Employment Site Appraisals
South Bucks District Council
Final Report
April 2013
Prepared by
GL Hearn Limited 20 Soho Square London W1D 3QW
T +44 (0)20 7851 4900 F +44 (0)20 7851 4910 glhearn.com
Contents
Section Page
1. INTRODUCTION 3
2. METHODOLOGY 5
3. COMMERCIAL MARKET REVIEW 7
4. KEY EMPLOYMENT SECTORS 12
5. EMPLOYMENT SITE ASSESSMENTS 13
6. SUMMARY OF SITE ASSESSMENTS 106
Quality Standards Control
The signatories below verify that this document has been prepared in accordance with our quality control requirements. These procedures do not affect the content and views expressed by the originator.
This document must only be treated as a draft unless it is has been signed by the Originators and approved by a Business or Associate Director. D ATE ORIGINATORS APPROVED April 2013 Nick Ireland & Guy Ingham George Barnes
Planning Associate Directors Development Consultancy Director
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1.7. To inform the site assessments, GL Hearn has undertaken a ‘market review’ considering current dynamics and market performance for office and industrial property, considering national and sub- 1. INTRODUCTION regional dynamics as well as key indicators such as take-up and rents in South Bucks District itself. This is intended to provide a context to the site assessments for example in terms of understanding 1.1. South Bucks District Council has commissioned GL Hearn to undertake appraisals of employment vacancy levels in the context of the economic and market cycles. sites across the District. The appraisals consider: 1.8. Set out below is a location map and reference table of the sites considered. • The nature and quality of existing employment sites in the District; • Levels of vacant floorspace and land with development potential; • The suitability of the sites to accommodate future growth sectors; • Their overall market attractiveness.
1.2. The assessment provides an assessment of the quality and strategic value of employment sites within the District to meet economic development objectives. This study excludes town centre sites.
OVERVIEW OF APPROACH
1.3. The core element of this project has been a survey of employment sites, which has been undertaken by senior qualified staff from GL Hearn in June and July 2012. The site assessments consider the quality of existing employment sites, appraising: • The size and nature of the site and key activities taking pace; • The age and quality of buildings and sizes of units; • The nature of uses, and key businesses or sectors represented; • Site context including adjoining land uses; • The site’s accessibility, both by road and sustainable modes; • Site visibility and prominence; • Parking provision; • Access to services and amenities in the local area; • Any amenity issues created, such as noise, air pollution or significant traffic impacts; • Levels of vacant floorspace within existing buildings;
• Any areas of the site which are vacant with development potential; • Any physical constraints which could impact on future use or development. Site Site Reference Page Number 1.4. The approach to site assessments is specifically designed to allow professional judgment rather than using a rigid scoring mechanism. Grosvenor House, Horseshoe Crescent, Beaconsfield ESA1 14
1.5. In addition to the onsite survey, GL Hearn has collated information on existing floorspace from the Timberstore, Pyebush Lane, Beaconsfield ESA2 16 Valuation Office Agency and information regarding planning history and known development constraints, such as historic buildings, flooding and environmental designations. Grenville Court/Coach House, Britwell Road, Burnham ESA3 18
1.6. Where specific development opportunities are identified, a further assessment has been undertaken to 58 Britwell Road, Burnham ESA4 20 consider and appraise this. This considers the suitability of the site for future employment development and alternative uses. It considers issues associated with the ownership and promotion of land for 24 Britwell Road, Burnham ESA5 22 development, as well the market attractiveness of the site, taking account of its location, accessibility, character and known development constraints. This is drawn together to provide a view on the 3 Lincoln Hatch Lane, Burnham ESA6 24 development potential (the deliverability) of the identified land.
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The Priory, Stomp Road, Burnham ESA7 26 9-17 High Street, Iver ESA32 76
Dropmore Depot, Dropmore Road, Burnham ESA8 28 Ridgeway Trading Estate, Thorney Lane North, Iver ESA33 78
Huntercombe Lane South, Burnham ESA9 30 Thornley Mill Road, Iver ESA34 81
Lake End Court, Taplow Road, Burnham ESA10 32 Pinewood, Pinewood Road, Iver ESA 35 83
Marshgate Trading Estate, Hitcham Road, Burnham ESA11 34 Pioneer House, Holybush Hill, Stoke Poges ESA36 85
Broadwater Park, North Orbital Road, Denham ESA12 36 Sefton Park, Bells Hill Road, Stoke Poges ESA37 87
Denham Media Park, North Orbital Road, Denham ESA13 37 Stoke Court, Rogers Lane, Stoke Poges ESA38 89
Denham Aerodrome, Tilehouse Lane, Denham ESA14 40 Stoke House, Grays Park Road, Stoke Poges ESA39 91
Chalfont House, Oxford Road, Denham ESA15 42 Bishop’s Gate, Station Road, Taplow ESA40 93
Martin Baker Engineering, Lower Road, Denham ESA16 44 Marsh Lane, Taplow ESA41 95
54-66 Oxford Road, New Denham ESA17 46 Mill Lane, Taplow ESA42 97
52 Oxford Road, New Denham ESA18 48 Hermitage House, Taplow ESA43 99
1 Oxford Road, New Denham ESA19 50 Marish Wharf, Wexham ESA44 102
Rivermead, Oxford Road, New Denham ESA20 52 Wexham Springs ESA45 104
Uxbridge Business Park, Oxford Road, New Denham ESA21 54
Capswood Business Centre, Oxford Road, Denham ESA22 56
Phoenix House, Oxford Road, Denham ESA23 58
Anamax Business Park, Oxford Road, Denham ESA24 60
Willow Avenue, New Denham ESA25 62
Bishops House, Crown Lane, Farnham ESA26 64
Farnham House, Farnham Lane, Farnham ESA27 66
Thornley Business Park, Thorney Lane, South Iver ESA28 68
Court Lane Industrial Estate, Court Lane, Iver ESA29 70
Duttons Farm, Bangors Road South, Iver ESA30 72
The Boatyard, Mansion Lane,Iver ESA31 74
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Page 4 of 112 • Deliverability – considering potential delivery timescales, and taking account of potential development viability and any infrastructure provision required to support development. 2. METHODOLOGY 2.6. This report records the findings of the site assessments, which are set out in Section 5 and 6 of this 2.1. GL Hearn has undertaken the site assessments. All site assessments have been undertaken by senior report. Each site was visited by senior GLH staff. A proforma appraisal was completed on-site professional staff. addressing site characteristics and development potential. Photos of each site were taken.
EMPLOYMENT SITES ASSESSESED 2.7. The commentary and conclusions relating to each site were then brought together and reviewed by the GLH team. The review sought to ensure consistency of approach and assessment and consider the 2.2. The assessment has considered all significant employment sites (above 0.25ha) within South Bucks conclusions in light of a wider understanding of market dynamics and an understanding of the overall District. The employment sites considered were identified by South Bucks District Council. portfolio of sites in the District gained from the site assessments.
SITE ASSESSMENT APPROACH 2.8. The site evaluation criteria (as considered below) were defined in consultation with the Client Team. Sites were assessed against these, and the assessment reviewed by both GLH and the Client Team. 2.3. The sites considered through the assessment have been assessed using a standard template. The template is structured in two halves. SITE EVALUATION CRITERIA
2.4. The first half of the site assessment template is completed for all sites. This considers the quality of the 2.9. The following site evaluation criteria have been used to grade the employment sites. These have been employment site, addressing; assessed using a Red-Amber-Green (RAG) analysis whereby: • Characteristics of the Site – the type of site, age and quality of buildings, car parking provision, the • Green: One of the District’s Most Important Sites; quality of the environment and the size and layout of the site. We would also record the nature of • Yellow: Site of Average Importance; uses, and key businesses/ sectors as well as vacant land/buildings (where there is a variation in characteristics across a single site we have highlighted this within the individual site assessments) ; • Grey: One of the District’s Least Important Sites. • Accessibility – accessibility by road, public transport, walking and cycling. Adequacy of road access 2.10. Sites have been evaluated against the following indicators: for existing businesses, including strategic and local road access, internal access and circulation, and loading facilities and turning space for HGVs (where applicable); • Access to Services – proximity and access to local retail/ services, open space, and town centres; Figure 2.1: Site Evaluation Criteria • Amenity Issues – proximity to residential areas, and the effects of activity in terms of noise and air pollution, car and HGV traffic; and Indicator Evaluation Criteria • Physical Constraints to the Use of the Site/ Future Development – including listed building status, topography, flooding, ecology, environmental and policy designations, contamination and Quality of Assessment based on the characteristics of the site as detailed in para 2.4. In neighbouring uses. Employment Site essence the criteria consider the appropriateness of the site and premises, space for its intended use and reflect that a range of employment space will be required 2.5. Any vacant land/buildings are identified. Where potential for development or redevelopment is in the District. identified, a second part of the template is completed. This considers: • The Nature of the Site – a description of the site/ development opportunity, and assessment of its planning status, occupancy, access and servicing; Employment Assessment based on estimated current or potential employment levels. Most Levels important = 200 + jobs; Average = 50-200; Least Important = < 50. (Where • The Site’s Suitability – considering environmental, ecological and landscape impacts, contamination, possible we have sought to identify employment levels with occupiers. Where this flooding, and any environmental/ policy designations (which would include Green Belt). has not been possible we have adopted employment density guidelines (2010) Identification of any environmental constraints or characteristics; published by the Homes and Community Agency (HCA).
• Potential Future Uses – considering the type of employment activities which could take place (B- Class) as well as other types of development which could be accommodated; Key Employers Accommodates or has the potential to accommodate major or catalyst businesses • Availability Assessment – the nature of ownership, and evidence of active marketing of the site for operating in higher value-added sectors. The site may accommodate for instance development or site promotion (e.g. through pre-application discussion). Any potential ransom a main employer, HQ functions or provide the potential to attract blue chip issues would be identified; companies to locate in the District.
• Market Attractiveness – allowing informed assessment of the quality and attractiveness of the site, with ranking of performance in terms of access to facilities; accessibility of the location; and quality Knowledge-based Accommodates or has the potential to accommodate higher value or knowledge- of the environment. Activities based economic activities, particularly in key sectors such as media, head offices,
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New Business Provides the potential to support enterprise, such as through providing smaller Start-Ups units, lower value space or space for small businesses with provision of shared services.
Employment Most important = site provides key opportunity for employment-led redevelopment. Redevelopment Average = site is of reasonable quality and redevelopment unlikely. Less = the Potential likelihood of employment-led redevelopment at this location is considered limited.
FUTURE PROOFING THE ASSESSMENT
2.11. The site assessments were undertaken in Summer 2012 and consider the characteristics and development potential of sites, addressing the factors set out above; as well as development proposals at this time. They take account of prevailing market conditions at this point, recognizing that demand and market conditions are relatively depressed at this point in the market cycle. This is likely to have impacted on recent development activity and on vacancy levels within existing employment space on the sites assessed.
2.12. The approach to the site assessments is however designed to inform land use planning decisions over the period to 2026. Whilst the site assessments consider current occupancy and condition of employment sites, they therefore also consider how well a site is located and its broader attractiveness to the market.
2.13. The site evaluation criteria set out above, together with the conclusions drawn regarding the strategic importance of a site as part of the portfolio of employment land within the District, take account not just of the existing quality and occupancy of floorspace on the employment sites assessed, but each site’s location characteristics and the potential for future redevelopment and intensification. This assessment allows conclusions to be drawn regarding a sites potential strategic role over the plan period to 2026.
2.14. In making judgments regarding future development potential, the approach has been careful to consider whether there is a realistic prospect of a site being used for employment purposes or employment development or redevelopment taking place. This takes account of paragraph 22 of the National Planning Policy Framework.
2.15. Ongoing monitoring of market trends, the occupancy and quality of employment floorspace on the employment sites assessed will however be important – and can inform development management decisions – in line with a plan, monitor and manage approach.
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Page 6 of 112 3.5. Unemployment stood at 2.51 million in September 2012, representing an unemployment rate of 7.9%.
Unemployment has been falling during 2012. 3. COMMERCIAL MARKET REVIEW 3.6. Inflation, measured using the Consumer Prices Index (CPI) stood at 2.7% in September 2012. This is notably lower than the 5.0% inflation rate a year previously; with the reduction in inflationary pressures 3.1. This section reviews commercial market characteristics and performance, considering first national providing support to exports and consumer spending. trends in the office and industrial sectors before drilling down to performance at a sub-regional level and locally within South Bucks District. 3.7. Looking forwards, the economic outlook in the short-term is relatively poor. We have reviewed a number of forecasts. The Office for Budget Responsibility’s Economic and Fiscal Outlook (March 2012) MACRO-ECONOMIC DYNAMICS indicated moderate growth of the UK economy by 0.8% in 2012, consistent with 2011, rising to 2.0% in 2013, 2.7% growth in 2014 and 3.0% in 2015 and 2016. This compares to the long-term average of 3.2. Overall performance of UK commercial property market continues to be affected by wider economic 2.3% per year. The UK economy will have gone through five to six years with little or no growth in the performance. At the time of writing in Autumn 2012 the UK economy is struggling to grow following a economy over the 2008-12 periods. double-dip recession. 3.8. The forecasts assume that the Eurozone continues to struggle through its current difficulties, and that 3.3. Figure 3.1 indicates long-term trends in GVA. The UK entered a recession in Q2 of 2008, according to the current problems are eventually resolved and a solution delivered which provides sovereign debt the UK Office of National Statistics (ONS) and exited it in Q4 of 2009. The revised ONS figures of sustainability and supports the normal operation of financial markets in the medium-term. The November 2009 showed that the UK had suffered six consecutive quarters of negative growth. As of Eurozone situation remains a major risk to the forecasts. the end of November 2009, the economy had shrunk by 4.9%, making the 2008–2009 recession the longest since records began. In December 2009, the Office of National Statistics revised figures for the 3.9. The forecasts also assume that the inflation continues to fall back, providing some support to a third quarter of 2009 showed that the economy shrank by 0.2%, compared to a 0.6% fall the previous recovery in the second half of 2012 from growth in consumer spending albeit that the expectation is quarter. that real household disposable income growth will be weak in both 2012 and 2013, and only begin to outstrip inflation by a significant margin from 2014 onwards. Again there is a downside risk associated 3.4. In Q1 of 2012, the UK economy entered a double-dip recession, in the process posting three with any further spike in energy or commodity prices. consecutive negative quarters of growth. While the first half of 2012 saw inflationary pressures subside and business confidence increase, a number of fundamental weaknesses remained, most notably a 3.10. HM Treasury ‘consensus forecasts’ from April 2012 however indicate that while inflation is expected to decline in the productivity of British business. As of the end of Q2 of 2012, the UK economy had recede, overall more moderate growth is likely in the short-term with 0.6% growth forecast for 2012 contracted 1.2% in three quarters. The 'Jubilee' effect has been blamed for the contraction in Q2 2012 (compared to 0.8% by the OBR) and 1.7% in 2013. due to lost working days. Figures from July and August indicate strong growth returning. Services showed increased expansion while manufacturing posted growth of 3.2% in July, the strongest since 3.11. Overall we can expect occupier demand for commercial property to have remained weak in 2012 and July 2002. Industrial production increased 2.9%, the strongest since February 1987. In Q3 2012 the improve slowly thereafter. The economic outlook suggests that we should not expect a significant UK's economy bounced back from recession very strongly with 1% growth, the fastest since Autumn bounce-back in demand in the short-term. 2007. 3.12. The outlook for credit conditions for commercial property improved in mid 2011 however appears to Figure 3.1: UK Economic Growth Trend have deteriorated since.
NATIONAL & REGIONAL MARKET TRENDS
3.13. The RICS UK Commercial Market Survey Q3 2012 indicates that office occupier demand has weakened alongside rising supply. The survey also indicates that rent expectations remain negative at headline level (with the exception of London offices, which continue to buck the trend) and levels of new development continue to fall, albeit that the pace of reduction is falling. Anecdotal evidence indicates that occupiers continue to be reluctant to commit to leasing decisions while the economy remains under pressure.
3.14. For specific sectors, demand has stabilised for offices but has increased for industrial space. On the supply-side, available office floorspace has continued to rise, while on the other hand we have seen a modest reduction in availability of industrial premises – the first since 2005. As a result industrial rents are expected to stabilise albeit that further reductions in rents for office space are likely as landlords seek to attract tenants.
Source: ONS
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Page 7 of 112 Offices Industrial and Distribution
3.15. Economic conditions and uncertainty coupled with the impact of austerity measures continue to hinder 3.23. The industrial and distribution market remained relatively buoyant compared to other commercial recovery of the office market. Following a strong bounce-back in take-up in 2010 (particularly in Central centres in 2011, 101 million sq.ft of activity recorded nationally by Lambert Smith Hampton – a decline London), market performance in in 2011 and the first half of 2012 has been more subdued. With of just 0.8% on 2010. Indeed the distribution warehouse market saw a 15% increase in activity in the companies less likely to expand or upgrade their accommodation, deals are particularly associated medium-sized sector 929 – 4,645 sq m (10,000 – 50,000 sq.ft) and a notable decline in availability. with lease events. Activity however declined in the second half of the year linked to the worsening Eurozone crisis, with take-up recorded 17% below that in the first half. 3.16. Office availability levels remain high across nearly all M25 office markets, albeit below their 2009 peak. According to the Knight Frank Q3 2012 M25 office report, availability stood at 957,108 sq m 3.24. The market however performed better than average in the South East, with take up in 2011 26% above (10,302,225 sq ft) which equates to a vacancy rate of 7.9%. for the North West Quadrant availability 2010 levels. stood at 412,181 sq m (4,436,683 sq ft), which equates to a vacancy rate of circa 8.8%. 3.25. Availability of industrial and distribution space has declined slightly to 10.2% whilst the supply of Grade 3.17. The report highlights that the Thames Valley is significantly outperforming the wider South East market. A floorspace has fallen to less than 12 months supply in most size bands. It represented just 11% of In the M4, Q3 take-up was 60,367 sq m (649,788 sq ft), 44% above Q2’s total and 58% above the 10- available space at the end of 2011. This reflects limited speculative development activity in 2010/11. year quarterly average. Several large deals boosted take-up, including Huawei’s 12,935 sq m (139,239 Across the South East the level of available space has remained relatively stable. However within this, sq ft) lease at 300 South Oak Way, Green Park, Reading and IMG’s 107,459 sq ft lease at 5 Longwalk, there is a particularly short supply of large sheds over 23,226 sq ft (250,000 sq.ft). In contrast, the Stockley Park, Heathrow. supply of industrial units of less than 929 sq m (10,000 sq.ft) has continued to increase.
3.18. In contrast the report also highlights that the M3 corridor remains relatively subdued over the same 3.26. Recent demand for warehouse floorspace has been driven by food and discount retailers and internet period with take-up 5% down on 2012 Q2’s total and 54% below the ten-year quarterly average. operations. There has been a strong level of activity for Grade A and pre-let/build to suit space according to Lambert Smith Hampton, with strong demand in particular in London and the South East 3.19. Looking forward, with little speculative development underway, the likelihood is that availability, where take-up of larger units of >9,290 sq m (100,000 sq.ft) in 2011 was double 2010 levels. This particularly of Grade A space, should fall over time and drive a reduction in incentives to entice includes for example the letting of 43,199 sq m (465,000 sq.ft) in Hemel Hempstead to Amazon at occupiers. £69.96 sq m (£6.50 psf). There is an acute current shortage of this larger stock.
3.20. Figure 3.2 profiles office rents and availability across key office markets in Bucks, the Thames Valley 3.27. At the other end of the size spectrum, take-up from SMEs has held-up well with occupiers taking and surrounding centres. advantage of favourable terms. Take-up of units of < 929 sq m (10,000 sq.ft) in 2011 was 6% up on the previous year, although this was driven by performance in the first half of the year. Despite Figure 3.2: Key Market Indicators – Office reasonable demand, availability increased however agents report there remains an acute shortage of Market Prime Rent Prime Rent Rent Free Grade A stock in certain regions including the South East. (£ per sq m) (£ psf) months Maidenhead 333 31.00 24 3.28. Overall, rental levels currently remain stable although we have seen some growth in rents for Prime Heathrow 312 29.00 30 Grade A stock during 2012. In the South East, Lambert Smith Hampton record prime industrial rents declining by an average of 0.8% in 2011. The secondary market is however quite different, and with Slough 226 21.00 32 significant availability rental values fell by an average of 3.4% in the region in 2011. Reading 326 30.50 30 Staines 323 30.00 21 3.29. Prime rents in key centres are set out below. Watford 237 22.00 24
Figure 3.3: Industrial Rents, Spring 2012 (sq ft) Source: Knight Frank Office Market Report 2012 (Q3) < 20,000 sq.ft 20,000 - 50,000 sq.ft 50,000+ sq.ft 3.21. Rental values are influenced by the relative size of markets and their connectivity to London. Prime West London £12.00 £12.00 £12.50 rents in key Thames Valley markets such as Slough, Bracknell, Heathrow and Uxbridge remain well Milton Keynes £6.25 £6.00 £5.75 below their peaks according to Lambert Smith Hampton 2012 office market report. Hemel Hempstead £8.25 £7.50 £7.50 Reading £8.50 £8.00 £7.50 3.22. It is also important to highlight that there remains significant levels of vacant floorspace on major business parks such as Green Park, Reading and Stockley Park near Heathrow. Reading and Uxbridge however continue to maintain some of the highest rents nationally, commanding up to £290 – Source: Knight Frank Research, Q 2 2012 £328 per sq m (£27.00 - £30.50 psf). The Uxbridge market in this context would include office premises in New Denham.
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Page 8 of 112 3.30. Heathrow commands some of the highest headline rents nationally at £129 per sq m (£12.00 psf). Figure 3.5: Office Deals, South Bucks District Values in Slough are around £107 per sq m (£10.00 psf), with £86 per sq m (£8.00 psf) for secondary space. Headline rents are £86 per sq m (£8.00 psf) in Hemel Hempstead. Some sites in South Bucks would be considered as part of a Slough market (although have weaker accessibility than other sites within the town).
3.31. With bank finance remaining limited, design and build pre-lets are emerging as a key means of delivering new supply.
OFFICE MARKET – SOUTH BUCKS DISTRICT
3.32. Take-up of office space in South Bucks District has averaged 18,800 sq.m (202,361 sq ft) per annum over the last five years. Take-up was strongest in 2007 at 31,600 sq.m (340,139 sq ft), immediately before the recession. In 2011, take-up of office floorspace totalled 11,750 sq.m (126,476 sq ft). Over the last five years take-up has been falling partly as a function of a low number of large deals taking place.
Figure 3.4: Office Take-Up, South Bucks District
Source: GLH, based on Focus &EGi Deals
3.34. The take-up data indicates that the office market is focused more toward demand from Small and Medium-sized Enterprises (SMEs) requiring small office units, particularly in the current recessionary /low growth climate.
3.35. Figure 3.6 profiles overall take-up for different sizes of property. It is evident that the high take-up in 2007 (and to a lesser degree 2008) was particularly driven by a small number of deals for large office units of > 1850 sq.m (19,913 sq ft), specifically: • 9290 sq.m at Broadwater Park to Intercontinental Hotels Group; and • 7734 sq.m at Uxbridge Business Park to Cadbury Schweppes.
3.36. It is evident that take-up of smaller units of < 185 sq.m (1,991 sq ft) has remained relatively consistent over time. However the number of larger deals in 2010 and 2011 has been notably lower than those seen in 2007 in particular (and to a lesser extent 2008). Source: GLH, based on Focus &EGi Deals
3.33. Figure 3.5 profiles the number of deals in different size brackets in South Bucks District. 65% of deals are of small office units of less than 185 sq.m (1,991 sq ft). In contrast, just 14% of deals have been for units of over 465 sq.m (5,005 sq ft) (with 3% in the largest category of > 1850 sq.m (1,991 sq ft).
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INDUSTRIAL MARKET – SOUTH BUCKS DISTRICT Figure 3.6: Office Take-Up by Size Band, South Bucks District 3.38. Take-up of industrial floorspace in South Bucks District has averaged around 8,000 sq.m (86,111 sq ft) per annum over the last five years. As Figure 3.7 below indicates, take-up was strongest in 2007 and fell sharply in 2008 (by nearly half). It has since been slowly recovering to achieve take-up of just over 8,000 sq.m (86,111 sq ft) in 2011.
Figure 3.7: Industrial Take-Up, South Bucks District
Source: GLH, based on Focus &EGi Deals
3.37. The largest deal over the last two years has been the letting of 2,517 sq.m (27,093 sq ft) at Sefton Park in Stoke Poges to Urenco in March 2011 for £213 sq m (£19.75 psf). Some of the highest rents, at £355 per sq m (£33.00 psf) have been achieved at Uxbridge Business Park. Source: GLH, based on Focus &EGi Deals
3.39. Industrial take-up in the District is dominated by demand for medium-sized properties of between 185 – 1850 sq.m (1,991 – 19,913 sq ft).
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Page 10 of 112 Figure 3.8: Industrial Deals, South Bucks District 3.41. Key deals over the last couple of years include: • Letting of 2,743 sq.m at Ridgeway Distribution Centre in Iver to Glass UK Ltd in December 2010; and • Letting of 3,769 sq.m at Ridgeway Trading Estate in Iver to TNT Post in June 2010.
Source: GLH, based on Focus &EGi Deals
3.40. Figure 3.9 profiles industrial deals by size of property over the 2007-11 period in South Bucks. This highlights that while the number of deals is strongly biased towards medium-sized properties, a small number of large deals have a significant impact on the overall take-up figures.
Figure 3.9: Industrial Take-Up by Size Band, South Bucks
Source: GLH, based on Focus &EGi Deals
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4. KEY EMPLOYMENT SECTORS • Manufacture of transport equipment;
• Residential care; and 4.1. In this section we provide a headline profile of the local economy as a basis for considering the degree to which key employment sites are aligned towards growth sectors within the local economy. • Construction.
1 4.2. South Bucks District in 2010 had an estimated 38,000 jobs . It has a jobs density of 0.90 compared to 4.8. If we look at economic forecasts for the South East over the medium-term, these indicate strong 2 a South East average of 0.80 . The high jobs density potentially supports net commuting into the expected growth in employment in business services (which includes financial and professional District. It reflects the district’s location close to Heathrow and the M25 and M40 and its strong quality services and scientific R&D), as well as distribution, construction and other services. These can be of place. Workplace earnings in the District for full-time workers are 15% below those of people living expected to generate demand for employment land and premises, although in South Bucks much of 3 in the District suggesting that there is still a degree of out-commuting to higher-paid jobs, most likely in this is likely to be accommodated through the redevelopment or intensification of existing employment London. Workplace earnings are however above the South East average. sites. Further consolidation in the manufacturing sector is likely to provide employment land to develop new accommodation for growth sectors. Growth in particular can be expected to create demand for 4.3. The skills profile of residents is above average, with 37% qualified to degree level or equivalent, which modern office premises, including from small businesses. is above the South East average of 34%4. 48% of the resident workforce is employed in managerial 5 and professional occupations reflecting the high housing cost and quality of life offer in the District . 4.9. Other economic sectors such as health, education and leisure can also be expected to grow but are less likely to generate demand for employment land. 4.4. The proportion of working-age residents in work is high. 77.4% of working-age residents are in 6 employment which is slightly above the South East and significantly above the national average. 4.10. Given the nature of the business base in South Bucks District we would expect demand to arise for 7 Unemployment at 4.0% is low , with just 1.5% of working-age residents in Oct 2012 claiming good quality office premises from firms of a range of sizes. This will include demand for small units 8 jobseekers allowance . from growing start-up businesses as well as larger businesses. A particular feature of the office market in the District is demand for headquarters office premises and we can expect this to continue. 4.5. In common with other parts of Bucks, South Bucks is a very enterprising District. A substantial 15% of 9 working-age residents are self-employed – significantly above the South East average of10% . 4.11. Firms in the science and media sectors (as well as some manufacturing firms) may look for hybrid premises which include office as well as production or warehousing space. In general however 4.6. In 2011 (latest statistics) there were 5,140 businesses in the District. This represents a business demand for industrial premises in the District is limited. density (expressed as businesses per 1000 population aged 16-64) of 74 compared to 68 across the 10 South East and 57 nationally . There are a higher number of larger businesses in the District relative 4.12. Growth in the construction sector will also generate demand for employment land for building supplies to other parts of Buckinghamshire. and trade counter activities.
4.7. Looking at broad economic sectors, South Bucks shows an above average concentration of employment in property and professional services, professional, scientific and technical activities, accommodation and food, and construction. Looking at the data in further detail we can identify a concentration of employment in the following sectors:
• Media: Film/TV Production and Production of Recorded Media;
• Financial & Professional Services, Legal/ Accountancy Services, Real Estate Activities, Head Office/ Management Consultancy, and Office Administration;
• Scientific Research & Development;
1 ONS Jobs Density Statistics, NOMIS 2 ONS Jobs Density Statistics, NOMIS 3 Annual Survey of Hours and Earnings, 2011 4 Annual Population Survey, Average 2009-11 5 Annual Population Survey, Average 2009-11 6 Annual Population Survey, July 2011 – June 2012 7 Annual Population Survey, July 2011 – June 2012 8 JSA Claimant Count, NOMIS October 2012 9 Annual Population Survey, Average 2009-11 10 ONS Business Demography Statistics, 2010
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5. EMPLOYMENT SITE ASSESSMENTS
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Grosvenor House, Horseshoe Crescent, Beaconsfield, HP9 1LJ
Site Characteristics
Grosvenor House is a large modern office building constructed over 2.5 storeys in height with courtyard parking to the front. It is sub-divided into a number of units, with key occupiers including Signature Senior Lifestyle Ltd, Maiden Global Holdings (Insurance) and Wireless Logic Group Limited. The development was constructed on the site of a former engineering works. It provides flexible open plan office space. There is one suite which remains to be let, comprising 236 sq.m (2,540 sqft) of space (the ground floor east wing). Joint agents are Duncan Bailey Kennedy and King Sturge. The surrounding area is largely residential but the site is a short distance from Beaconsfield Old Town, Beaconsfield New Town High Street and the Train Station.
Site Characteristics
Nature of Employment Area: Office Block
Site Address: Grosvenor House, Horseshoe Crescent, Beaconsfield. Location & Accessibility Bucks HP9 1LJ Grosvenor House is located on the southern side of Beaconsfield off the B474 Aylesbury End. It is within walking Site Area: 0.29 ha distance of the New Town’s main amenities as well as Beaconsfield Train Station (0.9 miles), which links to London Marylebone (30 mins). It is close to the A40 and M40 Junction 2 (1.3 miles). No. buildings: 1
Floorspace: 1,530 sq.m (16,450 sqft) GIA Accessibility of the Site
Activities (Use Class): B1 Assessment: Comments:
Site Reference ESA 1 Road Access: Average Accessed off Horseshoe Crescent a primary residential road. A short distance from A40 Employment Levels Circa 127 (average importance) Wycombe Road and the M40 Junction 2.
Parking Provision: Adequate Dedicated on-site parking comprising approximately 70 spaces. At the time of inspection the car park was fully occupied which may indicate that the available provision may not be sufficient for the occupiers requirements.
Sustainable Transport Access: Good Served by local bus services (along B474 and A40) and 0.9 miles from Beaconsfield Train Station.
Access to Amenities: Good Good access to local amenities in Beaconsfield Old Town and Beaconsfield New Town.
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Page 14 of 112 Physical Characteristics of the Site
This is a large, purpose-built modern office block with suspended ceilings and air conditioning set in a landscaped site Quality of Site Supporting Key Employers Supporting Supporting in a predominantly residential area. There is no land within the site for further expansion of the office accommodation. Employment Knowledge- New Business The site has limited visibility with no main road frontage. Levels based Activities Start-Ups
Physical Characteristics Employment Redevelopment Potential Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100% Conclusions
Quality of Buildings: This is a good quality modern office block located in an accessible location close to the amenities of Beaconsfield Old Town, Beaconsfield New Town High Street and the Train Station. It benefits from a good quality environment and Poor Reasonable Good Very Good accommodates a number of high value businesses in potential growth sectors. The site has relatively low vacancies with only one of five units vacant at the time of inspection. The site does however have limited visibility with no main 100% road frontage and car parking provision is limited.
Quality of Environment: Given the site characteristics and age of the property we do not consider the site offers employment development potential in the short to medium term. Poor Reasonable Good Very Good
100%
Physical Constraints:
Issues: Comments:
Physical Constraints: Access The development is likely to generate notable peak time traffic through a residential area
Road Access: Adequate Immediate access is via a relatively narrow residential road. Beyond that there is good access to the strategic road network.
Bad Neighbour Uses: None
Servicing Arrangements: None
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Page 15 of 112
Timberstore,Pyebush Lane, Beaconsfield. HP9 2RX.
Site Characteristics
This is a large site of over 11/2 has and is occupied by Timberstore Ltd. The site is set back and has limited visibility from the A40 despite being strategically located just off the A355/ A40 London Road roundabout. The site is well utilised incorporating various outbuildings used for timber storage and cutting as well as a large building for trade and public sales. The site is well maintained with access via a secured entrance. The site is located within the Green Belt.
Site Characteristics
Nature of Employment Area: Timber Yard
Site Address: Timberstore, Pyebush Lane, Beaconsfield. HP9 2RX.
Site Area: 1.58 ha Location & Accessibility No. buildings: 4 The site is located just off the A355/ A40 roundabout accessed via Pyebush Lane. The site is located approximately1 Floorspace: Est. 1,961 sq.m (21,100 sqft) GIA mile from the Junction 2 of the M40 and c.0.8 miles from Beaconsfield Old Town. Road access is good and the site has good internal circulation. Activities (Use Class): B8
Site Reference ESA 2 Accessibility of the Site
Employment Levels Less than 30 (least important) Assessment: Comments:
Road Access: Good The site is located just off the A355 / A40 roundabout and is accessed via Pyebush Lane. The site is approximately 1 mile from Junction 2 of the M40.
Parking Provision: Adequate Adequate on-site parking for circa 50 plus cars with dedicated customer parking.
Sustainable Transport Access: Good Served by local bus services (along B474 and A40) and 0.8 miles from Beaconsfield Train Station.
Access to Amenities: Good Good access to local amenities in Beaconsfield Old Town and Beaconsfield New Town High Street.
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Page 16 of 112 Physical Characteristics of the Site
The site provides a good quality environment which is adequate for the current use. Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business Levels based Activities Start-Ups Physical Constraints:
Issues: Comments: Employment Physical Constraints: Green Belt The site is within Green Belt Redevelopment Potential
Road Access: Good Good road access to and within the site for current use.
Conclusions
Bad Neighbour Uses: Noise Possible noise pollution from the on-site saw mill but limited impact The site is occupied by a single user and appeared to be fully utilised at the time of inspection. The timber yard is given the proximity of adjoining uses including the M40. located a short distance from local amenities in Beaconsfield Old Town and Beaconsfield New Town High Street. The site is strategically located but lacks prominence and visibility and is also located within the Green Belt. The existing buildings are of good quality and appear well maintained.
Servicing Arrangements: Good Good service arrangements The site is suitable for its current activity with no near neighbours and good access to the strategic road network and should therefore be considered a good employment site. Further employment development potential is likely to be limited to small scale development in support of the sites current activities.
Physical Characteristics
Age of Buildings: Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100% Quality of Environment:
Poor Reasonable Good Very Good
100%
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Page 17 of 112 Grenville Court / Coach House, Britwell Road, Burnham SL1 8DE
Site Characteristics
Grenville Court is a Grade II Listed Building, which has been converted into 12 self-contained executive office suites.The property has been recently refurbished and is currently occupied by a variety of higher value professional service businesses. Key occupiers include FMC Technologies, Research Information Ltd, 786 Communications, ORB Data and British Style. Grenville Court is set within substantial landscaped grounds with ample car parking (circa 60 spaces) which are located largely to the east of the existing office and stable buildings.
Site Characteristics
Nature of Employment Area: Headquarter Offices / Business Centre
Site Address: Grenville Court / Coach House, Britwell Road, Burnham Location & Accessibility SL1 8DE Grenville Court is located on the outskirts of Burnham Village in a semi-rural location approximately 2.6 miles north of Site Area: 2.11ha junction 7 of the M4, providing good links with London, Heathrow Airport and the M25. Burnham mainline railway station (London Paddington) is approximately 0.8 miles from Grenville Court. No. Buildings: 12 units (2 vacant) Grenville Court is accessed off Britwell Road, and road access is adequate for existing users of the site and there is Floorspace: Est 850sq.m(9,200 sqft) GIA adequate internal circulation for cars within ample on-site car parking comprising circa 60 spaces.
Activities (Use Class): B1 Accessibility of the Site Site Reference ESA 3 Assessment: Comments: Employment Levels Circa 70 (average importance) Road Access: Adequate The site is accessed off Britwell Road and is located approximately 1.5 miles north of junction 7 of the M4
Parking Provision: Adequate The site has an adequate provision of on-site parking comprising circa 60 spaces. Car parking is clearly designated.
Sustainable Transport Access: Good Grenville Court is located circa 0.8 miles from Burnham Village High Street and 0.3 miles east of Hogfair Lane which has a regular bus service to Burnham Train Station.
Access to Amenities: Good Adequate access to local amenities. Although Burnham Village High Street is only 0.24 miles east of Grenville Court access on foot is difficult due to the nature of Britwell Road.
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Page 18 of 112 Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting The site contains good quality office suites set within a Grade II Listed property dating from the Victorian Era. The Employment Knowledge- New Business building is occupied by a wide range of occupiers and at the time of inspection had few vacancies. The property is set Levels based Activities Start-Ups within substantial landscaped gardens, lies within the Green Belt and provides overall a good quality working environment. There are limited physical constraints which affect the current use of the site.
Employment Redevelopment Physical Constraints: Potential
Issues: Comments:
Physical Constraints: Heritage / The property is Grade II listed and located in the Green Belt conservation Conclusions
Grenville Court provides good quality office accommodation set within a listed building and substantial landscaped Road Access: Adequate No physical constraints noted ground. The premises are well occupied and a number of the companies present are higher value companies who operator in key sectors.
The site should be regarded as a good quality employment site currently providing a quality employment premise for Bad Neighbour Uses: None small to medium sized businesses and supporting enterprise.
Given the nature of the building (Grade II Listed) and the location of the site in the Green Belt, there is no scope for
further employment development.
Servicing Arrangements: N/A
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
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Page 19 of 112
58 Britwell Road, Burnham, SL1 8DH
Site Characteristics
58 Britwell Road is a single user site occupied by K&S Signs. The site comprises a former stables building and now comprises a number of single storey buildings of varying quality utilised for manufacturing and storage. The site is secured by holdings which provide a poor first impression of the site. Access is off Britwell Road and is shared with a number of residential cottages. The site lies within the Green Belt and is a short distance from Grenville Court and is located on the outskirts of Burnham Village. The site is surrounded by pockets of high value residential properties.
Site Characteristics
Nature of Employment Area: Manufacturing and Storage
Site Address: 58 Britwell Road, Burnham, SL1 8DH Site Area: 0.28 ha
No. Buildings: 2 Floorspace: Circa 372 sq.m (4,000 sqft) GIA Location & Accessibility Activities (Use Class): B2 58 Britwell Road is located on the outskirts of Burnham village and 2.6 miles north of junction 7 of the M4, providing Site Reference ESA 4 good links with London, Heathrow Airport and the M25. Burnham Railway Station, which provides access to London Employment Levels Est 10 (least important) Paddington is 0.8 miles from the site. The site is also circa 0.2 miles east of Hogfair Lane which has a regular bus service to Burnham Train Station and larger neighbouring towns.
The site is accessed off Britwell Road, and although the access road / yard has been poorly maintained and is in need of repair given the current use of the site access is adequate. The site also appears to have adequate internal circulation for cars within the on-site car parking. However at the time of inspection there was evidence of storing of goods within the service yard, which may impact on internal circulation.
Accessibility of the Site Assessment: Comments: Road Access: Adequate The site is accessed off Britwell Road and is located approximately 1.4 miles north of junction 7 of the M4. The approach to the site is in need of repairing but adequate given the single occupier use of the site. Parking Provision: Adequate The site has adequate on-site parking provision but car parking arrangements are poorly defined. Sustainable Transport Access: Good The site is located circa 0.7 miles from Burnham Village High Street and 0.2 miles east of Hogfair Lane which has a regular bus service to Burnham Train Station and larger neighbouring towns. Access to Amenities: Good Good access to local amenities with Burnham Village High Street located circa 0.2 miles west of the site.
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Page 20 of 112 Physical Characteristics of the Site
The site is regular in shape and is arranged around a former stables block, which backs onto Britwell Road as well as Quality of Site Supporting Key Employers Supporting Supporting New a series of single storey buildings which vary in quality and construction type. The site generally appears tired and the Employment Knowledge- Business Start- site is surrounded by hoardings which provide a poor first impression of the site. The access road is shared with a Levels based Activities Ups number of residential cottages. The access road has also been poorly maintained and there are a number of pot holes, which add to the tired appearance of the site.
Physical Constraints: Employment Redevelopment Issues: Comments: Potential Physical Constraints: Access Although access is adequate the access road has been poorly conditions maintained and has a number if pot holes. The access road is also
shared with a number of residential cottages. The site is located within the Green Belt Heritage / Conclusions conservation Road Access: None 58 Britwell Road is a small single user site which is located in the Green Belt, which functions adequately for its current purpose. The quality of the buildings and general appearance of the site is generally poor. There are notable
deficiencies with the site for continued employment use namely the poor access arrangements and compatibility with Bad Neighbour Uses: Impact on Potential traffic and noise issue which may impact on residential the surrounding residential properties. residential amenity. amenity The site is located a short distance from Burnham Village and is surrounded by pockets of high value residential properties. The site should be considered as one of the least important employment sites within the Council’s portfolio. Servicing Arrangements: None The site provides for off road servicing via a central service yard Should the site become available for redevelopment the site does offer the potential for alternative employment uses and given the characteristics of the site would be suitable for small scale, low cost starter units.
Physical Characteristics Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+ 100% Quality of Buildings:
Poor Reasonable Good Very Good 30% 70% Quality of Environment:
Poor Reasonable Good Very Good 100%
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Page 21 of 112
24 Britwell Road, Burnham, SL1 8AG
Site Characteristics
24 Britwell Road comprises 3 small single storey brick built buildings and service yard and is strategically located to the rear of the properties fronting Burnham Village High Street and adjoins one of the Burnham’s main public car parks. The site is occupied by 2 companies namely Laboratory Facilities Ltd and CT Electronics Ltd. The quality of the buildings are poor and the service yard is heavily over grown and therefore the site’s general appearance is tired and in need of investment.
Site Characteristics
Nature of Employment Area: Manufacturing and Offices Site Address: 24 Britwell Road, Burnham, SL1 8AG
Site Area: 0.34 ha No. Buildings: 3
Floorspace: 832 sq.m (89,56 sqft) GIA Activities (Use Class): B1 & B2 Location & Accessibility
Site Reference ESA 5 24 Britwell Road is located to the rear of the properties fronting Burnham village High Street. The site is accessed off Employment Levels Est 25 (least important) Hogfair Lane / Britwell Road and with Junction 7 of the M4 approximately 2.9 miles south of the site, provides good links with London, Heathrow Airport and the M25. Burnham Railway Station, which provides access to London Paddington is 0.9 miles from the site with direct road access via Hogfair Lane / Britwell Road and Burnham Lane.
The site has two potential access points one off Britwell Road / Hogfair Lane and the second off Reedham Road. The Britwell Road / Hogfair Lane entrance currently acts as the primary access point to the site but is relatively constrained by adjoining residential properties. Given the size of the site the building coverage is relatively low and therefore there appears to be a reasonable circulation space with on-site car parking for circa 30 cars. At the time of inspection there was evidence of adhoc car parking, which is probably due to the poorly defined parking bays as a result of the condition of the site.
Accessibility of the Site Assessment: Comments: Road Access: Adequate The primary access to the site is via Britwell Road. Although the access is relatively constrained being located between two residential properties the arrangements are adequate for the current level of activity on the site. The site also has a second access off Reedham Road but at the time of inspection did not appear to be utlised. Parking Provision: Adequate The site has car parking provision for circa 30 cars however the bays are poorly defined due to the condition of the poorly maintained site.
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Page 22 of 112
Sustainable Transport Access: Good The site is located within Burnham Village close to the High Street. Britwelll Road and Hogfair Lane Physical Characteristics have a regular bus service to Burnham Train Station and provide access to larger neighbouring towns. Age of Buildings: Pre-1940 1940-69 1970-89 1990-99 2000+ Access to Amenities: Good Good access to local amenities given the site is 100% located within Burnham Village close to the High Quality of Buildings: Street. Poor Reasonable Good Very Good 100% Physical Characteristics of the Site Quality of Environment: The site is surrounded by a mix of residential properties along Britwell Road, the rear of retail units fronting the High Poor Reasonable Good Very Good Street and a public car park. The site falls within Burnham Village Town Centre Boundary as defined in the South 100% Bucks District Development Plan Proposals Map (adopted February 2011).
The site itself comprises a range of poorer quality single storey buildings which appear tired. The service yard and Quality of Site Supporting Key Employers Supporting Supporting New circulation space is also poorly maintained and defined and is heavily overgrown with weeds in parts. The site is Employment Knowledge- Business Start- however strategically located to the rear of the Burnham Village High Street close to the local amenities and transport Levels based Activities Ups links. The level of activity / development density for a town / village centre site is below average.
Physical Constraints: Issues: Comments: Employment Physical Constraints: Access The site has limited physical constraints. Redevelopment Potential
Road Access: Access / The Britwell Road access is relatively constrained but the site has a
Internal second access off Reedham Road, which does not appear to be
circulation used currently. Internal circulation appears adequate.
Bad Neighbour Uses: Residential The site is located to the rear of residential properties fronting Britwell Conclusions Amenity Road. The site is strategically located close to Burnham High Street. The quality of the buildings and environment is poor
and the existing locations of the buildings does not maximise the full potential of the site. However the site is occupied Servicing Arrangements: Adequate The site provides for off road servicing via a central service yard by 2 higher value companies namely Laboratory Facilities and CT Electronics ltd
The site is located a short distance from Burnham Village and is surrounded by pockets of high value residential
properties. Given the location of the site and current inefficient use of the site the potential exists to accommodate
further higher value business and to support enterprise. Should the site become available for redevelopment, the site
does offer the potential for alternative employment uses and given the characteristics of the site would be suitable for
small scale, low cost starter units.
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Page 23 of 112
3 Lincoln Hatch Lane, Burnham, SL1 7JN
Site Characteristics
3 Lincoln Hatch Lane is a single user site occupied by the Bucks Die Casting Co. Ltd. The site comprises a cluster of buildings utilised for manufacturing and storage facilities and is strategically located at the junction of Burnham High
Street and Windsor Lane. The site appears to have a high building coverage resulting in limited internal circulation space.
The site is accessed off Lincoln Hatch Lane and Windsor Lane which is heavily constrained by adjoining commercial properties along Lincoln Hatch Lane. The site also has a level change sloping up from Lincoln Hatch Lane to the north of the site which adds to the sites access issues.
Site Characteristics
Nature of Employment Area: Manufacturing and Storage
Site Address: 3 Lincoln Hatch Lane, Burnham, SL1 7JN
Site Area: 0.32 ha No. buildings: 7 Location & Accessibility
Floorspace: 1,592sq.m (17,136 sqft) GIA The site is located at the apex of Burnham High Street and Windsor Lane opposite Burnham Park. Junction 7 of the Activities (Use Class): B2 and B8 M4 is approximately 2.8 miles south of the site, providing good links with London, Heathrow Airport and the M25. Burnham Railway Station, which provides access to London Paddington is 0.79 miles from the site. Site Reference ESA 6 Employment Levels Est 30 (least Important) The site is accessed off Lincoln Hatch Lane via a narrow entrance which slopes up from south to north of the site. Access is heavily constrained by the adjoining commercial properties. The site appears to have a high building coverage and at the time of inspection the service yard was also being used for storage of goods which is likely to
have a further impact on the limited internal circulation space.
Accessibility of the Site Assessment: Comments: Road Access: Poor The site access off Lincoln Hatch Lane is heavily constrained due to the proximity of adjoining properties. The site does however have reasonable connections to the wider strategic road network being located circa 2.8 miles north of Junction 7 of the M4. Parking Provision: Poor Limited parking provision. The site appears to have a high building coverage and at the time of inspection the service yard was also being used for storage of goods which is likely to have a further impact on the limited internal circulation space. Sustainable Transport Access: Good The site is located within Burnham Village close to the High Street. Britwelll Road and Hogfair Lane have a regular bus service to Burnham Train
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Page 24 of 112 Station and provides access to larger neighbouring Quality of Supporting Key Employers Supporting Supporting New towns. Premises Employment Knowledge- Business Start- Levels based Activities Ups Access to Amenities: Good Good access to local amenities given the site is
located within Burnham Village close to the High Street.
Physical Characteristics of the Site Employment The site contains a range of poorer quality older manufacturing industrial units dating from the 1970s/1980s. The Redevelopment main activities on the site are manufacturing and die castings. The high building coverage, internal layout and adhoc Potential storage gives the appearance of a constrained site for its current activity. In addition the site access is constrained by neighbouring properties and has level changes within the site sloping from south to the north of the site.
The site is however strategically located to the rear of the Burnham High Street close to the local amenities and transport links. Conclusions
This is a medium sized single occupied site. The quality of the buildings is suitable for the sites current activity but the Physical Constraints: site does have significant access and circulation constraints. The site is also located within close proximity to residential properties which may give rise to conflict. Issues: Comments:
Physical Constraints: Proximity of The site is situated to the rear of the High Street and is surrounded Given the characteristic of the site and the likely employment levels the site should be considered of average adjoining by both commercial and residential properties. importance. Given the strategic location of the site being a short distance from the Burnham Village High Street, properties should the site become available for redevelopment, the site does offer the potential for alternative employment uses and could be suitable for small scale, low cost starter units. Road Access: Access / Access to the site and internal circulation is heavily constrained. Internal circulation Bad Neighbour Uses: Traffic / Potential traffic issues and noise which may impact on the residential Noise properties located to the east of the site.
Servicing Arrangements: Constrained The site provides off road servicing but servicing is heavily constrained.
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+ 100%
Quality of Buildings:
Poor Reasonable Good Very Good 50% 50%
Quality of Environment: Poor Reasonable Good Very Good
100%
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Page 25 of 112 The Priory, Stomp Road, Burnham, SL1 7LU
Site Characteristics
The Priory comprises a listed building based on a scaled down version of Windsor Castle with a modern extension. The Priory is set within three acres of mature, landscaped grounds including a lake and several attractive fountains. The Grade II listed main building, known as The Priory Business Centre, totals 841 sq m (9,049 sqft) GIA. The new extension totals 1,597 sq m (17,183 sqft) GIA. The site also has dedicated parking for 120 cars and the property benefits from a number of connectivity upgrades (Category 5 computer wiring). Key occupiers include Click Software, Ashley House plc, Industrie Matematik, BEST, Pharmaxis Pharmaceuticals Ltd and Protocall 1 Ltd. At the time of inspection we were not aware of any vacancies.
Site Characteristics
Nature of Employment Area: Headquarter Offices / Business Centre
Site Address: The Priory, Stomp Road, Burnham, SL1 7LU
Site Area: 1.43 ha
No. Buildings: 1 Location & Accessibility
The Priory is located just to the south of Burnham High Street and circa 2.6 miles from junction 7 of the M4 Motorway, Floorspace: Circa 2,438 sq m (26,242 sqft) GIA providing easy access to Heathrow, Central London and the M25. Burnham Train Station is a short walk away (circa 0.7 miles) with a journey time to London Paddington of under 25minutes. Immediate access to the site is via Stomp Activities (Use Class): B1 (business centre) Road, which leads to Priory Road.
Site Reference ESA7 Accessibility of the Site Employment Levels 80 (Average importance) Assessment: Comments:
Road Access: Good Accessed off Stomp Road
Parking Provision: Adequate The premises have adequate car parking provision (circa 120 spaces) with spaces well defined to the front and rear of the office accommodation.
Sustainable Transport Access: Good The site is located within Burnham Village which provides easy access to the local bus service and access to larger neighbouring towns. The train station is a short distance from the site.
Access to Amenities: Good Good access to local amenities given the site is located within Burnham Village close to the High Street.
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Page 26 of 112
Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting The site contains good quality office suites set within a Grade II Listed property and modern extension. The building is Employment Knowledge- New Business occupied by a wide range of occupiers and at the time of inspection was fully occupied. The property is set within Levels based Activities Start-Ups substantial landscaped gardens and provides overall a good quality working environment. There are limited physical constraints which affect the current use of the site.
Employment Physical Constraints: Redevelopment Potential Issues: Comments:
Physical Constraints: Heritage / The main building is is Grade II listed and is considered one of the conservation most important and historical buildings in Buckinghamshire. The site Conclusions is in the Green Belt. The Priory provides extensive good quality office accommodation set within a part listed / part new build office Road Access: None Access off Stomp road and adequate internal circulation with ample complex within substantial landscaped grounds close to Burnham Village. The premise is fully occupied and a car parking number of the companies present are higher value companies who operate in key sectors.
Bad Neighbour Uses: None The site should be regarded as one of the most important employment sites in the District providing a good quality employment premise for small to medium sized businesses and supporting enterprise. Given the nature of the Servicing Arrangements: N/A building and the location there is no scope for further employment development.
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
30% 70%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
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Page 27 of 112
Dropmore Depot, Dropmore Road, Burham, SL1 8ND
Site Characteristics
Dropmore depot is a medium sized mixed employment site which comprises 8 separate industrial units owned by South Bucks Distrcit Council. The site is accessed off Dropmore Road approximately 0.8 miles north of Burnham Village and lies within the Green Belt. The site has been poorly maintained and is now heavily overgrown with weeds
The site has been identified by the Council as a storage base for refuse, recycling and street cleansing vehicles and as such the site has been subject to recent development proposals as detailed below.
The most recent proposal involves demolition of all of the existing buildings on site and their replacement with erection of recyclate storage building and ancillary office/welfare building, external recyclate storage bays, weighbridge, acoustic fencing, provision of hardstanding, widening of vehicular access and landscaping to provide a recyclate transfer facility and vehicle depot. The decision will be made in early 2013.
This site has been used as a depot of one form or another for in excess of 60 years. Planning permission was granted in 2009 for the use of the site for B8 storage and B1 car repair purposes and this was the use that was taking place on the site until earlier this year, when the car repair business vacated the site. At present, the site is being used by the Council for the storage of its refuse vehicles. Prior to these existing uses, planning permission was granted in 2003 for the use of the site as a transport depot with ancillary storage. Before that, it was a transport depot directly connected to skip vehicles. As such, the site has a long history of being used for commercial/industrial purposes.
Site Characteristics
Nature of Employment Area: Mixed employment Site Address: Dropmore Depot, Dropmore Road, Burnham, SL1 8ND
Site Area: 1.48 ha No. Buildings: 8 (4 vacant)
Floorspace: Est 650 sq.m (6,997 sqft) GIA Activities (Use Class): B8
Site Reference ESA7 Employment Levels Circa 10 (least important)
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Page 28 of 112 Location & Accessibility Physical Characteristics
Dropmore Depot is located approximately 0.8 miles north of Burnham village within the Green Belt between Dropmore Road and Chalkpit Lane. The site is located equal distance from Junction 7 of the M4and Junction 2 of the Age of Buildings: M40 both being circa 3.5 miles providing good links with London, Heathrow Airport and the M25. The site is also equal distance from Taplow and Burnham Train station (London Paddington) both stations being located Pre-1940 1940-69 1970-89 1990-99 2000+ approximately 1.8 miles from the subject site. 100%
Given the size of the site and the building coverage being relatively low there is reasonable circulation space within Quality of Buildings: on-site car parking. At the time of inspection there was evidence of adhoc car parking which reflects the poorly Poor Reasonable Good Very Good defined parking areas. 50% 50%
Quality of Environment: Accessibility of the Site Assessment: Comments: Poor Reasonable Good Very Good 100% Road Access: Adequate Access off Dropmore Road is adequate for existing users but intensification of use may require improved access arrangements Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business Parking Provision: Adequate Adequate on-site parking but poorly defined. Levels based Activities Start-Ups Provision to accommodate circa 30 spaces.
Sustainable Transport Access: Poor The site is located in the Green Belt approximately 0.8 miles north of Burnham village and therefore access to sustainable transport provision is limited Employment Redevelopment Access to Amenities: Poor The site is located in the Green Belt approximately Potential 0.8 miles north of Burnham village and therefore some distance from local amenities
Conclusions Physical Characteristics of the Site
Dropmore Depot is a poorer quality employment site where the existing building stock is generally dated and the Dropmore Depot is a medium sized mixed employment site comprising industrial units range in size and quality. The current level of activity is low with a number of vacant units noted. Road access is adequate for existing users service yard and circulation space has been poorly maintained and is heavily overgrown with weeds in parts. Given however given the site rural location access to sustainable transport and local amenities are poor. the nature of the uses within the site, car parking appears relatively ad-hoc with poorly defined spaces and provides a poor visual impression of the site. This site could potentially be regarded as one of the least important sites within the District’s employment land portfolio, however, the site has been identified by the Council as a suitable storage base for refuse, recycling and street cleansing vehicles and as such the site has been subject to recent development proposals. Physical Constraints: Issues: Comments: Physical Constraints: Green Belt The site is located within the Green Belt
Road Access: Access / Access and internal circulation appear adequate for existing users Internal circulation Bad Neighbour Uses: None
Servicing Arrangements: None The site provides for off road servicing via a central service yard
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Page 29 of 112
Huntercombe Lane South, Burnham, SL6 0PH
Site Characteristics
The site was bought by Exton Estates and SWIP from Wyeth Laboratories who previously occupied the site. The site known as Huntercombe Park is located close to junction 7 off the M4 at Taplow and the Bath Road (A4).
The site has planning consent and is currently being actively marketed for a new headquarters office development opportunity. The pre-let development opportunity features two wings over two and three floors, arranged around a central glazed atrium. It offers a total of 91,494 square feet of office space and will be located in its own 8 acres of landscaped grounds with 298 car spaces and 78 secure cycle stands. It is proposed that the development will be built to a BREAM excellent standard.
Site Characteristics
Nature of Employment Area: Development Site
Site Address: Huntercombe Lane South, Burnham, SL6 0PH Location & Accessibility
The site is located on Huntercombe Lane within easy reach of the M4, with Junction 7 of the M4 is approximately 0.6 Site Area: 3.4 ha miles away. The M25 is just eight miles away. For local road links, the site is located just south of the Bath Road (A4) which leads directly to Maidenhead and Slough town centres. The A4 Bath Road is a very busy local road, which has No. Buildings: Development Site (1 proposed) notable congestion at peak times.
8,500 sq m (91,494 sqft) GIA Floorspace: There are four local stations, Taplow is the closest located approximately 0.7 miles from the site with the larger station of Slough less than 3 miles away and respectively provide two and five services an hour to London Activities (Use Class): B1 headquarters development opportunity Paddington and local destinations.
Site Reference ESA9 A regular local bus service stops at the junction of Huntercombe Lane South and Bath Road (A4), which provides connection to Maidenheadand, Slough and on to Heathrow Airport. Employment Levels Currently Vacant (potential for 500 plus jobs - most important) Accessibility of the Site
Assessment: Comments:
Road Access: Good A short distance from the Bath Road (A4) and junction 7 of the M4. The A4 Bath Road is a very busy local road, which has notable congestion at peak times.
Parking Provision: Adequate Proposed on-site parking for 298 cars.
Sustainable Transport Access: Good Located circa 0.6 miles from Taplow Train Station. A regular local bus service stops at the junction of Huntercombe Lane South and Bath Road (A4), which provides connection to Maidenhead and Slough and on to Heathrow Airport.
Access to Amenities: Good 0.75 miles from Burnham Village but also within easy reach for local amenities along Bath Road
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Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting The site is currently being marketed for a pre-let headquarters development opportunity. The site is set within Employment Knowledge- New Business substantial grounds (of circa 8 acres) and benefits from its proximity to the local motorway network. The site is Levels based Activities Start-Ups adjacent to a Historic Park / Garden and Conservation Area Vacant Potential Potential Development opportunity
Physical Constraints: Employment Redevelopment Issues: Comments: Potential
Physical Constraints: Heritage / The site is adjacent to a Historic Park / Garden and Conservation Conservation Area. The site is in the Green Belt.
Road Access: Traffic Good Access off Huntercombe Lane, however, the A4 Bath Road is Conclusions a very busy local road, which has notable congestion at peak times. The site is currently being marketed for a pre-let headquarters (BREAM excellent rated) development opportunity. Bad Neighbour Uses: None The site is set within substantial grounds (of circa 8 acres) and benefits from its proximity to the local motorway network.
The site has the potential to provide good quality modern headquarters office floorspace in a high quality environment Servicing Arrangements: None within a relatively rural (but accessible) location.
We would regard this as potentially one of the District’s most prestigious and highest quality employment sites and has the potential to attract a higher value-value added international firm to locate in the District. Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
Development Opportunity
Quality of Buildings:
Poor Reasonable Good Very Good
Development Opportunity
Quality of Environment:
Poor Reasonable Good Very Good
Development Opportunity
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Lake End Court,Taplow Road,Burnham, SL6 0JQ
Site Characteristics
Lake End Court is a medium sized employment site comprising 11 self-contained office units arranged in two blocks with courtyard parking for circa 75 cars. The site was constructed in the 1980’s and backs onto to the Bath Road (A4) and is located opposite the Sainsburys superstore. The development is well occupied with only 1 vacant unit (Unit 5) noted at the time of inspection. Key occupiers include Thomas Lawrence and Sons, DV Tel Ltd, Dew Pitchmastics and Stiles and Company accountants who occupy a number of the units within the development.
Site Characteristics
Nature of Employment Area: Office Suites
Site Address: Lake End Court, Taplow Road, Burnham, SL6 0JQ
Site Area: 0.38 ha Location & Accessibility
No.Buildings: 2 The site is located at the junction of Lent Rise Road and the Bath Road (A4), with Junction 7 of the M4 is approximately 0.8 miles away. The M25 is just 8.5 miles away. For local road links, the site is located just south of the Floorspace: Est 1,250 sq m (13,500 sqft) GIA Bath Road (A4) which leads directly to Maidenhead and Slough town centres. The A4 Bath Road is a very busy local road, which has notable congestion at peak times. Activities (Use Class): B1 There are four local stations with Taplow Train Station being the closest located approximately 0.6 miles from the site Site Reference ESA 10 with the larger station of Slough less than 3 miles away and respectively provide two and five services an hour to London Paddington and local destinations. Employment Levels Circa 100 (average importance) A regular local bus service stops at the junction of Lent Rise and Bath Road (A4), which provides connection to Maidenhead and Slough and on to Heathrow Airport.
Accessibility of the Site
Assessment: Comments:
Road Access: Good A short distance from the Bath Road (A4) and junction 7 of the M4. The A4 Bath Road is a very busy local road, which has notable congestion at peak times.
Parking Provision: Adequate The 11 self-contained office units have courtyard parking for circa 75 cars.
Sustainable Transport Access: Good Located circa 0.8 miles from Taplow Railway Station. A regular local bus service stops at the junction of Lent Rise and Bath Road (A4), which provides connection to Maidenhead and Slough and on to Heathrow Airport.
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Page 32 of 112 Quality of Site Supporting Key Employers Supporting Supporting Access to Amenities: Good 0.75 miles from Burnham Village but is also located Employment Knowledge- New Business opposite the Sainsburys superstore on the Bath Levels based Activities Start-Ups Road.
Physical Characteristics of the Site Employment Lake End Court is a small office development built in the 1980 and comprises 11 office units with courtyard parking. Redevelopment The development is a typically 1980’s office development and appears in reasonable condition and has been Potential relatively well maintained. The surrounding area is predominantly residential in nature but there are a number of commercial premises along Lent Rise Road as well as the Sainsbury’s superstore. The site does back onto the Bath Road (A4) which is a heavily used road running between Slough and Maidenhead, which may result in noise / vibration issues. Conclusions
This site is located in an accessible location and supports a good range of office occupiers. In total the site comprises Physical Constraints: 11 self-contained office units and although the quality of the accommodation is somewhat dated the site appears to be performing well with limited vacancies noted at the time of inspection. Issues: Comments: The level of activity on site is generally high and the site supports a number of occupiers in strategically important sectors including professional services. Physical Constraints: Noise / Some potential impact from noise and vibration from adjacent bath
vibration Road (A4). The site has been intensively developed we do not consider the site offers development potential in the short to medium term. Road Access: Traffic Potential localised peak time issues with traffic at the junction of the (minor ) Bath Road (A4) and Lent Rise Road.
Bad Neighbour Uses: None
Servicing Arrangements: None
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 33 of 112 Marshgate Trading Estate, Hitcham Road, Burnham SL6 0LX
Site Characteristics
Marshgate Trading Estate is a medium sized employment site comprising a range of buildings of varying ages and construction styles. Large proportions of the occupiers present are in the motor sector and specifically are car repair related companies. The site is well occupied with no vacancies noted at the time of inspection. Key occupiers include Parkford Coachworks which occupy a modern purpose built unit within the estate, Powerbell Garage, Lent Rise Cars, LL Potter and Sons, Airport Transfers, Ryan Car Services, Roaduium Ltd, and Micol Tools.
Site Characteristics
Nature of Employment Area: Mixed Employment site
Site Address: Marshgate Trading Estate, Hitcham Road, Burnham SL6 0LX
Site Area: 1.4 ha
No. Buildings: Est 20 Location & Accessibility
The site is accessed off Hitcham Road, which connects Lent Rise Road and Station Road. Junction 7 of the M4 is Floorspace: Est 6,000 sq m (65,000 sq ft) GIA approximately 1 mile away. The M25 is just 9 miles away. For local road links, the site is located just south of the Bath Road (A4) which leads directly to Maidenhead and Slough town centres. The A4 Bath Road is a very busy local Activities (Use Class): B2 road, which has notable congestion at peak times.
Site Reference ESA 11 Taplow Train Station is located approximately 0.3 miles from the site with the larger station of Slough less than 3.5 miles away and respectively provide two and five services an hour to London Paddington and local destinations. Employment Levels 100 plus (average importance) A regular local bus service stops at the junction of Station Road and Bath Road (A4), which provides connection to Maidenhead and Slough and on to Heathrow Airport.
The site is intensively used and has a high building coverage. Access to the site is off Hitcham Road which is domestic in scale and relatively constrained. Internal circulation is limited and given the number of car related occupiers on the site there is notable overspill car parking onto Hitcham Road.
Accessibility of the Site
Assessment: Comments:
Road Access: Adequate The site is accessed off Hitcham Road which is a short distance from Station Road and the Bath Road (A4), which provides access to the M4 and wider motorway network. Access to the site is off Hitcham Road which is domestic in scale and relatively constrained.
Parking Provision: Poor Limited parking within the site itself and therefore notable evidence of on street parking.
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Sustainable Transport Access: Good Located with easy reach of Taplow Train Station Physical Characteristics and local bus services.
Access to Amenities: Good The site is located 1 mile from Burnham Village and Age of Buildings:
circa 0.3 miles from the Sainsburys superstore on
the Bath Road (A4). Pre-1940 1940-69 1970-89 1990-99 2000+
70% 30%
Quality of Buildings: Physical Characteristics of the Site Poor Reasonable Good Very Good This is a densely developed and tightly constrained employment site. The site is bound by the railway line to the south and largely residential uses to the both and east. The buildings vary in size and quality and are predominantly 25% 50% 25% occupied by car repair related companies. Internal circulation is poor and there is notable evidence of overspill car parking onto Taplow Road. Quality of Environment:
Poor Reasonable Good Very Good Physical Constraints: 100% Issues: Comments:
Physical Constraints: Densely The site is densely developed and adjoins a railway line to the south developed and residential uses to the north and east. Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business Levels based Activities Start-Ups
Road Access: Internal Internal circulation is very constrained and there is notable on street circulation overspill parking along Taplow and Hitcham Road Employment Redevelopment Potential Bad Neighbour Uses: Residential / The site is located in close proximity to a Railway line and residential railway line uses.
Conclusions Servicing Arrangements: Off Road Site provides limited scope for off road loading and unloading due to Servicing the densely developed nature of the site. This is a well-established densely developed local industrial estate with limited vacancies. Access to the site is off Hitcham Road which is domestic in scale and relatively constrained and the surrounding area is largely residential in nature which may arise to conflicts. With the exception of the newly developed Parkford buildings the existing
commercial stock appears to be approaching the end of its life. That said the site does provide a range of lower cost
space for small businesses.
The level of activity on site is generally high and the site supports a number of occupiers and provides lower cost space for small businesses.
The site has been intensively developed and we do not consider the site offers development potential in the short to
medium term.
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Page 35 of 112
Broadwater Park, North Orbital Road, Denham UB9 5HJ
Site Characteristics
Broadwater Park is a large employment site which accommodates a high quality headquarters office building occupied by the global HQ for the Intercontinental Hotels Group (IHG) and an office and manufacturing facility occupied by Robert Bosch Ltd. The IHG building is a modern 4 storey office development, whilst the Bosch building is a two storey office block with manufacturing buildings to the rear. Both have substantial dedicated car parking. The site was formerly the Denham Film Studios.
Site Characteristics
Nature of Employment Area: Business Park
Site Address: Broadwater Park, North Orbital Road, Denham UB9 5HJ
Site Area: 10 ha Location & Accessibility
No. Buildings: 2 Site access is very good via the A412 North Orbital Road which links to the A40 and to the M40 Junction 1 (2.0 miles). Whilst there are no amenities in the immediate locality, however the site is located only 0.2 miles from Denham Green Floorspace: Est 35,675 sq.m (384,002 sqft) GIA local shopping area.
Activities (Use Class): B1, B2 Denham Train station is 0.3 miles from the site and has direct services to London Marylebone and High Wycombe and limited services to Princes Risborough, Aylesbury and Banbury. Site Reference ESA 12 The 331 bus service between Uxbridge and Ruislip Stations (operated by First London for London Buses) calls at the Employment Levels 600 for IHG and 700 for Bosch (most important) Station Parade shops in Denham Green. The 724 Green Line bus service between Harlow and Heathrow passes through Denham Green to Uxbridge and onwards to Heathrow Airport, calling at the Bus Station at Heathrow Central before terminating at Heathrow Terminal 5. The 581 circular bus services provide a link between the various areas of Denham and Uxbridge bus station.
It is also worth noting that the proposed High Speed 2 route runs approximately 200 meters north of the site.
Accessibility of the Site
Assessment: Comments:
Road Access: Good Site access is very good via the A412 North Orbital Road which links to the A40 and to the M40 Junction 1 (2.0 miles) and M25.
Parking Provision: Adequate Substantial dedicated on-site parking (circa 160 for Robert Bosh and 100 for the IHG headquarters building.
Sustainable Transport Access: Good Denham railway station is 0.3 miles from the site. Local bus services are provided at Denham Green
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Page 36 of 112 which provides a regular service between Uxbridge and Ruislip. Physical Characteristics
Access to Amenities: Good Whilst there are no amenities in the immediate Age of Buildings: locality, the site is located only 0.2 miles from Denham Green. Pre-1940 1940-69 1970-89 1990-99 2000+
50% 50%
Physical Characteristics of the Site Quality of Buildings:
The overall site environment is generally very good. There is however a notable difference in terms of the of the age Poor Reasonable Good Very Good of the buildings on the site with the IHG being a modern headquarters buildings and the Bosch site comprising an older accommodation divided between office and manufacturing activities. There is ample parking provision on both 100% sites, which front the North Orbital Road. The Green Belt boundary falls to the east of the site. Quality of Environment:
Physical Constraints: Poor Reasonable Good Very Good
Issues: Comments: 100%
Physical Constraints: None The Green Belt boundary falls to the east of the site
Quality of Supporting Key Employers Supporting Supporting Premises Employment Knowledge- New Business Road Access: None Internal road access is good Levels based Activities Start-Ups
Bad Neighbour Uses: Noise Potential noise issues arising from the proximity of the A412 Employment Redevelopment Potential
Servicing Arrangements: None Adequate servicing for existing occupiers
Conclusions
This is a good quality employment site which provides a modern headquarters building and one of the District’s most prestigious manufacturing occupiers. As such the site supports key employers engaged in higher value-added activities and significant employment numbers. The site is very well located providing good access via the A412 to the A40 and M25 and M40.
We would regard this as one of the District’s most prestigious and highest quality employment sites, which has successfully attracted high value added international firms to locate in the District.
Given the age and quality of the IHG building we do not consider that this part of the site offers employment
redevelopment potential in the short to medium term. The Bosh employment accommodation is older and could offer
redevelopment potential, although this would depend upon the request of the current occupier in the short, medium
and longer term.
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Page 37 of 112
Denham Media Park, North Orbital Road, Denham UB9 5HQ.
Site Characteristics
Denham Media Park is a large site which accommodates a number of film and media companies.
One of only five buildings in Britain designed by the founder of the Bauhaus movement, Walter Gropius (in collaboration with Maxwell Fry). The 1936 former Rank Film Processing laboratory building in Denham (now Deluxe) is the last surviving building of the original Denham Film Studio complex. The building represents one of very few surviving examples of industrial architecture of the Modern Movement in England and was Grade II listed in 1985.
The site also comprises a number of poorer quality, lower grade buildings constructed over 2-3 storeys. It is likely that these buildings will require substantial investment in due course.
The site is focused on the film and media sectors, with key occupiers including British Movietone Ltd, Eurofilm Services, Finishing Post Production, Ferox Effects, and Deluxe London.
Permission was granted in 2007 for comprehensive redevelopment of the site, with the Deluxe building to be converted into flats and a cinema. It was a requirement of the legal agreement that Deluxe relocated to Pinewood. The permission has never been implemented and has now lapsed.
Site Characteristics
Nature of Employment Area: Specialist Film & Media Site
Site Address: Denham Media Park, North Orbital Road, Denham UB9 5HQ.
Site Area: 4.31 ha
No. Buildings: Est 15
Floorspace: Est 25,000 sq m (269,000 sqft) GIA
Activities (Use Class): B1, B2 and B8
Site Reference ESA 13 Location & Accessibility
Employment Levels 200 plus (most important) Site access is very good via the A412 North Orbital Road which links to the A40 and to the M40 Junction 1 (2.2 miles). Whilst there are no amenities in the immediate locality, the site is located 0.3 miles from Denham Green local shopping centre. Denham Train station is 0.5 miles from the site and has direct services to London Marylebone and High Wycombe and limited services to Princes Risborough, Aylesbury and Banbury.
The 331 bus service between Uxbridge and Ruislip stations (operated by First London for London Buses) calls at the Station Parade shops in Denham Green. The 724 Green Line bus service between Harlow and Heathrow passes through Denham Green to Uxbridge and onwards to Heathrow Airport, calling at the Bus Station at Heathrow Central before terminating at Heathrow Terminal 5. The 581 circular bus services provide a link between the various areas of
Denham and Uxbridge bus station. It is also worth noting that the proposed High Speed 2 route runs approximately 100 metres north of the site.
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Page 38 of 112
Accessibility of the Site Physical Characteristics
Assessment: Comments:
Road Access: Good Site access is very good via the A412 North Orbital Road which links to the A40 and to the M40 Age of Buildings: Junction 1 (2.2 miles).
Pre-1940 1940-69 1970-89 1990-99 2000+ Parking Provision: Poor Dedicated on-site parking for circa 40 spaces which given the scale of accommodation on the site 100% represents a poor floor space to parking ratio. Quality of Buildings:
Sustainable Transport Access: Good Denham railway station is 0.5 miles from the site. Poor Reasonable Good Very Good Local bus services are provided at Denham Green which provides a regular service between Uxbridge 100% and Ruislip. Quality of Environment:
Access to Amenities: Good Whilst there are no amenities in the immediate Poor Reasonable Good Very Good locality, the site is located 0.3 miles from Denham
Green. 100%
Quality of Site Supporting Key Employers Supporting Supporting Physical Characteristics of the Site Employment Knowledge- New Business Levels based Activities Start-Ups The site environment is generally poor due to the general condition of the buildings on the site, but has very good potential given the high quality surrounding environment. The site has significant level changes and sloping from north to south. The site also adjoins a Site of Special Scientific Interest to the north. Employment Redevelopment Potential Physical Constraints:
Issues: Comments:
Physical Constraints: Adjacent SSSI to the north Conclusions SSSI Listed Building This is a good quality employment site in an accessible location but the range of buildings is generally in a poor condition and in need of investment. The site play a significant role in supporting employment levels and provides Road Access: Internal Internal road access is relatively poor although generally adequate space for small and start-up firms in the media sector, including a number of specialist and higher value-added digital/ Roads for current businesses media focused activities.
We would regard this as one of the District’s highest quality employment sites but given the age and quality of the buildings the site offers employment redevelopment potential in the short to medium term to provide a range of Bad Neighbour Uses: Noise Potential noise issues arising from the proximity of the A412 modern employment floor space aimed at the media as well as other related employment sectors.
Servicing Arrangements: Adequate servicing for existing occupiers
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Page 39 of 112
Denham Aerodrome, Tilehouse Lane, Denham. UB9 5DF.
Site Characteristics
This is an operational aerodrome located on the fringes of Denham Green. It is a large site comprising a number of aviation-related businesses including Heliair, Premiair Aviation Services Ltd, Air Hamson Engineering Ltd, T A A UK Ltd, Lapwing Flying Club, Polot Centre Ltd, Biggles, Business Helicopter Centre, Light Helicopter Centre, Flying TV, and Helicopter Film Services.
Site Characteristics
Nature of Employment Area: Business Park
Site Address: Denham Aerodrome, Tilehouse Lane Denham UB9 5DF.
Site Area: 40 ha (only a small proportion used for employment purposes) Location & Accessibility
No. Buildings: 15 plus The site is accessed from Tilehouse Lane which is relatively narrow, with access somewhat constrained. The site is located circa 2.3 miles from Junction 1 of the M40 and is accessed via the A412 North Orbital Road and A40. Floorspace: Est 5000 sq m (54,0000 sqft) GIA Denham Green and local amenities are located circa 0.8 miles from the site. Denham Train Station is circa 1.2 miles from the site and has direct services to London Marylebone and High Wycombe and limited services to Princes Activities (Use Class): B1, B2 Risborough, Aylesbury and Banbury.
Site Reference ESA 14 The 331 bus service between Uxbridge and Ruislip stations calls at the Station Parade shops in Denham Green. The 724 Green Line bus service between Harlow and Heathrow passes through Denham Green to Uxbridge and onwards Employment Levels 50 plus (average importance) to Heathrow Airport, calling at the Bus Station at Heathrow Central before terminating at Heathrow Terminal 5. The 581 circular bus servicesprovide a link between the various areas of Denham and Uxbridge bus station.
Accessibility of the Site
Assessment: Comments:
Road Access: Poor The site is accessed from Tilehouse Lane which is relatively narrow, and which links to A412.
Parking Provision: Adequate Dedicated on-site parking available as well as on- road parking
Sustainable Transport Access: Poor Denham railway station is 1.2 miles from the site. Local bus services are provided at Denham Green which provides a regular service between Uxbridge and Ruislip.
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Page 40 of 112
Access to Amenities: Average Whilst there are no there are no amenities in the Quality of Site Supporting Key Employers Supporting Supporting immediate locality, the site is located 0.8 miles from Employment Knowledge- New Business Denham Green. Levels based Activities Start-Ups
Physical Characteristics of the Site Employment The site is located within the Green Belt and adjacent to a Nature Reserve. There is an oil pipeline running through Redevelopment the site. The building stock on the site is generally of a poorer quality although overall environmental quality is Potential reasonable.
Conclusions Physical Constraints: This large operational aerodrome of circa 40 hectares and is occupied by a wide range of aviation-related businesses. Issues: Comments: The site is accessed from Tilehouse Lane which is relatively narrow, meaning that access is somewhat constrained. Given the scale and specialist nature of the site it does offer employment development potential to attract further Physical Constraints: Green Belt The site falls within the Green Belt. An oil pipeline runs through the higher value occupiers relating to the aviation industry. site Oil Pipeline
Road Access: Narrow local Tilehouse Lane which provides local access is relatively narrow roads
Bad Neighbour Uses: Noise Noise associated with the aviation use potentially impacts on amenity of adjacent residential properties.
Servicing Arrangements: None Adequate servicing for existing occupiers
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
70% 30%
Quality of Buildings:
Poor Reasonable Good Very Good
20% 50% 30%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 41 of 112
Chalfont House, Oxford Road, Denham. UB9 4DX
Site Characteristics Location & Accessibility Chalfont House is a 1990s two storey office block located on the A40 Oxford Road in Denham. The office block is a good quality, ‘T shaped’ building with car parking to the front and secure car parking to the rear (circa 40 spaces). It is occupied by the Head Office of Sanderson, a company which designs and produces fabrics and wall coverings.
Site Characteristics
Nature of Employment Area: Single User Site
Site Address: Chalfont House, Oxford Road, Denham. UB9 4DX
Site Area: 0.6ha Location & Accessibility No. Buildings: 1 The site is situated on and accessed from the A40 Oxford Road which provides quick access to the M40 Junction 1 Floorspace: Est 2,210 sq m (23,800 sqft) GIA (0.7 miles) and the M25. It is located close to the junction of the A40 Denham Road and A412 Denham Road. The site can be accessed by vehicles travelling in either direction along the A40. It is located 0.8 miles from Denham Activities (Use Class): B1 Station. There are good quality local bus services along Oxford Road with six routes passing the site and a bus stop immediately outside Chalfont House. Site Reference ESA 15
Employment Levels 100 plus (average importance) Accessibility of the Site
Assessment: Comments:
Road Access: Good Located on A40 in close proximity to Junction 1 of the M40 and M25.
Parking Provision: Adequate Adequate on-site parking including visitor parking to front. Parking to rear is secure. Circa 40 spaces.
Sustainable Transport Access: Good Good local bus services, plus rail station within 1 mile.
Access to Amenities: Poor Limited local amenities.
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Page 42 of 112 Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting Chalfont House is a good quality modern office block occupied by a single user (Sanderson). The office block is fully Employment Knowledge- New Business occupied with sufficient visitor and staff car parking to the front and rear. Environmental quality is good with some Levels based Activities Start-Ups landscaping around the site boundaries which provides screening from adjacent uses. The site is located in a Green Belt settlement.
Employment Physical Constraints: Redevelopment Potential Issues: Comments:
Physical Constraints: None
Conclusions
Road Access: None Chalfont House is a good quality office block which supports an HQ function for Sanderson Ltd and is located in an accessible location on the A40.
The site should be regarded as of average importance in the District. Given the nature of the building and the location Bad Neighbour Uses: noise Some potential noise pollution associated with car wash/ repair site there is no scope for further employment development. which may impact on adjacent residential properties
Servicing Arrangements: None
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 43 of 112
Martin Baker Engineering, Lower Road, Denham. UB9 5AJ
Site Characteristics
This site is a factory occupied by a single occupier, Martin Baker Engineering, which manufactures ejection seats for aircraft and helicopters and related equipment. The Denham site represents the company’s original site and headquarters, albeit that the company now exports and operates internationally.
The site comprises a mix of office and light industrial buildings, predominantly 1 – 2 storeys in height and utilised for manufacturing, design, research and development and consultancy and customer support activities.
Site Characteristics
Nature of Employment Area: Single User Site Location & Accessibility
Site Address: Martin Baker Engineering, Lower Road, Denham, UB9 5AJ. The site is located at the end of Lower Road, Denham, a primarily residential street. Lower Road links via Old Rectory Lane to the A412 Denham Avenue. It is located 2.2 miles from the M40 Junction 1, which provides quick access to Site Area: 2.75 ha plus 1.75 ha of car parking outside employment site the M25. The site is within Higher Denham, a small rural settlement in the Green Belt. boundary The site generates a significant volume of car traffic through a primarily residential area at peak times, as well as No. Buildings: Est 15 commercial vehicle movements.
Floorspace: Est15,000sq.m(161,459 sqft) GIA Local bus services are limited, however the site is located 0.5 mile from Denham Golf Club Station which provides hourly services to London Marylebone. Activities (Use Class): B2, B1
Site Reference EAS 16 Accessibility of the Site
Employment Levels 200 plus (most important) Assessment: Comments:
Road Access: Average Reasonable proximity to M40 and M25, but local road access is limited and traffic impacts on residential amenity.
Parking Provision: Adequate Adequate on-site parking including visitor parking to front. Parking to rear is secure. Circa 150 spaces.
Sustainable Transport Access: Average 0.5 miles from station. Limited local bus services.
Access to Amenities: Poor Limited local amenities available in close proximity to the site.
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Page 44 of 112
Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting This is a flat, densely developed employment site with a large factory building (3,340 sq.m) and a number of Employment Knowledge- New Business associated workshop, storage and office buildings. The majority of buildings date from the 1960s – 1980s. Levels based Activities Start-Ups
Car parking is provided to the north of the main site, on land which is currently outside of the employment site boundary. Employment The site is located within a Green Belt settlement and just north of the River Misbourne and is identified in the SFRA Redevelopment as being within a Flood Zone 3b (high probability of flooding). Potential
Physical Constraints: Conclusions Issues: Comments: Martin Baker Engineering is the company HQ and a key manufacturing facility for an important local company which Physical Constraints: Densely Limited further development potential within existing site boundary is a market leader in its field. It undertakes high value-added manufacturing and associated activities and likely developed supports a significant number of higher-skilled jobs. Green Belt The site has developed over time and includes some premises which are dated. The site layout is quite constrained. Road Access: Internal Internal circulation is quite constrained. On-site parking is located to However the site supports a key employer engaged in higher value-added activities. There may well be demand for circulation the north of the employment area but accessed through it. redevelopment of parts of the site to provide more modern floorspace or to support the growth of the business.
Bad Neighbour Uses: Potential Some potential noise pollution associated with manufacturing
activities. Significant peak traffic volumes
Servicing Arrangements: Potential Potential issues associated with HGV movements and turning on the
site.
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
20% 60% 20%
Quality of Buildings:
Poor Reasonable Good Very Good
20% 80%
Quality of Environment:
Poor Reasonable Good Very Good
100%
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Page 45 of 112 54-66 Oxford Road, New Denham. UB9 4DN.
Site Characteristics
This site encompasses a mix of employment activities. 54 Oxford Road is a 1990s two storey office block located on the corner of Oakside. It is occupied by the BDL Group, who are dry lining contractors. To the north-east of this is an older 1970s industrial unit occupied by Denham Technical Services. This building is in a relatively poor condition. To the north again is a Majestic Wine Warehouse, Hand Car Wash and Texaco Petrol Filling Station. These all fall within the employment site boundary albeit that they are not B-class activities. To the rear of the Petrol Filling Station is a terrace of 1950s industrial units occupied by Marshall’s (industrial cleaners) and JM Steel Fabrication. The JM Steel unit includes a yard with some open storage (located outside of the employment site boundary). While the quality of employment space on the site varies, the site is fully occupied. Environmental quality is however average-to-poor and parking provision is very tight.
Site Characteristics
Nature of Employment Area: Mixed Employment Site
Site Address: 54-66 Oxford Road, New Denham. UB9 4DN
Site Area: 0.3 ha Location & Accessibility
No. Buildings: 7 The site is located on Oxford Road, New Denham. This links M40 Junction 1 to Uxbridge Town Centre. The site is
located 0.7 miles from the M40 Junction 1, 2 miles from the M25 and 0.9 miles from Uxbridge Underground Station Est1,970 sq.m(21,205 sqft) GIA Floorspace: and Town Centre. It is served by six bus services which link the site to both Uxbridge and Heathrow Airport.
Activities (Use Class): B1, B2 Accessibility of the Site Site Reference ESA 16 Assessment: Comments: Employment Levels 40 (average importance) Road Access: Good Located close to M40 Junction 1 and M25
Parking Provision: Poor Some sites have limited on-site parking.
Sustainable Transport Access: Good Regular quality bus services pass the site. 0.9 miles from station.
Access to Amenities: Good Local parade of shops within short walking distance. Canal close by.
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Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business This is an intensely developed employment site containing a range of uses and buildings, the quality of which varies. Levels based Activities Start-Ups Internal roads on parts of the site are poorly made, and of limit width, which restricts internal circulation. On-site parking provision is limited and potentially insufficient to support current employment activities. The quality of the environment is average-to-poor. Employment Redevelopment Potential Physical Constraints:
Issues: Comments: Conclusions Physical Constraints: Densely Development density potentially restricts vehicle circulation and developed provides inadequate parking This can be regarded as a generally poorer quality employment site. It accommodates a number of businesses but these are generally in lower value-added sectors. It also accommodates a number of non B-class activities. It appears Road Access: Internal Internal circulation is very constrained on parts of the site. On-site that land to the rear of the site in Oakside has been redeveloped for housing in recent years. circulation parking is limited and considered inadequate for some activities, such as office floorspace. The quality of premises and environment at this employment location is average and the site includes a number of non B-class uses. The quality of existing stock would support redevelopment, however, the feasibility of Bad Neighbour Uses: Potential Some potential noise pollution associated with manufacturing comprehensive redevelopment will be largely influenced by patterns of land ownership. activities. These potentially impact on adjacent residential
development.
Servicing Arrangements: Potential Potential issues associated with HGV movements and turning on
parts of the site.
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+ 30% 40% 30%
Quality of Buildings:
Poor Reasonable Good Very Good
50% 50%
Quality of Environment: Poor Reasonable Good Very Good 60% 40%
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Page 47 of 112 52 Oxford Road, New Denham. UB9 4DH
Site Characteristics
This site encompasses an HSS Hire Shop (retail use) on the corner of Oakside together with 52 Oxford Road, a large two-storey purpose-built office block dating from the 1980s/90s. The office block is occupied by Phoenix IT Services (formerly ICM Ltd), an IT services company. We understand that this is a ‘business continuity centre.’ As a result on- site security is high.
Site Characteristics
Nature of Employment Area: Single User Site
Site Address: 52 Oxford Road, New Denham. UB9 4DH
Site Area: 0.6 ha
No. Buildings: 2
Floorspace: Est 2,121sq.m (22,830 sqft) offices (showrooms – 637 sq.m (6,857 sq ft)) Location & Accessibility Activities (Use Class): B1, A1 The site is located on Oxford Road, New Denham. This links M40 Junction 1 to Uxbridge Town Centre. The site is located 0.7 miles from the M40 Junction 1, 2 miles from the M25 and 0.9 miles from Uxbridge Underground Station Site Reference ESA 18 and Town Centre. It is served by six bus services which link the site to both Uxbridge and Heathrow Airport.
Employment Levels 100 plus (average importance) Accessibility of the Site
Assessment: Comments:
Road Access: Good Located close to M40 Junction 1 and M25
Parking Provision: Adequate 52 Oxford Road includes dedicated secure on-site car parking (circa 30 spaces)
Sustainable Transport Access: Good Regular quality bus services pass the site. 0.9 miles from station.
Access to Amenities: Good Local parade of shops within short walking distance. Canal to rear of site.
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Page 48 of 112 Physical Characteristics of the Site
The site comprises a 1960s retail unit with storage space to the rear occupied by HSS Hire Shop, together with the Quality of Site Supporting Key Employers Supporting Supporting 1980s/90s two storey office block. The office block is fully occupied with sufficient staff car parking to the rear. Employment Knowledge- New Business Environmental quality is reasonable with some landscaping around the site boundaries which provides screening Levels based Activities Start-Ups from adjacent uses.
Employment Physical Constraints: Redevelopment Potential Issues: Comments:
Physical Constraints: Adjacent Located adjacent to residential dwellings to the north-west of the site Uses however this does not unduly influence the current use. Conclusions
This can be regarded as a reasonable quality employment site. The main occupier, Phoenix IT Services, is in a higher Road Access: None Adequate road access and parking value-added sector who occupies good quality premises. The site is located in an accessible location although the environmental quality of the surrounding area is generally average.
The quality and occupancy of the site would suggest limited redevelopment potential in the short-to-medium-term. Bad Neighbour Uses: None No evident bad neighbour uses
Servicing Arrangements: None
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
20% 80%
Quality of Buildings:
Poor Reasonable Good Very Good
20% 80%
Quality of Environment:
Poor Reasonable Good Very Good
100%
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Page 49 of 112
1 Oxford Road, New Denham. UB9 4DA
Site Characteristics
This site comprises a single storey 1990s office building, R&D House, occupied by OptiRisk Systems Limited. The company develops and delivers IT software and training. There is an adjacent plot to the south which is used for storage of plant and vehicles (which falls outside of the employment site boundary).
Site Characteristics
Nature of Employment Area: Single User Site
Site Address: 1 Oxford Road,New Denham. UB9 4DA Location & Accessibility
The site is located on Oxford Road, New Denham. This links M40 Junction 1 to Uxbridge Town Centre. The site is Site Area: 0.3 ha located 0.7 miles from the M40 Junction 1, 2 miles from the M25 and 0.9 miles from Uxbridge Underground Station and Town Centre. It is served by six bus services which link the site to both Uxbridge and Heathrow Airport. No. Buildings: 1
Floorspace: 290 sq.m (3,121 sqft) Accessibility of the Site Activities (Use Class): B1, Sui Generis Assessment: Comments: Site Reference ESA 19 Road Access: Good Located close to M40 Junction 1 and M25 Employment Levels Est 20 (least important)
Parking Provision: Adequate Adequate on-site parking for current businesses
Sustainable Transport Access: Good Regular quality bus services pass the site. 0.7 miles
from station.
Access to Amenities: Good Local parade of shops on opposite side of Oxford
Road.
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Page 50 of 112 Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business The site comprises a small single storey 1990s office block providing 290 sq.m of employment floorspace. It is Levels based Activities Start-Ups located opposite a parade of shops which include a restaurant, convenience store, kebab shop and hair salon providing local amenities.
The Osborne Farm comprises a number of poorer quality structures together with a more modern unit occupied by Employment Farmer Giles Organic Products. The quality of this site is relatively poor with poor quality internal roads. There is Redevelopment farmland to the rear of the site. Potential
The site falls entirely within the Green Belt.
Conclusions
Physical Constraints: In its current state this site is a relatively poor quality, with a low intensity of existing use. It supports relatively limited employment numbers. Issues: Comments: The site is not intensively developed and is considered to have limited future development potential given its location Physical Constraints: None No evident physical constraints to current use. Located within Green within the Green Belt. However, it is well located close to the edge of Uxbridge with strong public transport Belt. accessibility and potentially attractive setting with a rural aspect to the rear. This would support much stronger employment development potential. Road Access: None Adequate road access and parking
Bad Neighbour Uses: None No evident bad neighbour uses
Servicing Arrangements: None
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
40% 60%
Quality of Buildings:
Poor Reasonable Good Very Good
20% 80%
Quality of Environment:
Poor Reasonable Good Very Good
100%
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Page 51 of 112
Rivermead, Oxford Road, New Denham. UB9 4BF
Site Characteristics
Rivermead is a detached two-storey office block located in a parkland setting, set back from the A4020 Oxford Road. It provides a modern headquarters office building.
The office block was formerly occupied by Compass Group, however at the time of the site surveys in June 2012 was vacant. Compass Group appears to have relocated to the new Parkview development closer to Uxbridge Town Centre.
It provides a total of 4,150 sq.m of office floorspace arranged over two floors as well as restaurant space with external patio. The block provides Grade A office space with open plan floor plates. It is being marketed by Brasier Freeth and Knight Frank as a whole or for each floor separately.
Site Characteristics
Nature of Employment Area: Office Block
Site Address: Rivermead, Oxford Road, New Denham, UB9 4BF. Location & Accessibility
Site Area: 0.85 ha The site is located on Oxford Road, New Denham. This links M40 Junction 1 to Uxbridge Town Centre. The site is located 0.7 miles from the M40 Junction 1, 2.2 miles from the M25 and 0.9 miles from Uxbridge Underground Station No. Buildings: 1 and Town Centre. It is served by six bus services which link the site to both Uxbridge and Heathrow Airport.
Floorspace: Est 4,150 sq.m (44,670 sq ft) GIA Accessibility of the Site Activities (Use Class): B1 Assessment: Comments: Site Reference EAS 20
Employment Levels Vacant (potential 100 plus) Average importance Road Access: Good Located close to M40 Junction 1 and M25
Parking Provision: Adequate Adequate on-site parking (178 spaces)
Sustainable Transport Access: Good Regular quality bus services pass the site.
Access to Amenities: Good Local parade of shops on Oxford Road.
GL Hearn
Page 52 of 112 Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting Employment The site comprises a well-designed high quality office block in a landscaped setting close to Uxbridge Town Centre. It Employment Knowledge- New Business Redevelopment provides Grade A floorspace constructed around 10 years ago and is suitable for corporate HQ occupiers. It benefits Levels based Activities Start-Ups Potential from an on-site café.
The site falls entirely within the Green Belt on a former warehouse site. It is located at a visible location adjacent to the River Colne which provides an attractive setting to the development. Employment Redevelopment Potential
Physical Constraints:
Issues: Comments: Conclusions
Physical Constraints: None No evident physical constraints to current use. Located within Green The site provides a high quality Grade A office block in an attractive setting. It is currently vacant and being marketed. Belt. We would expect the existing floorspace in time to attract a new occupier. Given the quality and scale of floorspace, the site provides the potential to support the attraction/ retention of a new corporate occupier engaged in a higher value-added sector requiring good quality modern floorspace.
Road Access: None Adequate road access and parking Given the Green Belt setting and quality of the existing office building, it is not envisaged that the site provides further development potential in the short-to-medium-term.
Bad Neighbour Uses: None No evident bad neighbour uses
Servicing Arrangements: None
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
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Page 53 of 112
Uxbridge Business Park, Oxford Road, New Denham. UB8 1DH
Site Characteristics
Uxbridge Business Park is a high quality business park located on the boundary of the District, off Sanderson Road. It is a prestige business park developed by Goodman providing headquarters office buildings for corporate occupiers. It is one of the most successful business parks in the country.
To date three headquarters office buildings have been developed on the site, formerly the Sanderson Wallpaper Factory. Building 2 was pre-let in 2003 to Bristol Myers-Squib, a US-based pharmaceuticals company. Building 1 was let to a biotech firm, Amgen Ltd. The third building was pre-let to Cadbury (now Kraft) in 2008.
There are a further two buildings which are currently being marketed as pre-let opportunities – Building 4 (7187 sq.m NIA) and the smaller building 5 (2322 sq.m NIA).
The Business Park provides a high quality parkland setting of 59 Ha with current standalone office blocks for corporate occupiers. There is strong and active management in place, and on-site security. Environmental quality is very strong and the buildings have strong sustainability credentials.
Site Characteristics
Nature of Employment Area: Business Park Location & Accessibility
Site Address: Uxbridge Business Park, Oxford Road, New Denham, UB8 Good (improved) access onto the A4020, providing good access to the M40 and M25, and Uxbridge Town Centre. 1DH The site is located near the tertiary settlement of new Denham and Willowbank on the eastern edge of the south Bucks District. Site Area: 6.6 ha The site is located off Oxford Road, New Denham, which links M40 Junction 1 to Uxbridge Town Centre. The site is No. Buildings: 3 located 0.7 miles from the M40 Junction 1, 2.2 miles from the M25 and 0.9 miles from Uxbridge Underground Station and Town Centre. It is served by six bus services which link the site to both Uxbridge and Heathrow Airport. Floorspace: Est 25,500 sq.m (274,478 sqft) GIA The site benefits from a dedicated bus service which links to Uxbridge Station and given its proximity to Uxbridge a range of local amenities are within easy reach. Activities (Use Class): B1
Site Reference ESA 29 Accessibility of the Site Employment Levels 1000 plus (most important) Assessment: Comments:
Road Access: Good Located close to M40 Junction 1 and M25
Parking Provision: Adequate Adequate on-site parking. Significant levels of car parking which are well occupied. (circa 300 spaces)
Sustainable Transport Access: Good Dedicated branded bus service
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Access to Amenities: Good Uxbridge Town Centre in walking distance Physical Characteristics
Age of Buildings: Physical Characteristics of the Site Pre-1940 1940-69 1970-89 1990-99 2000+ The site is well masterplanned and provides high quality Grade A office space in a tranquil setting but close to Uxbridge Town Centre. The site provides a high quality landscaped environment located between the Colne River 100% and Grand Union Canal. The SFRA identified the site as being affected by medium probability of flooding (Flood Zone 2). The site is excluded from the Green Belt. The site is carefully managed providing both security and strong Quality of Buildings: maintenance credentials. It can be regarded as a premier business park. Poor Reasonable Good Very Good
Physical Constraints: 100%
Issues: Comments: Quality of Environment:
Physical Constraints: Flooding Located within Flood Zone 2. Poor Reasonable Good Very Good
100%
Road Access: Adequate Adequate road access and parking Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business
Levels based Activities Start-Ups
Bad Neighbour Uses: None No evident bad neighbour uses
Employment Servicing Arrangements: None Redevelopment Potential Further
development potential
Conclusions
The site is one of the highest quality and most prestigious business parks in the region and is important on a sub- regional basis. We would regard this site as one of the South East’s premier business parks. It provides high quality Grade A office blocks which accommodate HQ functions of international businesses. Demand is supported by its proximity to good road connection, Uxbridge Town Centre and Underground Station, as well as international connections at Heathrow Airport.
There is further development potential within the current site which is currently being marketed as a pre-let opportunity. We consider that this is highly likely to be built-out in time as market conditions improve given the quality of the site and location and its commercial profile.
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Page 55 of 112
Capswood Business Centre, Oxford Road, Denham. UB9 4LH
Site Characteristics
This site comprises three modern two-storey office blocks constructed in the 2000s. It is located on the A40 in
Denham. Existing occupiers include South Bucks District Council (across two buildings) and Danfoss, a Danish company specialising in heating and refrigeration technologies.
The existing office blocks are fully occupied. The site falls within a Green Belt settlement.
Site Characteristics
Nature of Employment Area: Business Park
Site Address: Capswood Business Centre, Oxford Road, Denham, UB9 4LH. Location & Accessibility Site Area: 0.75 ha The site is located off Oxford Road, New Denham, which links M40 Junction 1 to Uxbridge Town Centre. The site is No. buildings: 3 located 1.2 miles from the M40 Junction 1, 1.8 miles from the M25 and 3.0 miles from Uxbridge Underground Station and Town Centre. Floorspace: 3,176 sq.m(34,186 sqft) GIA The A40 bus service, which has a stop within walking distance of the development, also provides a connection to Activities (Use Class): B1 High Wycombe, Beaconsfield, Uxbridge and Heathrow Airport. The bus service provides access to Uxbridge Station and a range of local amenities in Uxbridge town centre. Site Reference ESA 22
Employment Levels 300 plus (most important) Accessibility of the Site
Assessment: Comments:
Road Access: Good Located on A40 and with 1.5 miles of Junction 1 of the M40 and 1.8 miles from the M25.
Parking Provision: Adequate On-site parking is Circa 175 spaces including both surface and underground parking.
Sustainable Transport Access: Good A regular bus service serves Oxford Road. The site is equidistant between Denham and Gerrards Cross stations at a distance of 2 miles.
Access to Amenities: Average Limited availability of local amenities.
GL Hearn
Page 56 of 112 Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting The site is a modern development of standalone office buildings constructed over the last 10 years. It is a relatively Employment Knowledge- New Business intensely developed site which backs onto Caps Wood and lies within the Green Belt. The site is within the settlement Levels based Activities Start-Ups boundary for Tatling End.
Employment Physical Constraints: Redevelopment Potential Issues: Comments:
Physical Constraints: Green Belt Falls within Green Belt Settlement. Conclusions
This is a good quality employment site which provides modern office accommodation and is located in a prominent Road Access: Adequate Adequate road access location on the A40. The site is equidistant between Denham and Gerrards Cross stations and shopping centres, 2 miles away.
The site does support significant employment and is fully occupied and given the age and quality of development we Bad Neighbour Uses: None No evident bad neighbour uses consider that there is no scope for redevelopment in the short to medium term.
Servicing Arrangements: None
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
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Page 57 of 112
Phoenix House, Oxford Road, New Denham. SL9 7AP
Site Characteristics
Phoenix House is a two storey, high quality modern office development developed in the 2000s by Farmglade Ltd and
Capswood Investments Ltd. The building was completed in 2008 but remains vacant as at June 2012. The agents are
BNP Paribas and Simon Williams. The site is adjacent to the Capswood Business Centre. It falls within a Green Belt settlement.
Site Characteristics
Nature of Employment Area: Office Block
Site Address: Phoenix House, Oxford Road, New Denham, SL9 7AP Location & Accessibility
Site Area: 0.5 ha Phoenix House is prominently positioned fronting the A40 Oxford Road. The location allows easy access to the motorway network being less than 2 miles from Junction 1 of the M40, providing a link to Central London and the M25. No.Buildings: 1 Gerrards Cross and Denham Trains stations are both less than two miles from Phoenix House, providing fast and frequent services to London Marylebone Station. Additionally, the London Underground network can be accessed Floorspace: Est1,835 sq.m (19,752 sqft) GIA from Uxbridge town centre, less than 3 miles away.
Activities (Use Class): B1 The A40 bus service, which has a stop within walking distance of the development, also provides a connection to High Wycombe, Beaconsfield, Uxbridge and Heathrow Airport. Site Reference ESA 23 The site is located on Oxford Road, Denham. It is located 1.8 miles from M40 Junction 1 and similarly 1.8 miles from Employment Levels 100 plus (potential) Average importance Denham Station. A regular bus service runs along Oxford Road linking Gerrards Cross and Uxbridge.
Accessibility of the Site
Assessment: Comments:
Road Access: Good Located on A40 and close to M40 Junction 1 and M25.
Parking Provision: Adequate Adequate on-site parking with 78 dedicated spaces.
Sustainable Transport Access: Good Regular bus services serve Oxford Road and train services within 2 miles.
Access to Amenities: Average Limited availability of local amenities.
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Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business The site is a modern development of standalone office buildings constructed over the last 10 years. It is a relatively Levels based Activities Start-Ups intensely developed site which backs onto Caps Wood, which falls within the Green Belt. The site is within the Potential Potential settlement boundary for Tatling End. The office block achieves a BREAM Very Good standard and has an Energy Performance Certificate ‘B’ rating. Employment Physical Constraints: Redevelopment Potential Issues: Comments:
Physical Constraints: Green Belt Falls within Green Belt Settlement.
Conclusions
Although the site remains vacant, it is a good quality site which is built-out providing modern office accommodation. It Road Access: Adequate Adequate road access. 78 parking spaces provides good quality modern premises with reasonable sustainability credentials. It would be attractive to key higher value-added employers seeking good quality office space.
Given the age and quality of development we consider that there no prospect of redevelopment in the short-to- Bad Neighbour Uses: None No evident bad neighbour uses medium term.
Servicing None Arrangements:
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
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Page 59 of 112
Anamax Business Park, Oxford Road, Denham. SL9 7BB.
Site Characteristics
Anamax Business Park is a local industrial estate located on Oxford Road, Denham. The site’s major current employer is Chiltern IT, part of the Anamax Group, which is engaged in the distribution and recycling of IT equipment and supplies. Other occupiers include Denham Car & Van Centre. There are also a number of trade counter activities.
Site Characteristics
Nature of Employment Area: Local Industrial Estate
Site Address: Anamax Business Park, Oxford Road, Denham, SL9 7BB
Site Area: 1.5 ha Location & Accessibility
No.Buildings: 4 The site is located off the A40 Oxford Road. The location allows easy access to the motorway network being less than 2 miles from Junction 1 of the M40, providing a link to Central London and the M25. Floorspace: Est 3,100 sq.m (33,368 sqft) Gerrards Cross and Denham railway stations are both less than two miles from the business park, providing fast and frequent services to London Marylebone Station. Additionally, the London Underground network can be accessed Activities (Use Class): B1, B8 from Uxbridge town centre, less than 3 miles away.
Site Reference ESA 24 The A40 bus service, which has a stop within walking distance of the development, also provides a connection to High Wycombe, Beaconsfield, Uxbridge and Heathrow Airport. Employment Levels Est 30 (least important) The site is located on Oxford Road, Denham. It is located 1.8 miles from M40 Junction 1 and similarly 1.8 miles from Denham Station. A regular bus service runs along Oxford Road linking to Gerrards Cross and Uxbridge.
Accessibility of the Site
Assessment: Comments:
Road Access: Good Located on A40 providing access to M40 Junction 1 and M25
Parking Provision: Adequate Adequate on-site parking for existing uses (circa 30 spaces)
Sustainable Transport Access: Good Regular bus services serve Oxford Road
Access to Amenities: Average Limited access to local amenities
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Page 60 of 112
Physical Characteristics of the Site
The majority of buildings on the site comprise medium-sized industrial units dating from the 1970s. Some land is used Quality of Site Supporting Key Employers Supporting Supporting for storage of vehicles. While there has been some investment in estate signage, overall environmental quality is Employment Knowledge- New Business average to poor. Levels based Activities Start-Ups
Overall although the site is currently relatively well occupied (with just Unit 8 vacant in May 2012), the intensity of current use on the site is relatively low. The site provides potential for redevelopment. Employment Redevelopment Physical Constraints: Potential
Issues: Comments:
Physical Constraints: Green Belt Falls within Green Belt Settlement. Conclusions
This is a relatively poor quality local industrial estate and although it is currently relatively well occupied, it provides somewhat dated industrial premises. It has a limited role in providing smaller units to support start-up businesses. Road Access: Adequate Adequate road access. Sufficient parking for current activities. We understand that planning applications have previously been submitted for redevelopment to provide four blocks of office accommodation which was refused on appeal.
The site is considered to provide potential for redevelopment for further employment use subject to Green Belt policy Bad Neighbour Uses: Noise Some potential noise impacts from current use on adjacent considerations in the short- to medium-term subject to market demand. residential properties
Servicing Arrangements: None Servicing general adequate for existing businesses
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
30% 70%
Quality of Environment:
Poor Reasonable Good Very Good
100%
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Page 61 of 112
Willow Avenue, New Denham, UB9 4AF.
Site Characteristics
This site is located in New Denham located close to the District’s boundary with LB Hillingdon, and Uxbridge Town
Centre. It is a small local industrial estate focused on small SME businesses. Existing occupiers include Elder Sheet
Metals and Watson Bros (Electron Works). It is generally well occupied and there is a reasonable level of activity however the buildings on-site are now dated, primarily 1950s – 1970s stock, and the quality of stock and access to the site is poor.
Site Characteristics
Nature of Employment Area: Local Industrial Estate Location & Accessibility
Site Address: Willow Avenue, New Denham. UB9 4AF The site is located on Willow Avenue off Oxford Road, New Denham. Willow Avenue is a narrow winding street which links to Oxford Road and primarily serves nearby residential properties. The site backs onto residential properties to Site Area: 0.3 ha the north-east with new residential development (the King’s Island scheme) located immediately to the west of the site. No. Buildings: 2 Access for larger vehicles is restricted by the width of Willow Avenue and internal circulation within the site is also Floorspace: Est1,000 sq.m (10,700 sqft) GIA very tight.
Activities (Use Class): B1, B2 The site is located 0.8 miles from Uxbridge Underground Station, and 1 mile from M40 Junction 1. A regular bus service runs along Oxford Road which is nearby. There is a local parade of shops on Oxford Road providing key Site Reference ESA 25 amenities.
Employment Levels Est 25 (least important) Accessibility of the Site
Assessment: Comments:
Road Access: Poor While the site is 1 mile from the M40, local access is restricted. The site is unsuitable for HGVs.
Parking Provision: Adequate There is on-site parking however this is not structured and the road surface is poor (gravel).
Sustainable Transport Access: Good Regular bus services serve Oxford Road
Access to Amenities: Good Local parade of shops nearby and within walking distance of Uxbridge Town Centre.
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Page 62 of 112
Physical Characteristics
Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business Levels based Activities Start-Ups Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
Employment 80% 20% Redevelopment Potential Quality of Buildings:
Poor Reasonable Good Very Good
Conclusions 100%
This is a poor quality local industrial estate but is currently well occupied. Access to the site is poor and the current Quality of Environment: activities are likely to impinge on the amenity of nearby residential properties. It is a relatively small site that would support limited employment numbers, and businesses are generally engaged in lower value-added activities. Poor Reasonable Good Very Good The site should be considered of least importance. Should the site become available for redevelopment the site does offer some potential for alternative employment uses and given the characteristics of the site would be suitable for 100% small scale, low cost starter units.
Physical Characteristics of the Site
This is a generally poorer quality site comprising dated industrial units from the 1950s – 1970s, with limited tarmacking of internal parking area and circulation space. The density of development is high which restricts circulation. The site provides low grade/ value space.
Physical Constraints:
Issues: Comments:
Physical Constraints: Green Belt Falls within Green Belt Settlement. Flood Risk Zone 2.
Flooding
Road Access: Poor Poor local road access and limited internal circulation space.
Bad Neighbour Uses: Noise Some potential noise impacts from current use on adjacent residential properties
Servicing Arrangements: Poor internal Inadequate service arrangement for existing occupiers access
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Page 63 of 112
Bishops House, Crown Lane, Farnham Royal. SL2 3SF.
Site Characteristics
Bishops House is a single storey brick-built modern office building within a landscaped environment with courtyard parking. It is occupied by a single user, Bishops Sport and Leisure Ltd, suppliers of sport and educational play equipment.
Site Characteristics
Nature of Employment Area: Office Block (single user)
Site Address: Bishops House, Crown Lane, Farnham,Royal SL2 3SF.
Site Area: 0.36 ha
No. Buildings: 1 Location & Accessibility
Floorspace: Est 300 sq m (3,229 sqft) GIA The site is located in a rural location close to the District’s border with Slough c. 0.8 miles from Farnham Common Local Centre, which provides local amenities, and the A355 Beaconsfield Road. The site is accessed off Crown Lane Activities (Use Class): B1 which is a relatively narrow rural road. The nearest train station is at Burnham, 2.6 miles from the site.
Site Reference ESA 26 Accessibility of the Site Employment Levels Est 25 (least important) Assessment: Comments:
Road Access: Average Access off Crown Lane which is narrow. Rural location.
Parking Provision: Adequate Adequate on-site parking for existing businesses. (Circa 20 spaces)
Sustainable Transport Access: Poor Poor public transport access reflecting rural location
Access to Amenities: Average 0.8 miles to Farnham Common Local Centre which provides local amenities
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Page 64 of 112 Physical Characteristics of the Site
The site provides brick-built office accommodation set in a high quality landscaped environment which is well Quality of Site Supporting Key Employers Supporting Supporting maintained. It is located within a Green Belt setting. Employment Knowledge- New Business Levels based Activities Start-Ups
Physical Constraints:
Issues: Comments: Employment Redevelopment Physical Constraints: Green Belt The site falls within the Green Belt. Potential
Road Access: Narrow local Crown Lane which provides local access is relatively narrow Conclusions roads This is a reasonable quality office development in an attractive rural setting. It is occupied by a single occupier. The Bad Neighbour Uses: None site’s location relates more to Slough in market terms than other parts of Bucks. Access to the site is relatively limited but it provides good quality modern office floorspace within an attractive parkland setting. The site supports moderate levels of employment.
Servicing Arrangements: None Given the age of existing premises we consider that the potential for redevelopment in the short-to-medium term is limited.
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 65 of 112
Farnham House, Farnham Lane, Farnham Royal. SL2 3RQ.
Site Characteristics
Farnham House is a vacant headquarters office building located in the centre of Farnham Royal. It is a two storey brick-built property set within an attractive landscaped environment with parking to the front and rear strategically located on a corner plot on the junction of Farnham Lane and the A355 Beaconsfield Road.
The building is being marketed for sale on a freehold basis for £3.75 million. The agents are Burston Cook and Lambert Smith Hampton.
Site Characteristics
Nature of Employment Area: Office Block
Site Address: Farnham House, Farnham Lane, Farnham Royal SL2 3RQ.
Site Area: 0.5 ha
No. Buildings: 1
Floorspace: Est1,568sq.m (16,878 sqft) GIA
Activities (Use Class): B1 Location & Accessibility Site Reference ESA 27 The site is located in the centre of Farnham Royal close to the edge of Slough on the A355 Beaconsfield Road. Employment Levels 100 plus (average importance) Farnham Royal is a village with few amenities but Farnham Common is circa 2.1 miles south of the site and provides a full range of amenities. The nearest train station is at Slough, 2.8 miles from the site. A regular bus service provides access to Farnham Common.
Accessibility of the Site
Assessment: Comments:
Road Access: Reasonable Located on A355 Beaconsfield Road
Parking Provision: Adequate Adequate on-site parking. (Circa 50 spaces)
Sustainable Transport Access: Reasonable Served by local bus services
Access to Amenities: Reasonable There are limited amenities within Farnham Royal but Farnham Common, which is 2.1 miles south of the site provides a full range of amenities.
GL Hearn
Page 66 of 112 Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting The site provides brick-built office accommodation set in a high quality landscaped environment. It is located within a Employment Knowledge- New Business developed area. Levels based Activities Start-Ups
Physical Constraints: Employment Redevelopment Issues: Comments: Potential
Physical Constraints: None
Conclusions Road Access: None Good access and internal circulation This site provides an attractive modern headquarters office building in a semi-rural location, located to the north of Slough. Its proximity to Slough supports a strong local catchment population. Accessibility, by car and public transport, is however less strong than other sites in the District. Bad Neighbour Uses: None
Servicing Arrangements: None
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 67 of 112
Thorney Business Park, Thorney Lane, South Iver SL0 9HF
Site Characteristics
This is a large industrial site comprising largely open land storage, waste disposal and distribution facilities. The site extends to in excess of 14 ha making it one of the largest employment sites in the district. Thorney Business Centre is also located on the site, which offers affordable space and accommodates a larger number of smaller businesses. Key occupiers on the estate include RTS Textile Recyclers, Packme Ltd and Farnborough Van & Truck Hire. There are a significant number of businesses located on this site.
The environment is generally of poorer quality with the majority of buildings in a state of disrepair or poorly maintained. The site is managed by Step Property Ltd.
Site Characteristics
Nature of Employment Area: Local Industrial Estate
Site Address: Thorney Business Park, Thorney Lane, South Iver. SL0 9HF Location & Accessibility Site Area: 14.3 ha The estate has relatively poor access to the strategic road network, necessitating large numbers of HGV moments No. Buildings: Est 15 through Iver Village and Richings Park. Specifically the estate is located to the south of Iver off Thorney Lane South. Local services are located close to Iver Station, which is 0.8 miles from the site. Floorspace: Largely open storage The site is bounded by the Grand Union Canal (Slough Arm) to the north and the Bristol Paddington railway line to Activities (Use Class): B1, B2, B8 the south. The site is located close to the tertiary settlement of Richings Park, though severed from it by the railway line. Iver Village, a secondary settlement with a reasonable range of services is circa 1 mile away by road. Site Reference ESA 28 Within the estate itself, parking is ad hoc with a lack of dedicated spaces. This could potentially impact on internal Employment Levels 100 plus (average important) circulation.
Accessibility of the Site
Assessment: Comments:
Road Access: Poor Access is via local roads and results in significant vehicle movements through Iver Village
Parking Provision: Adequate There is sufficient parking provision on site but it is generally ad hoc.
Sustainable Transport Access: Average Site is located 0.8 miles from Iver Station
Access to Amenities: Average 0.8 miles from local amenities at Iver Station.
GL Hearn
Page 68 of 112 Physical Characteristics of the Site Physical Characteristics
The site is bounded by the Grand Union Canal (Slough Arm) to the north and the Bristol Paddington railway line to the south. The quality of environment is generally poor with a number of buildings in need of repair. The site layout is inefficient and constrained. Age of Buildings:
Most of the site is excluded from the Green Belt, and is part of CP16 South of Iver (Opportunity Area) in the adopted Pre-1940 1940-69 1970-89 1990-99 2000+ Core Strategy. CP16 supports appropriate employment generating development or redevelopment on Court Lane, Thorney Business Park and Ridgeway Trading Estate with particular encouragement to be given to uses that would 20% 60% 20% (open storage) reduce HGV movements. Quality of Buildings: The land immediately to the west of the site is safeguarded in the Minerals and Waste Core Strategy for possible waste transfer facilities. Poor Reasonable Good Very Good
80% 20%
Physical Constraints: Quality of Environment:
Issues: Comments: Poor Reasonable Good Very Good
Physical Constraints: Contamination Possible contamination given the nature of users on the site 70% 30%
NATS Falls within NATS Safeguarding Zone Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business Levels based Activities Start-Ups
Road Access: Internal Ad hoc parking provision can restrict internal circulation Circulation Employment Redevelopment Bad Neighbour Uses: HGV Traffic Noise pollution and HGV traffic impacts on local amenity Potential
Noise
Conclusions
Servicing Arrangements: See above This is one of the larger employment sites in the District, but predominantly occupied by lower value occupiers such as those associated with storage or waste disposal activities. Access to the estate is adequate, however, access to the main road network via Thornley Lane South is poor necessitating significant HGV movements through Iver Village. Thorney Business Centre is located on the site and accommodates a number of smaller businesses looking for cheaper accommodation. The business centre is predominantly utilised for storage and workshop uses.
The environment is generally of poorer quality with the majority of buildings in a state of disrepair or poorly maintained. Given the scale of site and the poor condition of the existing building stock the site does offer the potential for intensification of employment use including the provision of new employment use, however, the accessibility issues are likely to impact on the desirability of the site.
CP16 supports appropriate employment generating development or redevelopment on Thorney Business Park with
particular encouragement to be given to uses that would reduce HGV movements.
The site should be considered as an important employment site. Given the quality of the buildings on the site we consider that there is scope for further employment development / redevelopment in the short to medium term (in line with Policy CP16 of the Adopted Core Strategy) in order to improve the quality of the buildings and general environment.
GL Hearn
Page 69 of 112
Court Lane Industrial Estate, Court Lane, Iver SL0 9HL.
Site Characteristics
The Court Lane Employment Site adjoins the M25 but is accessed from Thorney Lane South via an underpass. The site comprises predominantly open storage premises for stone, metal and other materials and recycling facilities.
There is also an engineering firm, Multi Force Engineering Services, and MOT Test Centre. The site is located adjacent to a Sewage Treatment Works.
Site Characteristics
Nature of Employment Area: Local Industrial Estate
Site Address: Court Lane Ind Estate, Court Lane, Iver, SL0 9HL
Site Area: 3.2 ha Location & Accessibility No. Buildings: Est 10 The site is located adjacent to the M25 but is accessed via Court Lane, which runs under the M25 from Thorney Lane Floorspace: Largely open storage South. Local services are located close to Iver Station, which is 0.8 miles from the site. Access to the site is generally poor, and the site results in movements of lorries and HGVs through Iver Village impacting on local amenity. Activities (Use Class): B1, B2, B8
Site Reference ESA 29 Accessibility of the Site
Employment Levels Est 50 plus (average importance) Assessment: Comments:
Road Access: Poor Access is via local roads and results in significant vehicle movements through Iver Village
Parking Provision: Adequate There is sufficient parking provision on site but parking it is generally ad hoc.
Sustainable Transport Access: Poor Site is located 0.8 miles from Iver Station
Access to Amenities: Poor 0.8 miles from local amenities at Iver Station. Reflects rural location.
GL Hearn
Page 70 of 112 Physical Characteristics of the Site
There are a number of ‘dirty’ uses on the site, however, the relatively isolated location limits the impact of these on local amenity. The impact arises primarily through heavy vehicle movements through Iver Village. Physical Characteristics
The site falls within the Green Belt, traversed by electricity pylons and is adjacent to a Sewage Treatment Works. The environmental quality is adequate given the nature of current users / occupiers on the site and does not unduly restrict the operation of the site. Age of Buildings:
The site is part of CP16 South of Iver (Opportunity Area) in the adopted Core Strategy. CP16 supports appropriate Pre-1940 1940-69 1970-89 1990-99 2000+ employment generating development or redevelopment on Court Lane, Thorney Business Park and Ridgeway Trading Estate with particular encouragement to be given to use that would reduce HGV Movements. 50% 50%
Quality of Buildings:
Physical Constraints: Poor Reasonable Good Very Good
Issues: Comments: 50% 50%
Physical Constraints: Green Belt Site falls within Green Belt Quality of Environment:
Electricity Traversed by electricity pylons. Poor Reasonable Good Very Good Pylons 100% Road Access: Limited Court Lane is relatively narrow providing limited ability for vehicles to pass Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business Levels based Activities Start-Ups Bad Neighbour Uses: HGV Traffic Noise pollute on and HGV traffic impacts on local amenity
Noise Employment Servicing Arrangements: See above Redevelopment Potential
Conclusions
This is a large employment area adjoining the M25 but accessed from Thorney Lane. It accommodates low grade/ low intensity industrial activities and sui generis activities such as waste management and storage. Overall the quality of the site is generally poor and it creates amenity issues associated with vehicle movements through Iver. The site also offers little opportunity to support knowledge based activities. The site is also located within the Green Belt.
Court Lane is identified in the adopted Core Strategy Policy 16 (South of Iver Opportunity Area) as well as some of the Strategic Objectives. CP16 supports appropriate employment generating development or redevelopment on Court Lane with particular encouragement to be given to use that would reduce HGV Movements.
The site should be considered an average quality employment site. We consider that there is some scope for development in the short to medium term (in line with Policy CP16 of the Adopted Core Strategy) in order to improve the quality of the existing buildings and environment.
This site is threatened by the HS2 link to Heathrow as the proposed route will go through the site.
GL Hearn
Page 71 of 112
GL Hearn
Page 72 of 112
Duttons Farm, Bangors Road South, Iver. SL0 0AY
Site Characteristics
Dutton Farm is a medium sized mixed employment site which adjoins a working farm. The site comprises a range of single storey workshops and greenhouses. Key occupiers include Duttons Farm Land Engineering, Wood & Window Co, Global Windows, Natural Choice, Prihemal Shipping & Trading, and Valley Frames.
Site Characteristics
Nature of Employment Area: Mixed Employment Site
Site Address: Duttons Farm, Bangors Road South, Iver, SL0 0AY
Site Area: 1.0 ha
No. Buildings: Est 20
Est1,858sq.m (20,000 sqft) GIA Floorspace:
Activities (Use Class): B1, B2, B8
Site Reference ESA 30 Location & Accessibility Employment Levels 50 (average importance) This site is located off Bangors Road South to the north of Iver. Bangors Road South runs between the B470 and the A412. Internal access is constrained with the majority of properties arranged around a narrow lane within the site. The site is within a rural location and thus at some distance from services and regular public transport services. The nearest train station is Iver, which is circa 1.9 miles from the site. Local amenities are provided within Iver Village which is 1 mile south of Dutton Farm.
Accessibility of the Site
Assessment: Comments:
Road Access: Poor This site is located off Bangors Road South to the north of Iver. Bangors Road South runs between the B470 and the A412. Internal access is constrained with the majority of properties arranged around a narrow lane within the site
Parking Provision: Adequate Parking located within the entrance to the estate with additional ad hoc parking throughout. Circa 30 car parking spaces.
Sustainable Transport Access: Poor Site is located 1.9 miles north of Iver train station
GL Hearn
Page 73 of 112
Physical Characteristics
Access to Amenities: Poor The site is located 1 mile from local amenities which are located within Iver Village. Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
Physical Characteristics of the Site 100%
The site is in a rural location within the Green Belt. The quality of the environment is reasonable. The building stock is Quality of Buildings: varied in quality and predominantly single storey. Poor Reasonable Good Very Good 70% 30% Physical Constraints:
Issues: Comments: Quality of Environment:
Poor Reasonable Good Very Physical Constraints: Rural location The site is located in a rural location within the Green Belt Good 100%
Road Access: Internal Internal access is constrained with the majority of properties Access and arranged around a narrow lane within the site Quality of Site Supporting Key Employers Supporting Supporting circulation Employment Knowledge- New Business Poor Levels based Activities Start-Ups
Bad Neighbour Uses: None The site is located within a rural location
Employment Redevelopment Servicing Arrangements: None Potential
Conclusions
This is a relatively lower quality, constrained employment site located in a rural location. The site comprises part of a working farm and incorporates a number of small business units. The accommodation is generally poor quality, cheap accommodation.
Overall we consider this site to be a poor quality employment site. At a strategic level it could be considered as one of the least important sites, however, it is likely to play an important role in providing local jobs and cheaper employment space.
Given the location and the quality of the buildings, the site offers some small scale employment redevelopment potential to improve the quality of the existing accommodation and general environment.
GL Hearn
Page 74 of 112
The Boatyard, Mansion Lane, Iver. SL0 9RG.
Site Characteristics
This is a single user site adjoining the Grand Union Canal. It is occupied by High Line Yachting Ltd who operates a boatyard and marine chandlery business from the site. This is a large site with substantial parking and a single storey brick built boatyard unit constructed in the 1980s.
Site Characteristics
Nature of Employment Area: Single User Site
Site Address: The Boatyard, Mansion Lane, Iver SL0 9RG
Site Area: 0.5 ha
No. Buildings: 3
Est 200 sq m (2,153 sqft) (plus open storage) Floorspace: Location & Accessibility
Activities (Use Class): B1c The site is accessed off Mansion Lane which is a narrow unclassified road which links to the B470 (0.4 miles south). It is located 0.5 miles from Langley Station in Slough. The nearest local amenities are located in Langley which is Site Reference ESA 31 circa 0.5 miles from the Boatyard.
Employment Levels Est 10 (least important) Accessibility of the Site
Assessment: Comments:
Road Access: Poor 0.4 miles from B470. Rural Location
Parking Provision: Adequate Parking provision adequate for existing user (50 plus car parking spaces)
Sustainable Transport Access: Adequate 0.5 miles from Langley Station
Access to Amenities: Average 0.5 miles to Langley
GL Hearn
Page 75 of 112
Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting This is a rural location within the Green Belt. It comprises a large site with small single storey brick-built boatyard. The Employment Knowledge- New Business site offers an attractive high quality, canal-side environment. The site is located in proximity to gas and oil pipelines. Levels based Activities Start-Ups
Physical Constraints:
Employment Issues: Comments: Redevelopment Potential Physical Constraints: Green Belt Site falls within Green Belt
Pipelines Site located in proximity to gas and oil pipelines
Conclusions
Road Access: None This is a single occupier site currently operated as an active boatyard with sales office and café. In addition to having canal frontage the site is also located within the Green Belt.
The current use is appropriate and this is a good quality site, but offers no further development potential given policy Bad Neighbour Uses: None constraints.
Servicing Arrangements: None
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
20% 80%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 76 of 112
9-17 High Street, Iver. SL0 9ND.
Site Characteristics
This site, located on Iver High Street, comprises a number of car-related businesses including Fontain Motors (car sales), Swift Auto Services, and J.G. Services (car repairs). The site is of mixed quality. The buildings on this site are single storey and generally of a poor quality.
On the High Street itself are a number of independent and service occupiers. There are a number of vacant properties.
Site Characteristics
Nature of Employment Area: Car Hire/Sale/Repair
Site Address: 9-17 High Street, Iver. SL0 9ND. Location & Accessibility Site Area: 0.8 ha Iver High Street is a busy road running from Uxbridge to the M4. The road is generally narrow and heavily used by No. Units: 3 HGVs. Limited parking provision on the site, coupled with restrictions in the High Street result in on-street parking, which places a further constraint on the road network. Floorspace: Est1,500 sq m (16,145 sqft) (plus yard) The site benefits from its location within the village centre with strong access to local amenities.
Activities (Use Class): B1c, Sui Generis Accessibility of the Site Site Reference ESA 32 Assessment: Comments: Employment Levels 20 (least important) Road Access: Average B470 links to Slough and Uxbridge
Parking Provision: Poor Parking provision is limited within the site and there is evidence of on street parking.
Sustainable Transport Access: Good Served by local bus services
Access to Amenities: Good Located within village centre
GL Hearn
Page 77 of 112 Physical Characteristics of the Site
With the exception of the Fontain (car sales) premises, which are of average quality, the site comprises a collection of Quality of Site Supporting Key Employers Supporting Supporting poorer quality buildings. The site is poorly maintained and the car parking is ad hoc and there is notable overspill Employment Knowledge- New Business parking on-street arising from the business activities taking place on this site. This site lies within Iver Village Centre, Levels based Activities Start-Ups adjacent to a Conservation Street Area, and is also within the Colne Valley Park.
Physical Constraints: Employment Redevelopment Issues: Comments: Potential
Physical Constraints: Contamination Potential contamination associated with current activities
Conclusions Road Access: Internal Internal circulation is poor with insufficient on-site parking Circulation This is a poor quality and constrained site but is strategically located on Iver High Street. With the exception of the Fontain (car sales) premises, which are of average quality, the site comprises a collection of poorer quality buildings. The site is poorly maintained and the car parking is ad hoc. Bad Neighbour Uses: Noise Existing use likely to impact on the amenity of local residential areas The site is currently intensively utilised and therefore there is limited redevelopment potential although given the High Street location comprehensive redevelopment of the site for more appropriate village centre uses could be considered if the site were to become vacant. Servicing Arrangements: None Overall we would consider this site to be one of the least important sites in the District’s employment portfolio.
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
50% 50%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 78 of 112
Ridgeway Trading Estate, Thorney Lane North, Iver. SL0 9HW.
Site Characteristics
Ridgeway Trading Estate is a large mixed employment area comprising over 30 occupiers. It is one of the largest employment sites in the District.
The estate is accessed via The Ridgeway, off Thorney Lane North, to the south of Iver village. Access to the strategic road network from this site is relatively poor, and it results in HGV movements through Iver. The site is located approximately 0.5 mile from Iver train station and similarly 0.5 mile from Iver High Street, which provides local amenities.
The estate comprises a mix of manufacturing and distribution premises. At the entrance to the estate are a range of 2 storey 1970 and 1980 office and industrial units. In general although the buildings in this part of the estate are generally poor quality vacancy levels are generally low. To the north of the main estate road are also two large office units of which one was vacant at the time of inspection. One is occupied by Muller Martini who is a global leader in developing, manufacturing and marketing print finishing systems and machines. The other office block known as 5@Iver is currently being refurbished to provide various business units from 750 sqft up to 4,000 sq ft.
The west of the estate has largely been redeveloped and comprises the Mariner Business Park and Ridgeway Distribution Centre which provide larger industrial and distribution premises. The Mariner Business Park comprises 6 units completed in 2008 providing good quality modern light industrial space (2,332 sq.m).
The Ridgeway Distribution Centre comprises 14 units and occupiers include Yamuto, TNT, Nationwide, Cummins and Flexpack. At the time of inspection 5 of the 14 units were vacant. While the site has benefitted from recent development there are also outstanding planning consents for redevelopment to provide a further six B1/B2/B8 units (Unit 33).
Site Characteristics
Nature of Employment Area: Mixed Employment Site
Site Address: Ridgeway Trading Estate Thorney Lane North, Iver. SL0 9HW
Site Area: 15.4 ha
No. Buildings: 50
Est 50,000sq.m (540,000 sqft) Floorspace:
Activities (Use Class): B1, B2, B8
Site Reference ESA 33
Employment Levels 500 plus (most important)
GL Hearn
Page 79 of 112
Location & Accessibility Physical Characteristics of the Site
The estate has relatively poor access to the strategic road network, necessitating large numbers of HGV moments Environmental quality on the site is generally reasonable. It has benefitted from recent investment and is generally through Iver Village and Richings Park. Specifically the estate is located to the south of Iver off Thorney Lane South vibrant and relatively well occupied. and is bounded by the Grand Union Canal (Slough Arm)
The site is located approximately 0.5 mile from Iver train station and similarly 0.5 mile from Iver High Street, which provides local amenities. Physical Constraints:
The site is part of CP16 South of Iver (Opportunity Area) in the adopted Core Strategy. CP16 supports appropriate Issues: Comments: employment generating development or redevelopment on Court Lane, Thorney Business Park and Ridgeway Trading Estate with particular encouragement to be given to uses that would reduce HGV Movements. Physical Constraints: Electricity There are electricity pylons running through the site
Pylons Accessibility of the Site Road Access: None Assessment: Comments:
Road Access: Average Thorney Road North links to B470 which connects Bad Neighbour Uses: Traffic HGV movements generated by activities impact on the amenity of to Slough and Uxbridge local residential areas
Servicing Arrangements: None
Parking Provision: Adequate There is adequate on-site parking for existing businesses in the newer buildings but also some on street parking at the front of the site.
Physical Characteristics
Sustainable Transport Access: Reasonable 0.5 miles from Iver train station. Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
Access to Amenities: Reasonable 0.5 miles from Iver Village Centre 30% 40% 30%
Quality of Buildings:
Poor Reasonable Good Very Good
20% 30% 50%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 80 of 112 Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business Levels based Activities Start-Ups
Employment Redevelopment Potential
Conclusions
Ridgeway Trading Estate is a large mixed employment area comprising over 50 occupiers. It is one of the largest employment sites in the District supporting significant employment numbers. The estate does have some accessibility issues but it is generally performing reasonably well.
The range of accommodation is varied with older office and industrial units located to the east of the estate and more modern industrial and distribution units to the west of the estate. Core Strategy CP16 supports employment generating redevelopment / change of uses that reduce the HGV movements.
Given the range of activity on the estate at present there appears to be limited opportunity for comprehensive redevelopment. That said similar to what has occurred in recent years there is likely to be continued piece meal and infill development in order to renew the poorer quality units which are coming to the end of their economic life and have been vacant for some time. As mentioned previously there appears to be a particular cluster of vacancies to the rear of the Ridgeway Distribution Centre and therefore this may become a focus of attention in the short to medium term.
Overall we would consider this to be one of the most important employment sites supporting significant employment numbers and both having a number of key employers and plays an important role in supporting new business within the District.
GL Hearn
Page 81 of 112
Thorney Mill Road, Iver. UB7 7EZ.
Site Characteristics
Thorney Mill Road is a large, single user site occupied by Aggregate Industries UK Ltd, a supplier of construction materials. It comprises a number of purpose-built structures relating to the businesses’ activities as well as large areas used for open storage of building materials. There are also a range of portacabins on site, the use of which was permitted on a temporary basis for 5 years in 2009. The site importantly, benefits from a rail head which links to the
Great Western mainline.
Site Characteristics
Nature of Employment Area: Mixed Employment Site
Site Address: ThorneyMill Road, Iver. UB7 7EZ
Site Area: 10.1 ha Location & Accessibility No. Buildings: 3 (mainly open storage) The site is located in a rural location between West Drayton and Iver, close to the M25. Access to the strategic road Floorspace: Unknown network is relatively poor, however the site has a rail head which provides important access by rail. The site contributes to HGV movements through West Drayton and Iver. Activities (Use Class): B2 Given the rural location of the site, access to local services is relatively limited; as is access to public transport. The Site Reference ESA 34 site is located 1.2 miles from West Drayton train station.
Employment Levels Est 50 (average importance) Accessibility of the Site
Assessment: Comments:
Road Access: Poor Thorney Mill Road links to West Drayton and Slough. The site has access by rail to the Great Western mainline.
Parking Provision: Adequate There is adequate on-site parking for existing activities
Sustainable Transport Access: Average Rural location. 1.2 miles from West Drayton train station but is served by local bus service.
Access to Amenities: Average Local amenities are provided in West Drayton which is circa mile from the site.
GL Hearn
Page 82 of 112 Physical Characteristics of the Site
This is a large site located on the edge of the district. Part of the site falls within the London Borough of Hillingdon. Quality of Site Supporting Key Employers Supporting Supporting Environmental quality is reasonable and the buildings are appropriate for the current use of the site Employment Knowledge- New Business Levels based Activities Start-Ups
Physical Constraints: Employment Issues: Comments: Redevelopment Potential Physical Constraints: Green Belt Site is located within the Green Belt
Conclusions Road Access: None Thorney Mill Road is a large, single user site occupied by Aggregate Industries UK Ltd, a supplier of construction materials. It comprises a number of purpose-built structures relating to the businesses’ activities as well as large areas used for open storage of building materials. Bad Neighbour Uses: Traffic HGV movements generated by activities impact on the amenity of local residential areas This is an actively used aggregates site which benefits from rail access. Should the current activities cease the site would offer the potential for mixed use employment development.
Servicing Arrangements: None
Physical Characteristics
Age of Buildings: predominantly
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 83 of 112 Pinewood Studios, Pinewood Road, Iver Heath. SL0 0NH
Site Characteristics
Pinewood Studios is of significant local, regional and national importance. The site has been in use as a film studio since 1935. The studios contain a mixture of uses and occupiers associated with the film industry. The site currently contains over 100,000 sq.m of floorspace and is the subject of a masterplan, which was granted planning permission in 2006. The Masterplan approves the partial redevelopment of the studios, providing 94,700sq.m of new floorspace, which is to be constructed in phases. Currently 7098 sq.m of new floorspace has been created.
Site Characteristics
Nature of Employment Area: Mixed Use (film industry related) Site Address: Pinewood Studios, Pinewood Road, Iver Heath. SL0 0NH Site Area: 36.5 ha
No. Units: Est 100+ (177 Occupiers) Location & Accessibility Floorspace: Est 104,800 sq.m (1,128,058 sq ft) The site is located on the outskirts of Iver Heath in a relatively rural location. The A412 is approximately 1km away Activities (Use Class): B1, B2 and Sui Generis from the site, which provides access to the M40 and M25. The closest rail stations are Iver, Langley and Slough. Site Reference ESA 35 There are no bus routes in the vicinity of the site.
Employment Levels Est 950 permanent staff, with a further 800-1800 staff Accessibility of the Site employed by production companies using the studio facilities at Pinewood. Assessment: Comments: Road Access: Adequate Reasonable access to strategic road network .
Parking Provision: Adequate 1528 car parking spaces available, with a planned increase to 2283
Sustainable Transport Access: Poor No immediate access to public transport. However Shuttle buses run at regular intervals to and from Slough Rail and Uxbridge Underground stations
Access to Amenities: Adequate The site adjoins Iver Heath, which has a reasonable range of services.
Physical Characteristics of the Site
The studios contain a variety of different buildings from different ages. The site has grown organically since its conception in 1935, which has led to many different designs and types of studio and office accommodation. The studios provide specialist accommodation. Although some buildings are old, the environmental quality is reasonable, this is likely to be improved following the implementation of the masterplan.
GL Hearn
Page 84 of 112
Physical Constraints: Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business Issues: Comments: Levels based Activities Start-Ups Physical Constraints: Green Belt Most of existing developed part of the site is excluded from Green Belt. However surrounding Green Belt constrains expansion.
Road Access: None Employment Bad Neighbour Uses: None Redevelopment Potential
Servicing Arrangements: None
Conclusions
This is a good quality and diverse employment site. The studios represent a significant employment site for the district and are of national importance. Most of the units contained within the site are occupied by tenants providing Physical Characteristics pre and post production services along with other creative industries. The studios also attract a vast amount of inward investment from around the UK and overseas.
Age of Buildings: The site is unique in terms of the services and accommodation it offers, with the underwater stage being an notable Pre-1940 1940-69 1970-89 1990-99 2000+ example, providing the only permanently filled underwater stage in Europe. The site is strategically located 16km 43% 17% 8% 10% 22% away from Heathrow Airport and approximately 32km from central London. However the fact that studios are surrounded by the Green Belt is their biggest constraint for expansion. The phased implementation of the masterplan will further strengthen the studios position as a hub for the British film industry whilst improving the environmental Quality of Buildings: condition of the site.
Poor Reasonable Good Very Good 3% 23% 35% 38%
Quality of Environment: Poor Reasonable Good Very Good Y
GL Hearn
Page 85 of 112 Pioneer House, Holybush Hill, Stoke Poges, SL2 4QP
Site Characteristics
This site comprises a two storey 1990s headquarters office building set within a large, parkland setting within a 4 hectare site. The site is located on a hilltop location and commands good views of surrounding countryside looking south. It is located on the edge of Stoke Poges within the Green Belt.
The site is currently occupied by Pioneer UK, an audio-visual equipment manufacturer. It appears to be partly used at present. The site is however currently being marketed on a freehold or leasehold basis. The accommodation comprises 4,505 sq.m, which includes 3,600 sq.m of office accommodation with a large loading bay and 905 sq.m of storage space.
Site Characteristics
Nature of Employment Area: Single User Site (HQ Offices)
Site Address: Pioneer House, Holybush House, Stoke Poges, SL2 4QP. Location & Accessibility
Site Area: 4.0 ha The site is located on the edge of Stoke Poges in a relatively rural location. The B416 runs nearby and links to Slough and Gerrards Cross which include the nearest train stations. Public transport accessibility is limited. No. Buildings: 1
Floorspace: Est 4,505 sq.m (48,491 sqft) GIA Accessibility of the Site
Activities (Use Class): B1 Assessment: Comments:
Site Reference ESA 36 Road Access: Average Located near to B416
Employment Levels 60 currently (average importance)
Parking Provision: Adequate 201 on-site car parking spaces
Sustainable Transport Access: Poor Limited public transport access
Access to Amenities: Good Local services within a medium-length walking distance at Bell Hill Local Centre on B416
GL Hearn
Page 86 of 112 Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting This is a large site which offers an attractive landscaped parkland setting (11 acres) to a modern office block. It is a Employment Knowledge- New Business secluded location with good views and high security. Levels based Activities Start-Ups
Potential
Physical Constraints: Employment Redevelopment Issues: Comments: Potential
Physical Constraints: Green Belt Falls within Green Belt
Conclusions Road Access: Adequate Adequate road access to the site This site appears to have been developed to meet the requirements of a specific occupier. We consider demand for this form and configuration of space could be limited, and that the site may be more attractive to the market as a development site. If reoccupied the site could potentially accommodate higher value-added activities as well as Bad Neighbour Uses: None . significant employment levels.
This should be considered this to be one of the most important employment sites in the District.
Servicing Arrangements: None
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 87 of 112
Sefton Park, Bells Hill Road, Stoke Poges, SL2 4HD
Site Characteristics
This is a large site comprising a Grade II listed building and a recent development in the 2000s of headquarters office buildings in a business park setting. Key occupiers include Siemens (Financial Services), Urenco (Head Office), who manufacture enriched uranium, and Hitachi Data Systems (European Head Quarters). There is also a conference centre on site. The site provides an attractive, high quality parkland setting and can be regarded as a prestige business park.
Site Characteristics
Nature of Employment Area: Business Park Location & Accessibility
Site Address: Sefton Park, Bells Hill Road, Stoke Poges, SL2 4HD. The site is located on the edge of Stoke Poges in a relatively rural location. The B416 runs past the site and links to Slough and Gerrards Cross which include the nearest train stations. Public transport accessibility is limited. Site Area: 5.6 ha Local amenities are provided within the newly-redeveloped Bells Lane Local Centre.
No. Buildings: 6 Accessibility of the Site Floorspace: Est 10,250sq.m (110,330 sqft) GIA Assessment: Comments: Activities (Use Class): B1 Road Access: Average Located on B416 Site Reference ESA 37
Employment Levels 200 plus (most important) Parking Provision: Adequate Adequate on-site parking for existing occupiers. (300 plus car parking spaces)
Sustainable Transport Access: Poor Limited public transport access but there is a regular bus service provided along the Bells Hill (B146)
Access to Amenities: Good Local services close by at Bell Hill Local Centre on B416
GL Hearn
Page 88 of 112
Physical Characteristics of the Site
This is a large site which offers an attractive landscaped parkland setting and provides high quality headquarter business park accommodation. On-site security and grounds maintenance is provided. There is a good level of on- site parking provision. Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business Levels based Activities Start-Ups Physical Constraints:
Issues: Comments: Employment Physical Constraints: Historic Grade II listed building Redevelopment Potential
Road Access: Adequate Adequate road access to the site
Conclusions
Bad Neighbour Uses: None . The site has been recently developed and appears fully occupied. It provides good quality modern headquarters as well as a prestige listed building. The office floorspace is in a high quality environment within a relatively rural location. We would regard this as one of the District’s most prestigious and highest quality employment sites. It has successfully attracted a number of higher value-added international firms to locate in the District. Servicing Arrangements: None This should be considered as one of the most important employment sites in the District.
Given the age and quality of existing floorspace we do not consider that this site offers redevelopment potential in the Physical Characteristics short-to-medium term.
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
40 20% 40%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 89 of 112
Stoke Court, Rogers Lane, Stoke Poges, SL2 4LY
Site Characteristics
This site is a large Grade II listed Victorian country house with grounds which has been converted to provide serviced offices and a conference centre. IThe building was partially destroyed by fire in 1979 and lost most of its interior.It was until recently a conference centre and laboratories for the Bayer Group. It now appears to be owned or managed by Comer Group, a commercial property company, who are investing in converting the building to provide serviced offices.
Site Characteristics
Nature of Employment Area: Serviced Offices
Site Address: Stoke Court, Rogers Lane, Stoke Poges, SL2 4LY.
Site Area: 3.6 ha
No. Buildings: 1
Est4,465sq.m (48,060 sqft) GIA Floorspace: Location & Accessibility Activities (Use Class): B1 The site is located in Stoke Poges. It is accessed from a residential area from the B416. The B416 links to Slough Site Reference ESA 38 and Gerrards Cross which include the nearest train stations. Public transport accessibility is limited. Local amenities
are provided in the Bells Lane Local Centre which is circa 0.5 miles from the site. Employment Levels 100 plus (average importance)
Accessibility of the Site
Assessment: Comments:
Road Access: Average Located in rural location.
Parking Provision: Adequate 200 parking spaces
Sustainable Transport Access: Poor Limited public transport access
Access to Amenities: Average Nearest local services circa 0.5 miles
GL Hearn
Page 90 of 112 Physical Characteristics of the Site
This is a large site which offers an attractive landscaped parkland setting. The accommodation is dated but it appears Quality of Site Supporting Key Employers Supporting Supporting that this is being upgraded to provide serviced office accommodation. On-site security and grounds maintenance is Employment Knowledge- New Business provided. Levels based Activities Start-Ups
Physical Constraints: Employment Redevelopment Issues: Comments: Potential
Physical Constraints: Green Belt Falls within Green Belt
Listed Building Conclusions Road Access: Adequate Adequate road access to the site It appears that this site has recently been converted to provide good quality refurbished office space for small businesses. There is a significant level of floorspace at this location which can potentially support new business start- ups and small businesses in higher value sectors, including business and professional services. Bad Neighbour Uses: None . Given the recent refurbishment of space we consider that the site offers limited potential for redevelopment in the short-to-medium term.
This should be considered one of the most important employment sites in the District. Servicing Arrangements: None
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 91 of 112
Stoke House, Grays Park Road, Stoke Poges, SL2 4HX
Site Characteristics
This site is a large Victorian house Grade II listed property constructed over part two, part three storeys. A single storey extension to the building was constructed in the 1980s. The site was until recently part occupied by PPG
Industries (UK) Ltd, a manufacturer of performance and industrial coatings and paints; as well as associated companies Max Meyer Autocolour.The site lacks recent investment. It provides an attractive setting however there is limited on-site parking provision or nearby amenities.
Site Characteristics
Nature of Employment Area: Serviced Offices
Site Address: Stoke House, Grays Park Road, Stoke Poges SL2 4HX
Site Area: 2.54 ha Location & Accessibility No. Buildings: 1 The site is located in a rural location to the south of Stoke Poges, close to the boundary with Slough. It is located on Floorspace: Est 925sq.m (9,956 sqft) GIA the B416 which links to Slough to the south. It is located 1.6 miles from Slough train station and is served by local bus services. Generally however public transport accessibility and access to local amenities is limited. Activities (Use Class): B1 There are high traffic volumes on adjacent roads at peak periods.
Site Reference ESA 39 Accessibility of the Site Employment Levels Est 40 (least importance) Assessment: Comments:
Road Access: Average Located in rural location.
Parking Provision: Poor Limited on-site car parking
Sustainable Transport Access: Poor Limited public transport access
Access to Amenities: Poor Limited local amenities reflecting rural location.
GL Hearn
Page 92 of 112 Physical Characteristics of the Site
This site is located at an attractive location but the buildings on site lack recent investment. The employment Quality of Site Supporting Key Employers Supporting Supporting floorspace on site is somewhat dated, and the site lacks investment and looks somewhat tired. Employment Knowledge- New Business Levels based Activities Start-Ups
Physical Constraints:
Issues: Comments: Employment Redevelopment Physical Constraints: Green Belt Falls within Green Belt Potential
Grade II Listed building
Road Access: Adequate Adequate road access to the site Conclusions
This site provides average quality employment floorspace in a relatively rural location. It is vacant. The existing floorspace and site environment is somewhat tired. Bad Neighbour Uses: None . The site is in need of investment to improve the quality of space. It is however in a Green Belt location. The site does have limited employment redevelopment potential but a detailed assessment of scheme viability would need to inform
any strategy for redevelopment.
Servicing Arrangements: N/A This site should be considered of average importance within the District.
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
60% 40%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 93 of 112
Bishop’s Gate, Station Road Taplow SL6 0PA
Site Characteristics
This is a mixed employment site just off the A4 between Taplow and Maidenhead and within a couple of minutes walking distance of Taplow train station.
The site is effectively split into two. The northern part which directly abuts the railway line comprises a mixture of units including single storey brick construction, old shed buildings and some prefabricated units along with a large amount of informal parking/yard space. Predominant uses relate to the motor trade including Burnham Coachworks and G&W Motor Company.
The southern part of the site which comprises a 3 x 2 storey office buildings along with some industrial units. is required to accommodate the Bishops Centre redevelopment.
Site Characteristics
Nature of Employment Area: Mixed Employment Site Location & Accessibility Site Address: Bishops Gate, Station Road, Taplow SL6 0PA The site is located just off the A4 between Taplow and Maidenhead. It is also adjacent to Taplow station and bus Site Area: 0.74 Ha services running along Bath Road.
No. Buildings: 8 Road access is adequate for existing users and there is reasonable internal circulation on both elements of the site, although the northern part of the site is not surfaced throughout and provides informal parking and circulation space. Floorspace: Est 250 sq m (2,691 sqft) GIA
Activities (Use Class): B1, B2, B8 Accessibility of the Site Site Reference ESA 40 Assessment: Comments: Employment Levels Est 25 (least important) Road Access: Adequate Located close to A4
Parking Provision: Adequate Businesses have on-site parking for approximately 20 cars.
Sustainable Transport Access: Good Close to train station. Local bus services
Access to Amenities: Reasonable Walking distance to local amenities.
GL Hearn
Page 94 of 112 Physical Characteristics Servicing Arrangements: None Site provides for off-road loading and unloading
Age of Buildings: Quality of Site Supporting Key Employers Supporting Supporting Pre-1940 1940-69 1970-89 1990-99 2000+ Employment Knowledge- New Business Levels based Activities Start-Ups 50% 50%
Quality of Buildings: Employment Poor Reasonable Good Very Good Redevelopment Potential 50% 50% 100% Northern Site Quality of Environment:
Poor Reasonable Good Very Good Conclusions
50% 50% This is an average quality local industrial estate, although it is currently relatively well occupied. Access to the site is poor and the current activities likely impinge on the amenity of nearby residential properties. The southern part of the site, which currently comprises office accommodation, has been acquired to facilitate the Bishops Centre redevelopment proposals. The northern part of the site has a number of poor quality buildings and is Physical Characteristics of the Site currently utilised for car repair/ servicing businesses.
The site provides a mix of employment floorspace. The units on the northern part appears to be old and not in The northern part of the site does offer some potential for employment development but suffers from a number of particularly good conditions, but are probably suitable for the predominantly car service and repair businesses that constraints including the railway line running along the northern boundary, a major substation to the south and a they house. The southern part of the site, which currently comprises office accommodation has been acquired to change in levels across the site. facilitate the Bishops Centre development proposals and as such will be demolished. The northern part of the site should be considered of average importance within the Districts employment portfolio. There is a difference in levels between the two areas of the site and the adjacenct railway line generates noise . There is also a large electricity substation adjacent to the southern boundary of the site.
Physical Constraints:
Issues: Comments:
Physical Constraints: Noise / Some impact from noise and vibration from adjacent rail line to the Vibration north and the substation to the south.
Road Access: Traffic Potential localised peak time issues with station traffic (Minor)
Bad Neighbour Uses: None Substation to south of site
GL Hearn
Page 95 of 112
Marsh Lane, Taplow, SL6 0DF
Site Characteristics
This is a small, single occupier site tucked in behind a terrace of residential units which adjoins Green Belt land to the rear. The site includes a single storey brick building alongside the access road into the site with a warehouse building to the rear and a large yard/circulation area.
The site is occupied by Heras Ready Fence Service. And at the time of inspection rear area was largely used for open storage of temporary fencing.
Site Characteristics
Nature of Employment Area: Single User Site
Site Address: Marsh Lane, Taplow SL6 0DF. Location & Accessibility
Site Area: 0.28 ha The site is located 0.4 miles south of the A4 close to Taplow. It sits behind a stretch of residential accommodation on the east side of Marsh Lane with open countryside behind it (to the east) and also to the west of Marsh Lane. No. Units: 1 Access onto the site is quite narrow but there is a large circulation/parking/open storage area to the rear
Floorspace: 327 sq m (3,525 sqft) GIA
Activities (Use Class): B1/B8 Accessibility of the Site
Site Reference ESA 41 Assessment: Comments:
Employment Levels Est 10 (least important) Road Access: Good The site is located circa 0.4 miles south of the Bath Road (A4) and circa 3 miles from Junction 8 of the M4. The A4 Bath Road is a very busy local road, which has notable congestion at peak times.
Parking Provision: Adequate The site largely comprises open storage and although car parking is adhoc it is adequate for the sites existing use.
Sustainable Transport Access: Good Located circa 0.5 miles from Taplow railway station. A regular local bus service stops at the junction of Lent Rise and Bath Road (A4), which provides connection to Maidenhead and Slough and on to Heathrow Airport.
Access to Amenities: Adequate The site has no direct amenities but is located circa 0.7 miles from the Sainsbury’s superstore on the Bath Road (A4).
GL Hearn
Page 96 of 112 Physical Characteristics of the Site Quality of Supporting Key Employers Supporting Supporting New The site contains one single storey brick building providing administrative facilities. This appears to be in reasonable Premises Employment Knowledge- Business Start- condition but sitting on the main access into the site means that the latter is quite narrow. There is a poor quality Levels based Activities Ups warehouse at the rear of the site along with a large area of circulation/open storage
It is bounded to north and south by residential properties and by open countryside to the rear.
Employment Redevelopment Physical Constraints: Potential
Issues: Comments:
Physical Constraints: Boundaries / A small site with no scope for expansion due to surrounding impact on uses.The site adjoins residential uses to the west. residential Conclusions amenities This is a small site tucked away behind a residential area with narrow access. Although the site is relatively well Road Access: Access Access onto the site is quite narrow and is not helped by connected to the wider strategic road network the current employment activities do not support significant and the positioning of main office building. buildings are generally of poor quality.
This site could potentially be regarded as one of the less important sites within the District’s employment land portfolio.
Bad Neighbour Uses: Residential The site adjoins residential uses to the west. Given the rural setting of the site and the adjacency of residential properties the site offers limited employment redevelopment potential.
Servicing Arrangements: None Appears adequate for current use
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
50% 50%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 97 of 112
Mill Lane, Taplow SL6 0DF
Site Characteristics
The Mill Lane site is part of an Opportunity Site in the Core Strategy and guidelines for proposals for development of the site are currently being consulted on in the draft Supplementary Planning Guidance (Nov/Dec 2012). Mill Lane accommodates a mix of land uses. They include the former St Regis Paper Mill buildings and land owned by National Grid including a vacant gasholder.
Taplow Mill forms the northern most part of the site, is accessed from Mill lane and contains the former Mill, Mill Island House and Grade II Listed Glen Island House. It is proposed to replace the Mill Lane buildings with residential development. Mill Island House and Glen Island House are to be retained in employment use.
‘Riverside’ is located between the River Thames and Mill Lane. There is a mix of properties including National Grid buildings, boatyards, office uses (Taplow Investments, Enigma, bwp and JFA ), Dunloe Lodge (fire damaged and not restored) and a residential property. The Taplow Investments etc employment floorspace is to be retained.
‘Severnside’ covers land occupied by the gas holder and a vacant warehouse facility ‘the Severnside sheds’. The Jubilee River runs along the eastern boundary. The gas holder is no longer used and is to be de-commissioned. The land also contains a vacant warehouse. Residential development is being proposed for warehouse and hard standing.
There is an existing planning permission for new office buildings on the National Grid land.
The site has a number of environmental constraints as part of the site are within Flood Zone 3b (functional flood plain) and 3a (high risk, and the rest of the site is affected by medium risk (Zone 2). In addition the site is located within the Green Belt and the Taplow Conservation Area covers most of the site. .
Site Characteristics
Nature of Employment Area: Former Mill Building, National Grid land and Taplow
Investments boatyard and B1 use.
Site Address: Mill Lane, Taplow, SL6 0DF
Site Area: 9.5 ha
No. Buildings: Opportunity Area
Floorspace: 11,250 sq m, 121,050 sq ft
Activities (Use Class): B1, B2 and B8
Site Reference ESA 42
Employment Levels Potential 100 plus (average importance) Existing (75 approx) and proposed jobs.
GL Hearn
Page 98 of 112
Location & Accessibility Physical Characteristics of the Site
The site is in an attractive location mid way between Maidenhead and Taplow within the Green Belt. Mill Lane itself is The site contains a gas holder and a substation located within a green field. The site has a number of environmental extremely narrow and so access onto the site for larger vehicles appears to be problematic. constraints including potential contamination and a 25m PADHI zone around the gasholder and part of the site is within Flood Zone 3b (functional flood plain) and 3a (high risk, and the rest of the site is affected by medium risk (Zone 2). In addition the site is located within the Green Belt and the Taplow Conservation Area covers most of the Accessibility of the Site site. The Mill site also contains a Grade II listed building.
Assessment: Comments: Physical Constraints: Road Access: Reasonable Well located in relation to the A4 but access from a very narrow road. Issues: Comments:
Physical Constraints: Contamination Likely to be contamination issues from previous uses.
Parking Provision: Adequate Currently adequate on-site parking on the former Flooding Flood risk zone 2 & 3 Mill site but limited elsewhere leading to considerable on road parking. Green Belt
Conservation Area
Sustainable Transport Access: Reasonable The site is located within 1 mile to Taplow and Listed Building at Glen Island House Maidenhead stations and the A4 has a regular bus service. Road Access: Access / Accessed off a very narrow road which is also used for Congestion parking. A4 is congested at peak times.
Bad Neighbour Uses: None Access to Amenities: Good Local amenities nearby and town centre within walking distance. Servicing Arrangements: None
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
70% 30%
Quality of Buildings:
Poor Reasonable Good Very Good
70% 30%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 99 of 112 Quality of Site Supporting Key Employers Supporting Supporting Employment Knowledge- New Business Levels based Activities Start-Ups Development opportunity
Employment Redevelopment Potential
Conclusions
This site is in an attractive location and offers significant development potential. However the cost of removal of the existing gas holder and substation will clearly be substantial and the site suffers from flood risk.
Core Policy CP15 seeks a high quality mix of uses, including residential development and the retention of some of the employment uses. The site has the potential to support continued employment as well as supporting knowledge based activities and start up business as part of a wider mix of uses.
This site should be considered as one of average importance in the District.
GL Hearn
Page 100 of 112
Hermitage House, Bath Road,Taplow SL6 0AR
Site Characteristics
Hermitage House is a converted three-storey property located behind residential properties on the A4 (Bath Road). It provides an adequate level of car parking as well as attractive grounds. It is the headquarters building of Mast International Group Ltd, a training organisation. The site is within a Conservation Area.
Location & Accessibility
Site Characteristics
Nature of Employment Area: Single User Site
Site Address: Hermitage House, Bath Road, Taplow, SL6 0AR
Site Area: 0.25 ha The site is just to the south of Bath Road (A4). Bath Road (A4) provides easy access to Junction 7 of the M4 is No. Units: 1 approximately 2.0 miles away. The M25 is just 8.5 miles away. For local road links, the site is located just south of the Bath Road (A4) which leads directly to Maidenhead and Slough town centres. The A4 Bath Road is a very busy local Floorspace: Est 150 sq m (1,615 sqft) GIA road, which has notable congestion at peak times. Activities (Use Class): B1 There are two local stations with Taplow train station nearby and the larger station of Maidenhead less than 1 mile away respectively provide two and five services an hour to London Paddington and local destinations. Site Reference ESA 43 A regular local bus service stops on the Bath Road (A4), which provides connection to Maidenhead and Slough and Employment Levels Est 25 (least important) on to Heathrow Airport.
Direct access is by means of a very narrow lane between two residential properties fronting on to Mill Road. This is adequate for car users but not for significantly larger vehicles.
Accessibility of the Site
Assessment: Comments:
Road Access: Average Direct access is by means of a very narrow lane between two residential properties fronting on to Mill Road. The A4 Bath Road is a very busy local road, which has notable congestion at peak times.
Parking Provision: Adequate On-site parking for circa 15 spaces.
Sustainable Transport Access: Reasonable 1 mile from Maidenhead and Taplow stations
Access to Amenities: Good Well located for some local amenities. Reasonable walking distance to Town Centre. Adjacency to River and Open Space, with amenity value
GL Hearn
Page 101 of 112 Physical Characteristics of the Site
The bulk of the accommodation on the site comprises an Edwardian three storey building which has been converted Quality of Site Supporting Key Employers Supporting Supporting from residential into offices. Whilst these would not be expected to be ‘modern’ specification, they are probably Employment Knowledge- New Business suitable for this type of use. Within the site there is also a small two-storey ‘cottage’, adequate surfaced car parking Levels based Activities Start-Ups and tree lined grounds to the south of the site.
Physical Constraints: Employment Issues: Comments: Redevelopment Potential Physical Constraints: Neighbouring The site is surrounded on all sides by residential uses. Uses
Heritage Conservation Area Conclusions Flooding This should be considered a reasonable quality employment site. The site does have access issues and is largely surrounded by residential properties and is located within a Conservation Area. The nature of the site, planning Road Access: Access / Very narrow access down lane from A4 which is congested at peak constraints and surrounding uses render redevelopment unlikely. Congestion times.
Bad Neighbour Uses: None
Servicing Arrangements: Limited Constrained by access
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
40% 60%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 102 of 112
Marish Wharf, St Mary’s Road, Wexham. SL3 6DA
Site Characteristics
Marish Wharf is a medium-sized industrial estate focused on warehouse activities. Key occupiers include Vario Press (a design and printing company) and Innovia Design (hairdressers equipment and supplies). The site is located adjacent to the Grand Union Canal.
Site Characteristics
Nature of Employment Area: Mixed Employment Site
Site Address: Marish Wharf, St Mary’s Road, Wexham. SL3 6DA
Site Area: 1.21 ha
No. Buildings: 2 Location & Accessibility Floorspace: Est 6,130 sq.m (65,983sq ft) GIA The site is located near Wexham on the edge of Slough, in an attractive canal-side location. It is 0.6 miles from Activities (Use Class): B8 Langley Station. Local amenities are provided on Langley Road within 0.7 mile. St Mary’s Road links into Slough however strategic road accessibility from this site is generally poor. Site Reference ESA 44
Employment Levels Est 100 plus (average importance) Accessibility of the Site
Assessment: Comments:
Road Access: Poor Through Slough urban area to A4 / M4
Parking Provision: Adequate There is adequate on-site parking for existing activities (circa 50 spaces)
Sustainable Transport Access: Average 0.6 miles from Langley rail station. Served by local bus service
Access to Amenities: Average Local parade of shops is provided on Langley Road which is circa 0.7 miles for the site.
GL Hearn
Page 103 of 112
Physical Characteristics of the Site Quality of Site Supporting Key Employers Supporting Supporting This is a medium-sized industrial site in an attractive location. Environmental quality is reasonable as is the quality of Employment Knowledge- New Business the existing building stock. Levels based Activities Start-Ups
Physical Constraints: Employment Issues: Comments: Redevelopment Potential Physical Constraints: Canal Bounded by Green Belt on 3 sides and the canal on the 4th side. Employment sites located on the other side of canal in Slough district.
Road Access: Access St Mary’s Road links into Slough but strategic road accessibility from Conclusions this site is generally poor. Marish Wharf is a medium-sized industrial estate focused on warehouse activities. The site is located on the edge of Slough, in an attractive canal-side location. Key occupiers include Vario Press (a design and printing company) and Innovia Design (hairdressing equipment and supplies). Bad Neighbour Uses: Traffic HGV movements generated by activities impact on the amenity of local residential areas This is a reasonable quality local industrial site however the site is narrow and access is relatively poor. Given the current level of activity on site it is unlikely that the site offers any development potential in the short to medium term.
Servicing Arrangements: None
Physical Characteristics
Age of Buildings:
Pre-1940 1940-69 1970-89 1990-99 2000+
100%
Quality of Buildings:
Poor Reasonable Good Very Good
100%
Quality of Environment:
Poor Reasonable Good Very Good
100%
GL Hearn
Page 104 of 112 Wexham Springs, Framewood Road, Wexham. SL3 6PJ
Site Characteristics
The site provides a prestigious HQ and research and development office accommodation. Currently one of the buildings is vacant and has been since Servier left the site in 2011. Current occupiers of the site include Timberland and Sun Chemical.
The site contains various sports facilities for use by the staff, as well as a café. Wexham Springs is located in a rural location, in the outskirts of the parish of Wexham.
Site Characteristics
Nature of Employment Area: Office Accommodation
Site Address: Wexham Springs, Framewood Road, Wexham. SL3 6PJ Site Area: 13ha No. Units: 4 Floorspace: 10,684 sq.m (115,001 sq ft) Location & Accessibility Activities (Use Class): B1 Site reference ESA 45 Access to public transport is poor. There are no bus stops within the vicinity of the site. The closest rail stations are located in Gerrards Cross and Langley, with Uxbridge providing the closest underground services. The site is Employment Levels 400 plus (most important) approximately 3km from the A40 and A412, which provide access to the M40 and M25. Closest amenities are located in Stoke Poges which is approximately 1.5km away.
Accessibility of the Site Assessment: Comments:
Road Access: Adequate Reasonable access to the strategic road network
Parking Provision: Adequate On site provision for 425 car parking spaces
Sustainable Transport Access: Poor Limited public transport access
Access to Amenities: Adequate Reasonable access to amenities
GL Hearn
Page 105 of 112
Physical Characteristics of the Site
The site comprises of four buildings built in 1996. The office accommodation is in good condition, with only one unit Quality of Site Supporting Key Employers Supporting Supporting currently vacant. The site falls entirely within the Green Belt and benefits from an attractive rural setting. Employment Knowledge- New Business Levels based Activities Start-Ups
Physical Constraints: Issues: Comments:
Physical Constraints: Green Belt Green Belt constrains any further expansion Employment Redevelopment Potential Road Access: Poor Access to public transport and the strategic road network is poor.
Bad Neighbour Uses: None No evident bad neighbour uses Conclusions
Servicing Arrangements: None The site provides high quality Grade A office accommodation in an attractive setting. We would expect the vacant unit, in time will attract a new occupier. The current occupiers are of high value, operating in key sectors.
The Green Belt constraints limit any further expansion, however due to the setting and quality of the existing buildings, it is not envisaged that the site provides further development potential in the short to medium term.
Physical Characteristics
Age of Buildings: Pre-1940 1940-69 1970-89 1990-99 2000+ 100% Quality of Buildings: Poor Reasonable Good Very Good 100% Quality of Environment: Poor Reasonable Good Very Good Y
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Page 106 of 112 Knowledge- Accommodates or has the potential to accommodate higher value or knowledge- 6. SUMMARY OF SITE ASSESSMENTS based based economic activities, particularly in key sectors such as media, head offices, Activities business services, scientific research & development, or higher value-added manufacturing 6.1. In this final section we draw together the analysis undertaken to assess the relative importance of the employment sites assessed in the South Bucks District for strategic planning and economic development purposes. New Business Provides the potential to support enterprise, such as through providing smaller Start-Ups units, lower value space or space for small businesses with provision of shared 6.2. The analysis in this report has been based on a qualitative assessment of employment sites in the services. District. In making policy decisions regarding the future use of employment sites in the District it will be important that the analysis in this report is brought together with the demand forecasting to consider the overall supply/demand balance, and the balance between supply and demand for different uses Employment Most important = site provides key opportunity for employment-led redevelopment. (B1, B2 and B8). Redevelopment Average = site is of reasonable quality and redevelopment unlikely. Less = the Potential likelihood of employment-led redevelopment at this location is considered limited. 6.3. In this section we summarise the site assessments undertaken. The matrix overleaf, Figure 6.2, assesses employment uses using a Red-Amber-Green (RAG). The sites are scored against a number of criteria (asset out in Figure 6.1) and ranked as follows:
• Green: One of the District’s Most Important Sites; 6.5. A key element of the methodology has been to provide an assessment of the relative ‘importance’ of each employment site as part of the portfolio of employment land and floorspace within the District. • Yellow: Site of Average Importance; This assessment of relative importance has taken account of the site’s locational attributes, the quality and characteristics of the site, and the potential market demand for further employment development • Grey: One of the District’s Least Important Sites. at the site/ location. This assessment is based on professional judgment and recognises for instance that some new-build space on a well located site may be vacant as a result of the timing of 6.4. The sites have been evaluated against the following indicators: development in the market cycle, or that a relatively small, average quality rural employment site could be strategically important for providing employment space to support the rural economy.
Figure 6.1: Site Evaluation Criteria 6.6. The table below provides a summary of the site assessments. It sets out the evaluation of the site against each of the six indicators set out in Figure 6.1 and the overall assessment of the employment site. It also outlines the assessment of the potential for redevelopment or part redevelopment of the Indicator Evaluation Criteria site, and identifies development potential for future employment.
Quality of Assessment based on the characteristics of the site as detailed in para 2.4. In Employment essence the criteria considers the appropriateness of the site and premises space Site for its intended use and reflects the range of employment space that will be required in the District.
Employment Assessment based on estimated current or potential employment levels. Most Levels important = 200+ jobs; Average = 50-200; Least Important = < 50. (Where possible we have sought to identify employment levels with occupiers. Where this has not been possible we have adopted employment density guidelines (2010) published by the Homes and Community Agency (HCA).
Key Employers Accommodates or has the potential to accommodate major or catalyst businesses operating in higher value-added sectors. The site may accommodate for instance a main employer, HQ functions or provide the potential to attract blue chip companies to locate in the District.
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6.7. The table below provides a summary of the site assessment:
One of the District’s Most Important Site of Average Importance One of the District’s Less Important Sites Sites
Site Name Quality of Supporting Key Employers Supporting Supporting Redevelopment Site Employment Knowledge- New Business Potential Levels based Activities Start-Ups
Grosvenor House, Beaconsfield
Timberstore, Beaconsfield
Grenville Court/Coach House, Burnham 58 Britwell Road, Burnham
24 Britwell Road, Burnham
3 Lincoln Hatch Lane, Burnham
The Priory, Stomp Road, Burnham
Dropmore Depot, Burnham
Huntercombe Lane South, Burnham
Lake End Court, Burnham
Marshgate Trading Estate, Burnham
J:\Planning\Job Files\J027212 - Chiltern & South Bucks\Reports\April 2013\Final Report 09.04.2013.doc Site Name Quality of Supporting Key Employers Supporting Supporting Redevelopment Site Employment Knowledge- New Business Potential Levels based Activities Start-Ups
Broadwater Park, North Orbital Road, Denham Green Denham Media Park, North Orbital Road, Denham Green Denham Aerodrome, Denham Green
Chalfont House, Denham
Martin Baker Engineering, Denham Green 54-66 Oxford Road, New Denham
52 Oxford Road, New Denham
1 Oxford Road, New Denham
Rivermead, Oxford Road, New Denham Uxbridge Business Park, New Denham Capswood Business Centre, Denham Phoenix House, Denham
Anamax Business Park, Denham
Willow Avenue, New Denham
Site Name Quality of Supporting Key Employers Supporting Supporting Redevelopment Site Employment Knowledge- New Business Potential Levels based Activities Start-Ups
Bishops House, Farnham
Farnham House, Farnham
Thorney Business Park, South Iver
Court Lane, Iver
Duttons Farm, Iver
The Boatyard, Iver
High Street, Iver
Ridgeway Trading Estate, Iver
Thorney Mill Road, Iver
Pinewood, Pinewood Road, Iver
Pioneer House, Stoke Poges
Sefton Park, Stoke Poges
Stoke Court, Stoke Poges
Stoke House, Stoke Poges
Site Name Quality of Supporting Key Employers Supporting Supporting Redevelopment Site Employment Knowledge- New Business Potential Levels based Activities Start-Ups
Bishops Gate, Taplow
Marsh Lane, Taplow
Mill Lane, Taplow
Hermitage House, Taplow
Marish Wharf, Wexham
Wexham Springs
6.8. South Bucks has a diverse employment portfolio which overall is performing well. The main employment locations in the District are Denham and the principal settlements of Beaconsfield, Gerrards Cross and Burnham along with a concentration of employment generating development to the south of Iver village mainly on the Ridgeway Trading Estate, Thorney Business Park, (formerly the Bison Estate) and Court Lane. Other significant employment sites include Uxbridge Business Park; Pinewood; Sefton Park, Stoke Poges and Wexham Springs.
6.9. The District has a number of major employers namely:
• Martin Baker Aircraft – an aerospace engineering company in Denham
• Pinewood studios and associated film production companies
• Robert Bosch an electrical goods importer/distributor
• International Hotels Group (IHG) – hotel management company
• Hitachi Data Systems and Tivoli Systems UK Ltd - electronic and IT companies in Stoke Poges.
• Bristol Myers Squib – pharmaceutical company
• Kraft (formerly Cadbury Schweppes) – food manufacturer
6.10. These companies alone total over 6000 employees
6.11. The summary table indicates that the sites located around Denham and New Denham which benefit from strong accessibility to the motorway network and Heathrow Airport are the better performing sites. Equally the table indicates that Grenville Court and the Priory in Burnham and Sefton Park in Stoke Poges offer good quality employment space in an attractive environment.
6.12. There are a number of prestigious buildings which are currently vacant including the former Wyeth building in Huntercombe Lane, Burnham, Rivermead in New Denham and Farnham House, Farnham Royal and once redeveloped/ let will provide an additional 1000+ jobs for the district.
6.13. The main concentration of industrial space is around the sites south of Iver village. Despite the area being compromised in terms of its accessibility they are generally performing well but would benefit from further investment to improve the quality of premises as well as their general environment.
6.14. The table above indicates that a number of the smaller rural employment sites are the worst performing but it is important to highlight that a successful employment portfolio is one that offers a full range of premises to provide smaller scale and lower cost employment space in the District. In this respect the poor quality and rural sites, which are identified in the table above remain strategically important for providing employment space to support the District’s economy.