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Economic and Employment Land Review Study for the Anglesey and Gwynedd Planning Authority Area Main Report

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Economic and Employment Land Review Study for the Anglesey and Gwynedd Planning Authority Area Main Report Economic and Employment Land Review Study for the Anglesey and Gwynedd Planning Authority area Main Report Final Report July 2012 Prepared for Isle of Anglesey County Council and Gwynedd Council Isle of Anglesey County Council and Gwynedd Council Economic and Employment Land Review Study Revision Schedule Final Report July 2012 Rev Date Details Prepared by Reviewed by Approved by 01 November Stage 1 Report Mark Phillips Alan Houghton 2011 Principal Regeneration Head of Planning and Surveyor (URS Scott Regeneration 02 January 2012 Wilson) Sam Rosillo 03 13/2/12 Planner (URS Scott Wilson) 04 21/03/12 Bob Perkins 05 05/07/12 (URS Scott Wilson) Kevin Duxbury (URS Scott Wilson) Glynn Jones (ESYS Consulting) Tim Goodwin (Williams and Goodwin) URS Scott Wilson Brunel House 54 Princess Street Manchester M1 6HS Tel 0161 907 3500 Fax 0161 907 3501 E: [email protected] www.urs-scottwilson.com Isle of Anglesey County Council and Gwynedd Council Economic and Employment Land Review Study Limitations URS Scott Wilson Ltd (“URS Scott Wilson”) has prepared this Report for the sole use of the Isle of Anglesey County Council and Gwynedd Council in accordance with the Agreement under which our services were performed. No other warranty, expressed or implied, is made as to the professional advice included in this Report or any other services provided by URS Scott Wilson. This Report is confidential and may not be disclosed by the Client nor relied upon by any other party without the prior and express written agreement of URS Scott Wilson. The conclusions and recommendations contained in this Report are based upon information provided by others and upon the assumption that all relevant information has been provided by those parties from whom it has been requested and that such information is accurate. Information obtained by URS Scott Wilson has not been independently verified by URS Scott Wilson, unless otherwise stated in the Report. The methodology adopted and the sources of information used by URS Scott Wilson in providing its services are outlined in this Report. The work described in this Report was undertaken between 28th July 2011 and July 2012] and is based on the conditions encountered and the information available during the said period of time. The scope of this Report and the services are accordingly factually limited by these circumstances. Where assessments of works or costs identified in this Report are made, such assessments are based upon the information available at the time and where appropriate are subject to further investigations or information which may become available. URS Scott Wilson disclaim any undertaking or obligation to advise any person of any change in any matter affecting the Report, which may come or be brought to URS Scott Wilson’s attention after the date of the Report. Certain statements made in the Report that are not historical facts may constitute estimates, projections or other forward-looking statements and even though they are based on reasonable assumptions as of the date of the Report, such forward-looking statements by their nature involve risks and uncertainties that could cause actual results to differ materially from the results predicted. URS Scott Wilson specifically does not guarantee or warrant any estimate or projections contained in this Report. Copyright © This Report is the copyright of URS Scott Wilson Ltd. Any unauthorised reproduction or usage by any person other than the addressee is strictly prohibited. Isle of Anglesey County Council and Gwynedd Council Economic and Employment Land Review Study Table of Contents 1 Introduction ..................................................................................... 1 1.1 Scope of Study ............................................................................................................... 1 2 Understanding the Strategic Context ............................................ 3 2.1 Introduction..................................................................................................................... 3 2.2 National Context ............................................................................................................. 3 2.3 Sub-Regional Context................................................................................................... 13 2.4 Local Context................................................................................................................ 15 2.5 Strategic Context Conclusions...................................................................................... 29 3 Understanding the Economic Context......................................... 30 3.1 Introduction................................................................................................................... 30 3.2 Economic Profile........................................................................................................... 30 3.3 Labour Market Profile ................................................................................................... 36 3.4 Sector Profiles .............................................................................................................. 43 4 Stakeholder Consultations ........................................................... 49 4.1 Introduction................................................................................................................... 49 4.2 Economic Development and Small Businesses ............................................................ 49 4.3 Private sector................................................................................................................ 64 4.4 Commercial Property Market ........................................................................................ 66 4.5 A Local Commercial Property Agent’s Perspective from Williams and Goodwin ........... 66 5 Taking Stock of the Existing Situation – Stage 1........................ 71 5.1 Introduction................................................................................................................... 71 5.2 Stage 1 Site Appraisals ................................................................................................ 71 5.3 Sites to undergo Stage 3 Appraisal (as defined in ODPM 2004 guidance on undertaking Employment Land Reviews)...................................................................... 72 5.4 Summary of Stage 1 Appraisal Findings....................................................................... 72 5.5 Conclusion from Stage 1............................................................................................... 73 6 Creating a Picture of Future Requirements – Stage 2 ................ 78 6.1 Introduction................................................................................................................... 78 6.2 Enquiries - evidence of market enquiries for land and premises ................................... 78 6.3 Econometric forecasting method to assess need for employment land......................... 79 6.4 Employment projections................................................................................................ 82 6.5 Interpreting the results .................................................................................................. 83 6.6 Synthesis analysis ........................................................................................................ 84 6.7 Summary of Employment Floorspace Forecasts........................................................... 85 Isle of Anglesey County Council and Gwynedd Council Economic and Employment Land Review Study 6.8 Historic take up trend analysis ...................................................................................... 87 6.9 Conclusions.................................................................................................................. 87 6.10 Recommendations for Employment Land Provision up to 2026. ................................... 89 7 Stages 1 and 2 - Summary and Conclusions .............................. 91 7.1 Introduction................................................................................................................... 91 7.2 Demand for employment land....................................................................................... 92 7.3 Supply of employment land........................................................................................... 93 8 Stage 3 - Detailed Site Appraisal and the New Employment Land Portfolio................................................................................ 95 8.1 Introduction................................................................................................................... 95 8.2 Stage 3 Site Appraisals ................................................................................................ 95 8.3 Stage 3 Site Appraisal Findings.................................................................................... 97 8.4 Sectoral Provision......................................................................................................... 99 8.5 The Proposed Portfolio ............................................................................................... 101 8.6 Gap Analysis .............................................................................................................. 102 9 Delivery and Intervention Strategy for the New Site Portfolio ....................................................................................... 103 9.1 Introduction................................................................................................................
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