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Employment Site Appraisals

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Employment Site Appraisals 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 Page 2 of 112 J:\Planning\Job Files\J027212 - Chiltern & South Bucks\Reports\April 2013\Final Report 09.04.2013.doc 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. GL Hearn Page 3 of 112 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 GL Hearn 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.
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