Town Framework Plan (Background Evidence)

Review of Employment Sites

May 2010

1 1 Introduction

This short paper reviews the employment sites which are currently available for employment purposes within the town of Newquay. The principal elements of evidence base to inform this paper are the Employment Land Review (ELR) currently being undertaken by Nathaniel Lichfield and Partners which is scheduled for completion in July 2010 and the Cornwall and the Isles of Scilly Employment Space Strategic Assessment 2007 – 2017 (Amion Study) by Amion Consulting dating from July 2007.

This paper is being undertaken as a starting point for plan making considerations within the process of developing a Town Framework Plan for Newquay. Its primary purpose is to provide a background to the employment land in the area and contains extracts from the ELR of the sites identified within Newquay (see Appendix 1). It also contains a table of the sites and a corresponding map identifying all sites which can be referred to.

The purpose of this paper is to highlight the following:

• Land identified in the ELR within the Newquay area. • The amount of vacant and available land sourced from existing Surveys and Strategies covering Newquay • The appropriate scale of development that could be accommodated

Key of Sites Identified Existing Proposed E1 – Ealing Science Centre E8 – Newquay Growth Area E2 - Hope Terrace E9 – Treloggan Industrial Estate E3 – School Close Craft Units, St. Columb Minor E10 – Quintrell Downs E4 – Quarry Park Road E11 – Trevithick manor E5 – Tor Road E12 – Land at Trevemper E6 – Treloggan Industrial Estate E14 – Tregunnel Hill E7 – Trevemper Mill 2 2 Background to Employment in Newquay

The town of Newquay falls within the Newquay Community Network Area (CNA) as outlined on the plan below and is the CNA’s dominant urban area. The profile for the CNA recorded in 2007 the population of the town was 21,994 with the wider CNA holding a population of 26,900. For the purposes of the town framework the boundary for assessment includes the parishes of Newquay, Colan and . As you will note the CNA boundary is far more extensive than the assessment boundary but due to the towns dominance of the CNA it is clearly a reliable source in summarising its profile. It should also be noted that Newquay is the fifth largest town in Cornwall and the largest on the County’s west coast.

The most prevalent employment sectors in the CNA are hotels and restaurants at 33% and retail and wholesale at 19%. However it should be noted that these figures do not include self-employment which is a significant proportion of the workforce in agriculture, fishing and construction, the 2001 Census indicated that 11.53% of the people of working age in Newquay are self-employed. Unemployment in Newquay was recorded at 5.2% in February 2010 Claimant Count figures – Nomis), above the England average of 4.3%.

The Amion Study

In July 2007 the Amion Study was produced for the South West of England Regional Development Agency (SWRDA). This extensive evidence based document included assessments for the Newquay area and used a number growth scenarios (2.8%, 3.2% and an aspirational scenario).

The aspirational scenario was developed to reflect the ambitions of the partners in Cornwall and the Isles of Scilly to deliver the objectives outlined Convergence Programme for Cornwall and the Isles of Scilly 2007- 2013. The aspiration scenario is based on the assumption that by 2017 a GVA per capita target of 75% of the UK average will be reached for Cornwall and the Isles of Scilly.

3 The forecasts of this study in relation to future demand under these growth scenarios is outline in table 1 below and demonstrates that under all employment use classes and under each growth scenario demand in the Newquay Travel to Work area (TTWA) (as defined in 1998 by National Statistics) is expected to increase between 2007 – 2017.

Table 1: Summary of Amion Study for Newquay

Employment Land Growth – 2007-2017 (ha) Floorspace Growth - 2006-2017 (sqm) 2.8% 3.2% Aspirational 2.8% 3.2% Aspirational B1a/b 6.7 6.9 7.8 16,826 17,412 19,526 B1c/B2 1.9 1.9 3.1 4,357 4,357 7,239 B8 4.6 4.6 6.5 10,665 10,665 14,998 TOTAL 13.2 13.5 17.4 31,848 32,434 41,762

In addition the study identified existing land supply alongside vacant premises supply (as of October 2006) to identified projects gaps in terms of land availability to meet demand under the growth scenarios between the period 2007-2017. The methodology for assessment included vacant employment floorspace, sites currently available and on the market, with or without planning permission, land allocated for employment uses through the Development Planning Framework and non-allocated land or “oven ready” sites already remediated and/or serviced and available for immediate development and occupation.

The conclusions of this assessment outlined that there was a total of 21.70 ha of available land in Newquay in October 2006. This available land was broken down into floorspace (sq mtrs) as is demonstrated in table 2 below.

Table 2: Total Employment Land capacity for Newquay (sqm) (October 2006) Offices Industrial Total Grand Total Current Land Total Current Land Total Current Land Premises Potential Premises Potential Premises Potential 300 25,938 26,238 184 27,668 27,852 484 53,606 54,090

The Amion study also identified projects gaps in terms of land availability to meet the demand identified under the growth scenarios between the period 2007-2017. The conclusions of this gap analysis are detailed in table 3 below.

Table 3: Gap analysis between projected demand and supply 2007-2017 for Newquay (sqm) (October 2006) Growth Industrial Office scenario Demand Vacant Land supply Gap Demand Vacant Land supply Gap premises premises supply supply 2.8% p.a. 15,022 184 27,668 12,830 16,826 300 25,938 9,412 Growth Scenario 3.2% p.a. 15,022 184 27,668 12,830 17,412 300 25,938 8,826 Growth Scenario Aspirational 22,237 184 27,668 5,615 19,526 300 25,938 6,712 Growth Scenario

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3 Summary of Employment Sites

Table 4 below sets out the sites identified in the ELR and sets out for each site: • Size of the site • Size of developed vacant area (this includes vacant properties such as empty industrial units) • Size of undeveloped vacant area (this includes vacant land including buildings under construction) • Quality of the site (this is an average of the 6 different quality scores for each site) • Accessibility by public transport (distance to railway station measured along most direct road/path, where convenient route could be identified) • Accessibility to the main road network • Development constraints • Overall Employment Land Review score (out of a total of 60 points)

Table 4: Summary of Employment Land Review Site Total Developed Un- Access to Access to the Average Development ELR area vacant developed public main road quality of constraints Score (ha) area (ha) vacant transport network the site (out of area (ha) 60) Ealing Science 0.71 0.71 0 ELR score 3 1 km to A3058 1.67 22 Centre, Treloggan and 1.1km to Lane A392 Hope Terrace 0.29 0.03 0 ELR score 4 0.45 km to A392 2.67 32 Jewson’s (Mixed 0.679 0 0 ELR score 4 0.76 km to A392 2 25 Use), off Mount Wise Newquay Growth 13.5 0 13.5 ELR score3 With inclusion of 2.83 38 Area Trencreak relief road site will be Allocated approximately within 0.8km of A3058 and A392 Quarry Park Road 0.95 0 0 ELR score 3 0.3 km from 2.5 32 A3058 and 1.2km from A392 School Close Craft 0.18 0 0 ELR score 4 Site directly 3 33 Units, School Close, adjoins A3058 St. Columb Minor and A3059 Tor Road 0.27 0.03 0 ELR score 4 1km to A3058 2 27 and 1.5km to A392 Treloggan Industrial 8.96 1.03 2.015 ELR score 4 Site is 0.4km to 3.17 37 Estate A392 Trevemper Mill 0.26 0.1 0 ELR score 2 Site directly 2 25 adjoins the A392 TOTALS 25.799 1.9 15.515 269

The sites reviewed by the ELR do not include the proposed aeronautical related employment space provision detailed in the Draft Newquay Airport Masterplan as is further referred to in the Amion study. However this space is specifically aeronautically related and is justified on the basis of requiring a direct link with the airport. It is therefore considered that this space in itself does not contribute to or demand the land capacity of the town. However it should be acknowledged that there will be over riding benefits to the town and such a development will have the potential to assist the diversification of the local economy away from the existing dominant tourism and leisure related uses.

The table also excludes a number of sites detailed with the Newquay and St. Columb Strategic Investment Framework (SIF) which identified as an output to deliver 5 hectares of new ‘B’ use business space by 2015 designed to meet the needs of the Lisbon Agenda and BREEAM construction standards to qualify for Convergence gap ERDF funding.

The SIF included a number of sites that are outside of current planning commitments in terms of land allocations (ie. Newquay Growth Area(NGA)) and have not been assessed through the ELR. However it is 5 important to note that a number of these proposals have been promoted individually on the grounds of deliverability by the former Restormel Borough Council in the absence of a comprehensive approach the delivery of the NGA and the decision of the Secretary of State in 2007 to find Restormel’s Core Strategy and Newquay Action Plan unsound partly on the basis of over reliance on the delivery of the NGA.

These sites are at advancing stages in the planning process with a number of formal planning submissions. Examples of such are the Duchy development at Quintrell Road (0.5 ha in phase 2) which received planning approval subject to the completion of a Section 106 Agreement at 12th November 2009 by ’s Strategic Planning Committee (it should be noted phase 1 fell within the NGA designation), Tregunnel Hill (0.1ha employment provision) approved on 3rd November 2009, land at Trevithick Manor which is to be reported to a Strategic Planning Committee (5 ha) in June 2010 and land at Quintrell Downs (2ha) which was allowed at appeal in January 2010 (Ref:APP/D0840/A/09/2109211).

Table 5 below outlines the sites with planning permission as of April 2010 which have either not commenced or are under construction, however this table excludes site that have progressed through a Committee approval process but waiting completion of legal agreements (Quintrell Road) and the sites encouraged by the Council which are at advancing stages in the process (Trevithick Manor).

Table 5: Sites with planning permission not started or under construction (April 2010) Use Class Site Floorspace with pp/uc (sq m)

B1a Land at Tregunnel Hill, Newquay 833 (n/s) Land at West Road, Quintrell Downs 4600 Land off Trevenson Road, Newquay 135 Mixed B1/B2/B8 Land at West Road, Quintrell Downs 5300 (n/s) TOTAL 10568

4 Analysis

The available land supply identified in the Newquay area differs between the results of the Amion Study and those outlined in the recent ELR. The latter document recording in 2009 17.4 ha of available land and the Amion study 21.70 ha in October 2006. This indicates a 4.3 ha differential between to two studies.

The difference between these figures could be as a result of a number of reasons. Primarily the Amion study took a wider search assessment geographically as delineated by the 1998 National Statistics TTWA which will have included St. Columb Major. The Amion study also included sites that are outside of the current formal planning process.

It should also be noted that there has been 0.43 ha of completed new employment space in Newquay since October 2006 as set out in table 6 below. In addition since 2006, 2.8 ha have been completed at St. Columb Major, with a further 0.7 ha remaining undeveloped. This land was not part of the ELR study but falls with in the Newquay TTWA 1998 as used by the Amion Study.

Table 6: Summary of Employment Completions in Newquay from 1/4/06 to 31/3/09 (Net figures) Completions (ha) Floor space (sqm) Use 2009 Treloggan 0.15 464 B1 Treloggan 0.28 877 B1, B2, B8 Total 0.43 1341 2008 Treloggan -0.01 (change of use) - 92 - B2 Treloggan 0.01 (change of use) +92 +D2 Total 0 0 2007 Total 0 0 2006 Total 0 0 TOTAL 0.43 1341

6 5 Conclusions

There is clearly an available land supply for employment uses in Newquay as has been demonstrated by both studies referred to in this document. However with the differentials detailed above in terms of the boundaries of search and the requirement of this document to identify the land capacity of the town of Newquay the following approach has been taken.

If we take the land supply figure outlined through the ELR as a baseline (as we know the sites that have been assessed) and add the proposals that have planning permission or are subject to formal determination within the immediate future the total of available land supply in Newquay is 25.875 ha. This is detailed in the table below.

Table 7: Summary of Statistics gathered Evidence Source Land supply Employment Land Review - developed vacant area 1.9 ha Employment Land Review – undeveloped vacant area 15.515 ha Total B1, B2, B8 space which has permission that has yet to be constructed • Quintrell Downs – allowed at appeal 2 ha • Quintrell Road (Phase 2) – agreed by committee but awaiting completion of S.106 0.46 ha • Trevithick Manor 5 ha • Tregunnel Hill 1 ha Total 25.875 ha Total sqm of B1, B2, B8 space that has been constructed since 2006 1341 sqm Total sqm of B1, B2 B8 space that has planning permission but has not started or 10868 sqm completed

7 Appendix 1: The ELR Site Proformas

Existing Site: Total Area: 0.71 Ealing Science Centre Dev. Vacant Area: 0.71 Treloggan Lane Un Dev. Area: 0 Newquay

Market Segment of Existing Developed Sites - Research and Technology/Science Parks

Quality of existing portfolio and internal Quality of the wider environment environment Average Age of buildings: 2.0 Adjacent land uses constraining operations or quality of uses on site: 3 Average Quality of buildings: 1.0 Perception of the wider environmental 1 Noise and other obvious pollutants: 0 quality: State of the external areas and public realm: 2 Local facilities for work force: 3 Parking, internal circulation and servicing: 3 Strategic Access Ease of access to site: 2 Ease of access to main road network: 1 Accessibility Proximity to rail, sea or air freight: 1 Access by public transport: 3 TOTAL SCORE:- 22 [Scoring: 5 = very good, 1 = very poor]

Access is an issue as the site is currently accessed through an existing residential area.

8 Existing Site: Total Area: 0.29 Hope Terrace Dev. Vacant Area: 0.03 Hope Terrace Un Dev. Area: 0 Newquay Cornwall

Market Segment of Existing Developed Sites - General Industrial/Business Area

Quality of existing portfolio and internal Quality of the wider environment environment Average Age of buildings: 2.0 Adjacent land uses constraining operations or quality of uses on site: 2 Average Quality of buildings: 3.0 Perception of the wider environmental 2 Noise and other obvious pollutants: 4 quality: State of the external areas and public realm: 2 Local facilities for work force: 5 Parking, internal circulation and servicing: 2 Strategic Access Ease of access to site: 3 Ease of access to main road network: 2 Accessibility Proximity to rail, sea or air freight: 1 Access by public transport: 4 TOTAL SCORE:- 32 [Scoring: 5 = very good, 1 = very poor]

9 Existing Site: Total Area: 0.679 Jewson’s (Mixed Use) Dev. Vacant Area: 0 Off Mount Wise Un Dev. Area: 0 Newquay

Quality of existing portfolio and internal Quality of the wider environment environment Average Age of buildings: 2.0 Adjacent land uses constraining operations or quality of uses on site: 1 Average Quality of buildings: 2.0 Perception of the wider environmental 1 Noise and other obvious pollutants: 3 quality: State of the external areas and public realm: 2 Local facilities for work force: 5 Parking, internal circulation and servicing: 2 Strategic Access Ease of access to site: 1 Ease of access to main road network: 1 Accessibility Proximity to rail, sea or air freight: 1 Access by public transport: 4 TOTAL SCORE:- 25 [Scoring: 5 = very good, 1 = very poor]

10 Existing Site: Total Area: 13.5 Newquay Growth Area Dev. Vacant Area: 0 Newquay Un Dev. Area: 13.5

ALLOCATED SITES Site Development Constraints Quality of the wider environment Site Access; layout of the internal estate Adjacent land uses constraining operations road system: 0 or quality of uses on site: 2 Topography, size and shape: 4 Perception of the wider environmental quality: 4 On-site environmental issues: 4 Local facilities for work force: 5 Contamination/land instability/on-site 5 Strategic Access structures: Ease of access to main road network: 3 Amenity of adjacent occupiers: 4 Proximity to rail, sea or air freight: 1

Accessibility Sequential Test and Brownfield/Greenfield Access by public transport: 3 Previously developed in whole or part: 3 TOTAL SCORE:- 38 [Scoring: 5 = very good, 1 = very poor]

Access to the site has not been developed.

11 Existing Site: Total Area: 0.95 Quarry Park Road Dev. Vacant Area: 0 Newquay Un Dev. Area: 0

Market Segment of Existing Developed Sites - General Industrial/Business Area

Quality of existing portfolio and internal Quality of the wider environment environment Average Age of buildings: 3.0 Adjacent land uses constraining operations or quality of uses on site: 3 Average Quality of buildings: 3.0 Perception of the wider environmental 2 Noise and other obvious pollutants: 2 quality: State of the external areas and public realm: 2 Local facilities for work force: 5 Parking, internal circulation and servicing: 3 Strategic Access Ease of access to site: 2 Ease of access to main road network: 3 Accessibility Proximity to rail, sea or air freight: 1 Access by public transport: 3 TOTAL SCORE:- 32 [Scoring: 5 = very good, 1 = very poor]

Potential on site noise issue from refrigeration business.

12 Existing Site: Total Area: 0.18 School Close Craft Units Dev. Vacant Area: 0 School Close Un Dev. Area: 0 St Columb Minor Newquay

Market Segment of Existing Developed Sites - General Industrial/Business Area

Quality of existing portfolio and internal Quality of the wider environment environment Average Age of buildings: 1.0 Adjacent land uses constraining operations or quality of uses on site: 1 Average Quality of buildings: 3.0 Perception of the wider environmental 4 Noise and other obvious pollutants: 4 quality: State of the external areas and public realm: 3 Local facilities for work force: 3 Parking, internal circulation and servicing: 4 Strategic Access Ease of access to site: 3 Ease of access to main road network: 2 Accessibility Proximity to rail, sea or air freight: 1 Access by public transport: 4 TOTAL SCORE:- 33 [Scoring: 5 = very good, 1 = very poor]

There are access issues as the junction to the site can get heavily congested.

13 Existing Site: Total Area: 0.27 Tor Road Dev. Vacant Area: 0.03 Tor Road Un Dev. Area: 0 Newquay Cornwall

Market Segment of Existing Developed Sites - General Industrial/Business Area

Quality of existing portfolio and internal Quality of the wider environment environment Average Age of buildings: 1.0 Adjacent land uses constraining operations or quality of uses on site: 2 Average Quality of buildings: 2.0 Perception of the wider environmental 1 Noise and other obvious pollutants: 3 quality: State of the external areas and public realm: 2 Local facilities for work force: 5 Parking, internal circulation and servicing: 2 Strategic Access Ease of access to site: 2 Ease of access to main road network: 2 Accessibility Proximity to rail, sea or air freight: 1 Access by public transport: 4 TOTAL SCORE:- 27 [Scoring: 5 = very good, 1 = very poor]

14 Existing Site: Total Area: 8.96 Treloggan Industrial Estate Dev. Vacant Area: 1.03 Treloggan Un Dev. Area: 2.015 Newquay

Market Segment of Existing Developed Sites - General Industrial/Business Area

Quality of existing portfolio and internal Quality of the wider environment environment Average Age of buildings: 3.5 Adjacent land uses constraining operations or quality of uses on site: 3 Average Quality of buildings: 3.5 Perception of the wider environmental 3 Noise and other obvious pollutants: 4 quality: State of the external areas and public realm: 3 Local facilities for work force: 4 Parking, internal circulation and servicing: 3 Strategic Access Ease of access to site: 2 Ease of access to main road network: 3 Accessibility Proximity to rail, sea or air freight: 1 Access by public transport: 4 TOTAL SCORE:- 37 [Scoring: 5 = very good, 1 = very poor]

15 Existing Site: Total Area: 0.26 Trevemper Mill Dev. Vacant Area: 0.1 Newquay Un Dev. Area: 0

Market Segment of Existing Developed Sites - General Industrial/Business Area

Quality of existing portfolio and internal Quality of the wider environment environment Average Age of buildings: 1.0 Adjacent land uses constraining operations or quality of uses on site: 2 Average Quality of buildings: 2.0 Perception of the wider environmental 4 Noise and other obvious pollutants: 3 quality: State of the external areas and public realm: 2 Local facilities for work force: 2 Parking, internal circulation and servicing: 2 Strategic Access Ease of access to site: 2 Ease of access to main road network: 2 Accessibility Proximity to rail, sea or air freight: 1 Access by public transport: 2 TOTAL SCORE:- 25 [Scoring: 5 = very good, 1 = very poor]

There is an on site issue of excessive noise from the adjoining road.

Total Area: 0.71

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