demand. The result has been a reduction in rents achieved, reduced investor confidence (higher yields required) and a reduction in activity and consequently development in the market place.’ 21

19 Yield is the rate of return on the investment expressed as a percent, calculated by dividing the capital value by the annual rent figure. The lower the yield, the higher the capital value of the property. The agents’ surveys highlight that Truro would achieve a yield of circa 7.75%. As this is the primary location for Cornwall, a yield of less than 1% above this, for any other town, would be considered to be appropriate. St Austell, for example, would want to be close to the Truro yield to demonstrate that it could produce a return. 20 Charterwood, 2012, Cornwall Employment Sites Study 21 Alder King, 2012, Cornwall Employment Sites Study.

11 Cornwall Employment Sites Study – St Austell October 2012

4 Assessment and Reporting

The matrix assessment was devised from a standard format, used to monitor projects in the Priority 4 Convergence pipeline, which concerns employment site development. The assessment criteria have been evolved to address the objectives of the brief and are as follows:

 Level of planning certainty  Impact of statutory or physical constraints  Level of certainty of financial viability  Level of control of whole site and engagement of developer  How well established the business location is  Accessibility of the site and potential impact of additional infrastructure costs.

These criteria have been shown to be key indicators of deliverability and are assessed with a range of scores from 1-5 (with 1 showing a greater level of barriers to development and 5 reflecting fewer or no identified barriers to development). Notes are included to clarify any specific issues or comments. Please see Appendix B for the Matrix criteria.

A scored site falls into one of the following ranked categories:

 6 to 12 - Very unlikely to be brought forward for employment use within a 10 year timescale.

 13 to 19 - Some long-term prospects for employment use within a 3 - 10 year timescale. Delivery is likely to require public sector intervention.

 20 to 30 - Potential for employment use to come forward within a 1 - 3 year timescale if a developer is committed to delivering the site. Delivery may still be reliant on public sector intervention.

The scores give a high level indication of the length of time required for each site to be brought forward for employment use. Importantly, they can also indicate a particular barrier which could become the focus of future pro-active work. It is important to understand that this matrix is a ‘snapshot in time’, based on the information made available to CDC. As such, the matrix assessment should be seen as a ‘living document’ that could be updated as new information becomes available.

Please see Appendix A for the assessment matrix and Appendix C for the site location maps.

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5 Conclusion/Recommendations The aim of the study was to report on sites in St Austell and record any factors affecting their deliverability. Commercial agents’ feedback and further consultation has provided current market evidence, which has informed our conclusions with regard to the demand for employment space and methods of delivery. The assessment of sites does not prioritise any site/s to be developed but does indicate sites that could come forward within a predicted timescale, providing the right intervention is applied, for example, developer commitment to delivering a site or public sector intervention.

The agents’ reports highlight that development is currently unviable without funding intervention and this is supported by the matrix. Only five sites are scored into the green category, indicating deliverability within the short term 1 – 3 year timescale. The majority of these are either receiving public sector funding or are actively pursuing it, thus underlining the fact that, without intervention, there are very few employment space developments being pursued.

By comparison, the vast majority of sites in St Austell are scored into the amber bracket – putting them in the medium to long term delivery timescale of 3 – 10 years. A large number of these amber sites score poorly under ‘Financial Viability’, evidencing the fact that, whilst there are a number of available sites, intervention would be required in order to make them deliverable.

The majority of sites which achieve scores of 18 and above are located in existing employment areas, with fairly good profiles. Being located in an existing employment zone increases the likelihood of achieving planning permission and enables the site to receive a high score for ‘Established Business Location’. All of the sites which score in the 1 - 3 year timescale either have planning permission in place for employment use or, due to location or pre-application discussions, it has been indicated that they are very likely to be granted permission.

Another common feature of the sites which are being shown to be deliverable within a 1 - 3 year timescale is the presence of a developer or a proactive landowner. Four of the five short term deliverable sites are under the full control of a single developer or a landowner, who has confirmed their interest in development, and an agent is employed in pre-app discussions.

The agents also highlighted, in their reports, that there is a large amount of available land in St Austell, although much of it is not ready for development. The number of sites being considered in the St Austell matrix is considerably more than for any other town in this study, thus supporting the agents’ comments. The vast majority of the sites in the town score in the 3 – 10 year timescale, thus providing further evidence that they are not yet ready for development and that some intervention may be necessary to make them deliverable.

With a number of the amber sites, access and local infrastructure have been mentioned by the agents as a constraint, this is something which the agents’ reports also pointed to as a barrier to development in St Austell. The suggestion is therefore that improving the infrastructure and road links in St Austell would have the potential to unlock a number of sites in the town for employment use.

13 Cornwall Employment Sites Study – St Austell October 2012

5.1 Way Forward The current economic market brings significant challenges to a county that is one of the poorest regions in Europe. The private sector remains averse to speculative schemes outside proven areas of demand. However, it is evident from the study that there is a need for a proactive approach towards the delivery of employment space, both in the short and the medium to long term.

“The market will not always be able to deal with these types of problems, and without some form of intervention, an area’s employment land supply can form a barrier to economic growth and investment.”22

The following highlights the various strategies and programmes that are being driven by CC, CDC, LEP and the Homes and Communities Agency (HCA) in Cornwall. It is evident that with the evolvement of these new strategies and programmes that there is an opportunity for these organisations to provide a robust and joined up approach to ensure towns such as St Austell deliver employment space.

 CC’s Draft Core Strategy recommends the promotion of mixed development sites, rather than single allocation sites, enabling mixed development to subsidise, for example, infrastructure; the Infrastructure Delivery Plan (IDP) identifies the infrastructure required to support and underpin the development strategy for Cornwall until 2030 as set out in the Core Strategy (Planning Future Cornwall), which forms part of the wider Cornwall Local Development Framework (LDF). As part of this work delivery strategies will be developed for each Community Network Area.  The recent development of the LEP and the securing of the RGF and GPF need to be used to kick start development by de-risking schemes whenever possible. CDC, the Council’s arms length development company are responsible for managing these funds.  In September 2011, the Homes and Communities Agency (HCA) launched its newest delivery programme, the Economic Assets Programme (EAP), following the successful transfer of a significant portfolio of land, property and other assets from the Regional Development Agencies, which were wound down at the end of March 2012;  Post Convergence funding (essential to help achieve viable high spec’ employment space). For example the identified amber sites could be fed into the post 2013 funding considerations in order to provide both an evidence base and focus for future activity.  CC’s Capital Programme for Employment sites;

There is the opportunity for a joined up approach within the Council, CDC, the HCA, the LEP and developers to prioritise sites for key towns and ensure resources are focussed, enabling the delivery of employment space across key towns in Cornwall. This will be the subject of further consideration.

22 Nathaniel Lichfield and Partners, March 2012, Realising the Potential

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6 Appendices

6.1 Appendix A – Sites Scoring Matrix

St Austell

Deliverability Site Comments Location of 30 location Planning Planning Size of site Constraints Constraints Accessibility Accessibility Site Reference Site Reference Developer role Developer Other reference Other reference Financial Viability Viability Financial Established business Deliverability Subtotal out Subtotal Deliverability

Land at ST1 3.2 ha 1 2 2 2 4 4 15 Former We are not aware of any specific Scoring 2 for Carclaze Developmen interest in the site identified by constraints as t Cell. CDC. This site is considered to SSSI and be inappropriate for Flooding - as employment use, due to the indicated in poor road links. Good site, good C.N.A. Paper. location, but lack of demand.

15 Cornwall Employment Sites Study – St Austell October 2012 Coyte Farm, ST2 30 ha 3 2 2 2 2 3 14 Multiple Employment space would be Penwinnick Opportunity best placed here due to Road, St Sites on potential strategic mixed use Mewan, St C.N.A opportunity subject to planning. Austell We are not aware of any specific interest in the site identified by CDC. This site will have a predominately local demand with regards to future employment requirements. No scope for commercial. Limited offices. Limited market. Land at ST3 15.4 1 3 2 2 1 3 12 Former We are not aware of any specific Limited Trenowah ha Developmen interest in the site identified by information on Farm, t Cell. CDC. This site would be more this site and Tregrehan, suited to 100% residential use, scored St Austell than an employment space mix. accordingly. No good. Land North ST4 1.2 ha 1 3 2 2 1 3 12 Former We are not aware of any specific West of St Developmen interest in the site identified by Blazey Gate t Cell. CDC. This site is considered to be inappropriate for employment use, due to lack of demand for offices in this location. Limited. No good. Land ST5 51.9 3 4 2 3 4 3 19 Multiple We are not aware of any specific bounded by ha Opportunity interest in the site identified by Treverbyn Sites on CDC. This site will have a Road, C.N.A predominately local demand Tregonissey with regards to future Road, employment requirements. Not Menacuddle well placed for local Hill and infrastructure. No vision for any Mount short term take up of Stamper commercial space - medium to Road long term scheme. Recommend it is deferred to later phases of development.

16 Cornwall Employment Sites Study – St Austell October 2012 Land at Baal ST6 160 3 2 2 4 2 2 15 Multiple We are not aware of any specific Pit to the ha Opportunity interest in the site identified by East of the Sites on CDC. This site is considered to A391 and C.N.A be inappropriate for land to the employment use, due to lack of west of the demand in this location. As A391 at above. West Carclaze Technology ST6A 2.79 4 2 4 5 2 3 20 Park ha

Land at Par ST7 27 ha 3 2 2 4 3 4 18 Multiple We are not aware of any specific Docks, St Opportunity interest in the site identified by Blazey Sites on CDC. This is one of the best C.N.A sites for development due to proximity to the A30 when considering B8 distribution warehousing. Scope for small scale offices from local developers. Land at ST8 108 3 2 2 4 3 3 17 Opportunity We are not aware of any specific Blackpool ha Site in Core interest in the site identified by and Strategy and CDC. This is one of the best sites Burngullow ELR for development due to Burngullow - proximity to the A30 when ELR 20.7 ha considering B8 distribution site assessed warehousing. See comments for ST5 and ST6. Land at ST9 19.49 3 2 2 2 3 2 14 Opportunity We are not aware of any specific Higher ha Site interest in the site identified by Trewhiddle CDC. This site is considered to Farm, be inappropriate for Trewhiddle employment use, due to lack of Road, St demand in this location. Austell Information not provided.

17 Cornwall Employment Sites Study – St Austell October 2012 Middleway ST10 1.5 ha 4 2 2 2 3 3 16 Opportunity We are not aware of any specific Station Site interest in the site identified by Road. CDC. Although this site seems Former suited to office development, it Kelly's Ice will be difficult to let due to Cream Site oversupply in the TTWA. Limited scope for commercial. Flood plain? Kelly's had consent for industrial units - lack of demand? Holmbush ST11 6.7 ha 1 3 2 2 3 3 14 Former We are not aware of any specific Road, St Developmen interest in the site identified by Austell t Cell. CDC. No information provided. Holmbush is one of the major industrial estates on the eastern side of the town, this could be a benefit? Land at ST12 12.00 4 2 2 2 3 3 16 ELR We are not aware of any specific Trewoon 1 ha interest in the site identified by CDC. This site will have a predominately local demand with regards to future employment requirements. Small scale, limited demand. Beacon Kilns ST13 1.7 ha 4 2 2 2 3 3 16 ELR SIF We are not aware of any specific Mixed interest in the site identified by Business CDC. This site is considered to Space be inappropriate for employment use, due to the poor road links. Development would be dependent upon successful convergence funding. Rockhill ST 2.5 ha 4 3 2 4 4 4 21 ELR and SIF Business 14 Park

18 Cornwall Employment Sites Study – St Austell October 2012 Drinnick ST15 1 ha 4 2 2 2 3 3 16 SIF ELR We are not aware of any specific Business interest in the site identified by Units CDC. This site will hopefully draw occupiers linked to education and the Eden Project. Over-supply of business space in the area. Patio ST16 1.3 ha 4 3 2 2 3 3 17 ELR We are not aware of any specific Furniture interest in the site identified by Site CDC. Low quality. Ground stability problems/mining problems. Best left alone. Greenacres ST17 7.0 ha 2 3 2 2 4 3 16 SIF Employment space would be Farm & best placed here due to the Penhale proximity to the A30. We are not Farm, aware of any specific interest in Victoria the site identified by CDC. Although this site seems suited to office development, it will be difficult to let due to oversupply in the TTWA. Established location but poor access. Needs major infrastructure expenditure. Land ST18 5.0 ha 5 4 2 5 4 3 23 SIF ELR Employment space would be adjacent to best placed here due to the Altec, proximity to the A30. We are not Victoria aware of any specific interest in the site identified by CDC. This site is considered to be inappropriate for employment use, due to lack of demand in this location. This site would be more suited to 100% residential use, than an employment space mix. See comments as ST24.

19 Cornwall Employment Sites Study – St Austell October 2012 Land at ST19 0.6 ha 5 4 2 2 2 4 19 SIF We are not aware of any specific Mount interest in the site identified by Stamper CDC. Not enough information Road, provided. Carclaze Land at ST20 4.6 ha 3 3 2 2 3 3 16 SIF We are not aware of any specific Roche Road, interest in the site identified by Bugle CDC. This site is considered to be inappropriate for employment use, due to the poor road links. Don't know this site. Pentewan ST21 1.8 ha 5 4 2 2 3 3 19 SIF ELR We are not aware of any specific Road Mixed interest in the site identified by Business CDC, but consider this to be well Space suited for industrial and business space development. This site would be more suited to 100% residential use, than an employment space mix. Flood plain. Retail scheme. Limited demand for offices in St Austell for short to medium term, Cannis House and Brunel Business Park which have been slow to let. Penwinnick ST22 3.41 Site to be sold Road ha for retail use. Offices, St Therefore not Austell scored. Roundhouse ST23 2.6 ha 4 2 2 2 3 3 16 SIF ELR We are not aware of any specific Site, St. interest in the site identified by Blazey CDC. Ill though out scheme. Fully let.

20 Cornwall Employment Sites Study – St Austell October 2012 St Austell ST24 4.2 ha 5 5 2 2 5 5 24 SIF ELR Employment space would be Enterprise best placed here. We are not Park aware of any specific interest in the site identified by CDC. Information insufficient to comment on the site. No proforma included. Svedala ST25 0.2 ha 4 3 2 2 2 3 16 ELR We are not aware of any specific Charlestown interest in the site identified by CDC. Residential site. Moorland ST26 1.1 ha 4 3 2 4 4 3 20 ELR Employment land would be best Not shown on Business placed here. We are not aware current map. Park of any specific interest in the site identified by CDC. Good strategic location for medium term development (if not already built upon!). Good access to A30, full on.off junction. Par Moor ST27 4.4 ha 4 3 2 2 4 3 18 ELR We are not aware of any specific Bus. Park interest in the site identified by CDC. Predominantly office development. May be scope in medium to long term for office/campus style development. Par Moor ST28 8.1 ha 4 2 2 2 3 3 16 ELR We are not aware of any specific Dries interest in the site identified by CDC. Difficult site. Question topography. Road width not great. Potential to create small units of the site of the dries. Bojea ST29 0.8 ha 4 2 2 2 2 3 15 ELR We are not aware of any specific Industrial interest in the site identified by Estate CDC. Limited potential for infill.

21 Cornwall Employment Sites Study – St Austell October 2012 Holmbush ST30 18.6 4 3 2 2 3 3 17 ELR We are not aware of any specific ha interest in the site identified by CDC. Potential to redevelop part. But may be squeezed by housing potential. Not suitable for offices. Mid Cornwall ST31 0.4 ha 4 3 2 2 4 3 18 ELR We are not aware of any specific Business interest in the site identified by Centre CDC. Fully developed. Tywardreath ST32 1.2 ha 4 3 2 2 3 3 17 ELR We are not aware of any specific Highway interest in the site identified by CDC. Fairly well developed, possibly some potential for small scale infill. Charlestown ST 0.7 ha 4 2 2 2 2 2 14 ELR We are not aware of any specific Dries 33 interest in the site identified by CDC. Residential site. Wrong location for commercial use. St Austell ST34 4.7 ha 4 3 2 2 4 3 18 ELR We are not aware of any specific Bay interest in the site identified by Business CDC but consider this to be well Park suited for industrial development. Potential for expansion on the West side. St Andrews ST35 0.5 ha 4 2 2 2 3 4 17 ELR We are not aware of any specific Road interest in the site identified by (Station CDC. Fully developed. Site) Bojea ST36 0.7 ha 4 2 2 2 2 3 15 ELR We are not aware of any specific Sidings interest in the site identified by CDC. Limited potential. Kemutec ST37 1.4 ha 4 3 2 2 3 3 17 ELR We are not aware of any specific interest in the site identified by CDC. Occupied. Too valuable to knock down and rebuild.

22 Cornwall Employment Sites Study – St Austell October 2012 Trevarrick ST38 0.3 ha 4 2 2 3 3 3 17 ELR We act for the owners, Celtic Enterprise Ltd. The site is fully occupied. The site would be unsuitable for development due to flood risk posed by the adjacent river. To date certain drainage works have been undertaken to improve this risk. There is also Japanese Knotweed in and around the site. Limited potential. May be squeezed by residential development. Carclaze Dry ST39 0.8 ha 4 3 2 2 3 3 17 ELR We are not aware of any specific Industrial interest in the site identified by Estate CDC. Fully developed. St Andrews ST40 1.2 ha 4 3 2 2 3 3 17 ELR We are not aware of any specific Road interest in the site identified by (Baileys CDC. Limited. Looks to be fully Site) developed. Trezaise ST41 3.5 ha 4 2 2 2 2 3 15 ELR We are not aware of any specific (Trendall interest in the site identified by Industrial CDC. Scrapyard. Contaminated. Park) Limited potential. Better sites at Roche, Victoria. Morven ST42 0.3 ha 4 3 2 2 3 3 17 ELR We are not aware of any specific Road interest in the site identified by Industrial CDC. Over-developed. No Estate potential. Not worth knocking down. Non-conforming user.

23 Cornwall Employment Sites Study – St Austell October 2012 6.2 Appendix B – Matrix Scoring Criteria

Employment Sites - Deliverability Assessment Score 1 2 3 4 5 Deliverability Planning Planning permission No planning in place Located within Town No planning in place Planning permission extremely unlikely for – site is has had little Framework growth for main coverage of in place for employment uses or no pre application option area for site – but site is in an employment or and/ or planning discussions. Some employment or existing employment mixed-use permission recently potential for mixed-use, or within area, is allocated for development. granted for none employment or town boundary. employment employment uses mixed-use because of purposes or extensive relationship with pre application existing town. discussions have taken place indicating likely acceptability

Constraints Site has significant Site has identified Site has limited Only limited Site conditions, constraints [or constraints that could identified constraints investigation has constraints and potential for] that are challenge that are unlikely to been carried out, impact of likely to prevent deliverability e.g. challenge early indications designations have development HSE, Statutory deliverability but no suggest no major been assessed and opportunity e.g. Flood designations, site investigations constraints, detailed no significant barriers plain. topography, undertaken investigation yet to be have been identified contamination, undertaken or Site landscape. investigations undertaken, minor issues identified, viability yet to be confirmed.

24 Cornwall Employment Sites Study – St Austell October 2012 Financial Viability Costings and No evidence of Costings and Costings and Costings and valuations undertaken costings or valuations valuations valuations valuations showing scheme to at this stage. Some undertaken. undertaken. Evidence undertaken. Funding be unviable and no potential for site to be Indications of private that project could be confirmed (either evidence of private brought forward and sector delivery and viable as part of a public or private). Low sector funding. access funding. funding. Potential large mixed-use risk that funding will Scheme unlikely to eligibility for gap development OR be withdrawn. secure public sector funding. eligible for P2 or P4 funding. Landowner match funding.. confirmed no interest Funding identified in investing in site. through potential investors/ bank but not fully confirmed. Control of land and Land-owner has No information on Developer or Site under full control Site under full control developer role. declared they have land ownership or landowner with of single developer or of single developer or no intention to developer OR land majority control of site landowner/s [with landowner [with release land for owner not currently identified AND not options/ownership] options/ownership] employment use. promoting seeking to actively AND agent employed who has experience development. OR bring forward in pre-app of this type and scale multiple land employment discussions. of development ownership with no developments at this including employment consensus or time due to economic/ AND developer agreement. funding/ market landowner actively uncertainty OR pursuing ransom/tenancy funding/planning issues applications or planning application secured.

25 Cornwall Employment Sites Study – St Austell October 2012 Established business Not part of Site close to other Site within existing Within existing Site within location established business business location but business location but business location, but established business location. Site lacking not directly connected with some issues - site is hidden away. area with good profile identity or existing or associated. poor infrastructure / Location may have and identity. Area infrastructure. Site vacancies / poor some issues - varying includes good quality with potential environmental quality quality. development and few constraints with / poor building quality. vacancies. adjoining uses. Or site is adjacent to established and significant business location.

Accessibility Site isolated. Links to Site isolated until Some improvements Site located along Site located with good existing main road significant needed on local good access road but business access network not infrastructure in network. Or just site major junction without major adequate. Local place. Local entrance required but scheme required to infrastructure workforce is distant. workforce not within workforce is distant. provide access into investment. Adequate Major off site walking distance. site. Walking links access into site improvements possible to local exists. Existing or required to road workforce. planned future network. workforce within walking distance and good public transport links.

6.3

26 Cornwall Employment Sites Study – St Austell October 2012 Appendix C – Maps of Sites

27 Cornwall Employment Sites Study – St Austell October 2012