Local Plan Background Paper Working in

Industrial Land and Premises Update

London Borough of Bromley Planning Division August 2015

TABLE OF CONTENTS

1. Introduction P.1

2. Methodology P.2

3. Summary of Findings P.5

4. Draft Locally Significant Industrial Sites P.9 profiles

5. Draft New Locally Significant Industrial P.16 Sites

This ‘Industrial Land and Premises Update’ has been produced by the Council to support the preparation of the September 2015 Draft Site Allocations, Further Policies & Designations Consultation Document. The background paper may be updated or amended during the

Local Plan process.

Local Plan Industrial Land and Premises Update 2015

1. Introduction

The Council has undertaken a review of the industrial stock in the Borough for the purpose of the Local Plan.

This paper is focused on reviewing the Borough’s Locally Significant Industrial Sites (LSISs) along with the proposal of designating additional LSISs identified through a review of the Borough’s non-designated industrial land.

The paper sets out proposed draft changes to the Draft Policies and Designations 2014 (DP&D) document to take forward in the Borough’s Local Plan.

National Policy

The National Planning Policy Framework 2012 (NPPF) places emphasis on building a strong competitive economy. It states that local planning authorities should ‘plan proactively to meet the development needs of business and support an economy fit for the 21st century’ (paragraph 20).

The NPPF requires local authorities to assess and review the provision for employment land. Paragraph 21 states that local authorities should set out a clear economic vision and strategy for their areas, which positively and proactively encourages sustainable economic growth, identifying areas for economic regeneration and possible expansion of employment clusters. Paragraph 22 also states that local authorities should avoid the long term protection of sites allocated for employment use where there is no reasonable prospect of sites being used for that purpose.

Regional Policy-London Plan

London Plan Policy 2.7 Outer London Economy seeks to address constraints and opportunities in the economic growth of Outer London so it can rise above its long term economic trend. To support this, the London Plan identifies Strategic Outer London Development Centres (SOLDCs) which economic functions operate above the sub-regional level. Within the Borough, is identified as a potential SOLDC. The Planning for Growth: Biggin Hill URS (2015) evidence base sets out the possible expansion opportunities for the area.

The Mayor’s SPG Land for Industry and Transport (2012) identifies Bromley as a restricted Borough in terms of the loss of industrial land, and sets a benchmark for the loss of 9 hectares between 2011 and 2031, an average loss of around 0.5 hectares per annum, and benchmark vacancy levels for industrial land and floorspace of 5% and 8% respectively (Point 3.7, pg 31).

Policy 4.4 of the London Plan requires local authorities to plan and manage their industrial stock through the protection of significant industrial sites, along with monitoring and benchmarking industrial land for release, whilst meeting targets set by the Mayor in the 2012 Supplementary Planning Guidance (SPG) Land for Industry and Transport. As stated above as an annual industrial benchmark loss of 0.5 hectares per annum for Bromley. In addition, London Plan Policy 2.17 and associated Table A3.1 identifies the Footscray Business Area and as Strategic Industrial Locations (SILs) classified as Industrial Business Parks (IBPs),

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suitable for light industrial and higher value general industrial activities. Policy 2.17 requires Boroughs to promote, manage and where appropriate protect (SILs).

Pressure for residential development has caused many industrial sites across the Borough being lost and redeveloped to residential. This is mainly due to their age, sites remaining vacant for long periods and strong competition from other higher value land uses, particularly residential. In addition, recent changes to General Permitted Development Order (GDPO) (April 2015) now allows storage or distribution buildings (B8) to change use to residential (C3), up to 500m2 of floorspace subject to Prior Approval. As a result, this review of the Borough’s industrial sites has taken place to assess the business areas overall health and future industrial need.

Data Sources

Research has been undertaken using data sources available to the Council. These include:

• Latest individual business rates from the Valuation Office Agency (VOA) • Information from Non-Principle Private Residence (NPPR) business rates data • The Council’s mapping and planning databases • London Development Database (LDD)

Data sources available have been used to assess the mix of uses and vacancy rates within each business cluster. Data sources have to be viewed as giving a general overview of business areas.

The Council has already commissioned a number of supporting report/studies which form part of the Local Plan evidence base including:

• LB Bromley Retail, Office, Industry and Leisure Study DTZ (2012) • Planning for Growth in Bromley: Cray Business Corridor Study URS (2014) • Planning for Growth in Bromley: Biggin Hill (URS 2015)

2. Methodology

Borough Industrial Land

As a starting point the Borough’s overall industrial stock was reviewed, by compiling a list of all the industrial land in the Borough. This was done through analysis of industrial land produced by URS for the Authority (GLA) in 2010 London’s Industrial Land Baseline study.

A review of all industrial land previously marked as industrial, was undertaken to see whether sites or units had changed between 2010-2014 or identifying any anomalies in the URS report (Industrial Land has been classified as being B1C,B2 & B8 floorspace excluding B1a/b floorspace).This allowed the Council to produce an overall land amount and highlight a change from 2010-2014.

The review highlighted vacant industrial land within the Borough. Areas identified include, undeveloped industrial land and derelict industrial infrastructure where redevelopment would be necessary.

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The Council was able to calculate a total estimated industrial floorspace figure, using all available non-domestic rating data to identify the estimated floorspace vacancy levels.

LSISs Business Areas

Supporting documents produced by URS (2014) and URS (2015) (now AECOM) for the Cray Business Corridor and Biggin Hill SOLDC provides assessment of each area (available on the Council’s website). The reports identify possible areas, which have the opportunity to provide additional business floorspace.

This paper focuses on Locally Significant Industrial Sites (LSISs) and the identification of new LSISs currently in non-designated industrial land, to ensure sufficient land is safeguarded and the loss is kept to the GLA benchmark.

Assessment of the existing business areas focused on areas demonstrating a continued strong mix of B1C, B2 and B8 floorspace, good occupancy level, high level of condition of building quality and finally strong accessibility ratings. A business profile has been produced for each business area, with a short description of the site and a breakdown of uses (estimated industry/warehousing units, non-industrial activities and office), floorspace and estimated vacancy for the site.

Identification of New LSISs

As mentioned above New LSISs were identified through an industrial non- designated land study. A minimum size of 0.15 (Ha) was used as a threshold figure for sites, due to their industrial employment capacity.

Assessment of new LSISs were based on the most relevant criteria included in the Mayor’s SPG (2012) (Land for Land for Industry and Transport SPG 2012) for site allocations on industrial land, which contained considerations for economic and land use conditions (Appendix 1).

Each site was assessed against their access, condition and also their occupancy rates.

• Access ratings were evaluated on a scale between 1-5, 5 being the highest and 1 the poorest accessibility. Information from the Mayor’s SPG highlights the need for sites strategic proximity to road networks, rail and other forms of sustainable transport modes for logistical functions. Accessibility was assessed against sites capacity to accommodate land for operational functions on site, dealing with Light Good Vehicles and also Heavy Goods Vehicles (L/HGVs). Appropriate loading and unloading facilities should be provided to reduce impacts on highways.

• Condition ratings were assessed on a 1-5 basis, considerations for ‘Condition’ include, building quality which is fit for purpose. Sites were evaluated against their quality and suitability to deal with modern industrial purposes, unsuitability to accommodate modern day Industrial activities as well as their employability capacities.

• Occupancy, a high level or long term vacancy would indicate that the viability of a site as a business use to be poor and not merit the need for

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designation. In addition, a site with a poor level of condition may correlate with having a poor vacancy rate.

Note: The Mayor’s SPG does state however that the failure of a site to meet one of the criteria should not be disregarded on low merit.

Industrial pipeline

The last part of the study identified the Borough’s future proposed industrial floorspace. Reports generated from the London Development Database (LDD) provide information on planning permission granted in the last three financial years for schemes which include industrial floorspace.

Revisions to Draft Designations in the 2014 Draft Policies and Designations

The review of the Borough’s Industrial Land has led to additional and revised draft designations from the Draft Policies and Designations (DP&D) report in 2014. The research has highlighted the following:

• The potential for seven additional LSISs assessed against criteria taken from the Mayor’s SPG.

• The removal of the Homesdale Road draft LSIS as over 70% of floorspace on the site is used for retail and non-industrial purposes. This is along with the gasholders site being decommissioned and granted planning permission in 2014 for demolition.

• The implementation of planning permission on the former Dylon International site on appeal for 223 residential units, leads to its anonymity from the draft Lower Sydenham LSIS and amendment to the boundary.

• In addition the office background paper concludes that the Crayfields Business Park predominately in office use would be more appropriate for inclusion as a potential Key Office cluster as part of the SIL.

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3. Summary of Findings

Borough Industrial Land

The Council identified an estimated loss of 2.5 hectares from industrial use between 2010 and the end of 2014, in line with the Greater London Authority’s (GLA) benchmark for the Borough.

Table 1 sets out the results from the review of industrial land, which shows overall land in 2014 of 132.5 (Ha).The table does not include the proposed boundary changes, as this is not considered a loss over the previous 4 year

Table 1 Industrial Land 2014

Industrial Areas/Ward Total Site Area (ha) Strategic Industrial Location (Cray Business Corridor) 52.2

Ruxley Corner (Footscray)- Cray Valley East 8.4

Crayfields Industrial Park- Cray Valley East 3.5 Crayfields Business Park- Cray Valley West 2.1 (St Mary Cray)- Cray Valley East/West 38.2

LSIS 41 - Kelsey and Eden Park 5.9 Lower Sydenham- & Cator/ Copers Cope 18.2 Farwig- Plaistow and Sundridge 2.3

Oakfield Road- Penge & Cator 4.8 Biggin Hill- Darwin 7.2 Homesdale Road- 2.5

Non Designated Industrial Land 39.3

Proposed New LSISs (Part of Non Designated land Total) The Beechwood Centre- & 0.25 Enterprise House- Bromley Common & Keston 0.4 Bencewell Business Park- Bromley Common & Keston 0.4

Bromley Industrial Centre- Bromley Town 0.7 Kimberley Business Park- Darwin 0.5 Higham Hill Farm- Darwin 0.8 Franklin Industrial Centre- Penge & Cator 0.38

Overall Total 132.5

Source LBB (October 2014)

Note: Overall figure rounded up to one decimal point.

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Table 2 identifies the loss by ward from 2010-2014. No industrial loss was recorded in Unitary Development Plan (UDP) (2006) business areas. Industrial land lost accumulates from small scale non-designated land equating to broadly -2.5 (Ha).

Table 2: Recorded Industrial Loss 2010-2014

Industrial Loss 2010-2014 Loss (Ha) Penge and Cator -0.3 Bromley Town -0.3 & North 0 Plaistow & Sundridge 0 Bickley 0 Cray Valley East -0.5 & Pratts Bottom 0 Farnborough & Crofton -0.25 Biggin Hill 0 Bromley Common & Keston -0.25 Chislehurst 0 Clock House -0.25 Coper Cope -0.6 Cray Valley West 0 Crystal Palace 0 Darwin 0 Hayes 0 Kelsey & Eden Park 0 0 0 0 0 Total -2.5 (Ha)

Source LBB (October 2014)

Note: Overall figure rounded up to one decimal point.

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Table 3 shows proposed boundary and designation changes and a revised overall industrial figure for the Borough of 126.4 (Ha). This includes Crayfields Business Park being included as a proposed Key Office Cluster (see office evidence base), the removal of the former Dylon International site from the Lower Sydenham LSIS (see page 11) and the removal of Homesdale Road as a LSIS (see page 14).The former Dylon International site has been included as a loss in 2015 following confirmation of the implementation of planning permission for predominately residential use secured on appeal to the Secretary of State in 2015.

Table 3 Adjustment reflecting 2015 position Proposed Changes Site Area (Ha) Crayfields Business Park-Proposed Key Office Cluster- -2.2 Cray Valley East Removal of Homesdale Road as LSIS- Bickley -2.5 Removal of Former Dylon International from Lower -1.4 Sydenham LSIS- Copers Cope Revised Borough Industrial Total after changes 126.4 (Ha)

Vacancy

The Mayor’s SPG for Industry and Transport 2012 states that a ‘reasonable average rate of frictional vacancy for London at any given time approximates to around 5 per cent of the industrial land stock and 8 percent for floorspace’ it goes on to state that ‘Boroughs with an industrial land vacancy rate above 8 percent are encouraged to manage this rate through Development Plan Documents (DPDs) and Employment Land Reviews (ELRs) to reduce it towards 8 percent of the total land stock’ (Point 3.7 pg 31).

The Council’s estimate for vacant industrial land (on the basis of proposals in this document) in the Borough is 5%. Vacant land identified includes former Columbia International (Lower Sydenham), Land Rear of , Edgington Way, former Klinger Works site (Ruxley Corner) and 7-15 Oakfield Road.

The estimated vacancy levels for total business area floorspace has been estimated at 7% in line the Mayor’s Land for Industry and Transport SPG 2012.

Table 4- Estimated Vacant Industrial Land 2010-2014

Vacant Industrial Land (Ha) 2010* 2014* Estimated Vacant Borough Industrial Land 5.4 (ha) 6.5 (Ha) Vacant Percentage Estimated percentage of Vacant Borough Industrial Land 4% 5%

Source LBB October 2014

*2010 figure based on 135 (Ha) from London’s Industrial Land Baseline 2010 report *2014 figure based on 132.5 (Ha) figure produced by LBB Note: Overall percentage figure rounded

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Table 5- Estimated Vacant Industrial Floorspace 2014 Total Total Floorspace Vacant Estimated Total Business area floorspace (October 2014) (sqm) (sqm) SIL 169,884 12,634 LSIS 204,471 13,771 New LSIS 15,626 1,032 Total 389,981 27,437 Percentage Vacancy 7%

Source LBB October 2014 Note: Overall percentage figure rounded

Designated Business Areas & SOLDC findings

Work commissioned by the Council for the Biggin Hill SOLDC and Cray Business Corridor SIL (Planning for Growth Studies by URS (2015) and URS (2014)) form part of the Council’s evidence base for the Local Plan.

Both studies refer to potential growth opportunities for industrial business floorspace across the SIL and Biggin Hill SOLDC. In addition, the study covers cluster analysis including a thorough survey of employment land in the SIL. As a result business profiles have not been produced in this document for each site as this is covered in the URS report (2014).

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4. Draft Locally Significant Industrial Sites Business Profiles

Ward Penge & Cator Title Oakfield Road, Penge UDP Status Business Area DP&D 2014 Status Proposed Locally Significant Industrial Site (LSIS) Site Area (Ha) 4.8 (Ha) Estimated Floorspace 25,944 sqm Map

Brief Description The industrial area lies in the North West of the Borough and has excellent transport links to Croydon and Central London.

The designated area is predominantly made up of light industrial units, warehousing and a number of trade counters.

The site has extremely good occupancy rate and strong transport links which makes it a popular area for industry. Vacancy rate 512 / 25944 sqm = 2% Breakdown of use Industry/warehousing: 21,900 sqm Non-industrial: 4,033 sqm Office: 0 sqm Summary The site has a good range of industrial and warehouse buildings and is consistent with LSIS designation.

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Ward Kelsey and Eden Park Title Elmers End UDP Status Business Area DP&D 2014 Status Proposed Locally Significant Industrial Site (LSIS) Site Area (Ha) 5.9 (Ha) Estimated Floorspace 37,615 sqm Map

Brief Description The Elmers End LSIS is located on the border between Croydon and Bromley and has good accessibility to both Boroughs, as well as London via road and rail networks. The site is predominately made up of industry/warehouse units with a small amount of office and non- industrial floorspace (car showroom).

The business area’s predominant use still remains industrial and continues to display a strong occupancy, with only a 2.3% of the site vacant. Survey statistics suggest the site is still a popular site for industrial based activities. Vacancy rate 874.5 / 37,615 sqm = 2.3% Breakdown of use Industry/Warehousing: 33,745 sqm Non-industrial: 2,566 sqm Office: 1,306 sqm Summary The site has a good range of industrial and warehouse buildings and is consistent with LSIS designation.

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Ward Penge & Cator/ Copers Cope Title Lower Sydenham UDP Status Business Area DP&D 2014 Status Proposed Locally Significant Industrial Site (LSIS) Site Area (Ha) 16.8 (Ha) (with amendments) Estimated Floorspace 69,544 sqm Map

Brief Description The Lower Sydenham LSIS area contains a very high number of industrial warehousing and workshops when compared to office developments and other non- industrial uses in the area. The site is made up of several business parks providing a wide range of building ages and types.

The former Dylon Internationals complex planning history with the implementation of planning permission granted on appeal for 223 residential units means the site will be removed from the Lower Sydenham LSIS as shown in the map above.

The area has strong road connections via Kangley Bridge Road, Worsley Bridge Road and House Lane and is adjacent to Lower Sydenham Rail station. Vacancy rate 9,596/69,544 sqm = 14% Breakdown of use Industry/Warehousing: 68,645.5 sqm Non-industrial: 272 sqm Office: 626.5 sqm Summary The former Dylon International site is omitted from the LSIS as the planning permission for predominately residential floorspace has been implemented. The remainder of the site is consistent with LSIS designation.

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Ward Plaistow and Sundridge Title Farwig Lane, Bromley North UDP Status Business Area DP&D 2014 Status Proposed Locally Significant Industrial Site (LSIS) Site Area (Ha) 2.3 (Ha) Estimated Floorspace 44,602.5 sqm Map

Brief Description Farwig LSIS is located less than 500m to the north of Bromley town centre and is accessed via College Road. The business area continues to have a strong mix of employment land, with a large percent being classified as industry and warehousing, equating to approximately 96% of floorspace. The estate has an extremely healthy occupancy rate, with only 0.5% vacant when the survey was conducted. Vacancy rate 200 / 44,602.5 sqm = 0.5% Breakdown of use Industry/Warehousing: 42,927 sqm Non-industrial: 0 sqm Office:1,675.5 sqm Summary The site has an extremely good occupancy rate and has a good range of industrial and warehousing units, consistent with LSIS designation.

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Ward Bickley Title Homesdale Road UDP Status Business Area DP&D 2014 Status Proposed Locally Significant Industrial Site (LSIS) Site Area (Ha) 2.5 (Ha) Estimated Floorspace 4,231.5 sqm Map

Brief Description The Homesdale LSIS is dominated by the British Gas gasholder station and Tesco Store on the site’s Eastern, Southern and Central portions. The gasholder site is vacant and has since been decommissioned, while the Tesco supermarket accounts for approximately 73.5% of floorspace on the site, with the site’s three industrial units equating to 11.22% of floorspace.

Vacancy rate 0/4,231.5 sqm = 0% Breakdown of use Industry/Warehousing: 475 sqm Non-industrial: 3,107 sqm Office: 0 sqm Summary The industrial floorspace accounts for little over 10% of the overall land on-site, excluding the decommissioned gasholder site which was granted planning permission in 2014 for demolition. With the majority retail use and vacant industrial land means the site does not contribute to the industrial stock in the Borough and the purpose of a LSIS.

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Ward Darwin Title Biggin Hill Airport Industrial Estate UDP Status Business Area DP&D 2014 Status Proposed Locally Significant Industrial Site (LSIS) Site Area (Ha) 7.2 (Ha) Estimated Floorspace 26,762.5 sqm Map

Brief Description The Biggin Hill Industrial estate lies within the draft Biggin Hill SOLDC boundary. The industrial estate has a strong occupancy rate and is an attractive location for businesses. Industrial based activities make up 95% of floorspace on the site, reflecting its popularity and continued designation as a LSIS.

The site’s attachment to the airport attracts a number of high-tech niche businesses to the Borough, most notably aviation based enterprises. Vacancy rate 2,587.5/26,762.5 sqm = 9.5% Breakdown of use Industry/warehousing: 25,555 sqm Non Industrial 762 sqm Office: 405 sqm Summary The site has a good range of industrial and warehouse buildings and is consistent with LSIS designation.

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Proposed LSIS Summary tables with 2015 Adjustments

Occupied and Vacant floorspace (October 2014)

Biggin Hill Lower Sydenham Oakfield Road Farwig Lane Elmers End Industrial Estate Total* Occupied floorspace (sqm) 59,947 25,432 44,402 36,743 24,175 190,700 Vacant floorspace (sqm) 9,596 512 200 874.5 2,588 13,771

Vacancy Percentage 14% 2% 0.5% 2.3% 9.5% 6.75%

Total (Sqm)

69,543 25,944 44,602 37,618 26,763 204,471

Total LSIS floorspace (October 2014)

Business Areas by Total Building Floorspace Lower Sydenham 13% Oakfield Road 34 % Farwig Lane 18.5% Elmers End Biggin Hill 22% 12.5%

*Sites listed in the tables above exclude Homesdale Road and former Dylon International site, Worsley Road

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5. New Locally Significant Industrial Sites

Ward Bromley Common and Keston Title The Beechwood Centre, 40 Lower Gravel Road, Bromley Site Area 0.25 (Ha) Estimated Floorspace 2,200 sqm (Each unit estimated at 220 sqm) Map

Description The Beechwood Centre consists of approximately 10 light industrial units. The site has only recently been developed meaning there is little available from VOA or business rates currently. Information from the company who runs the site along with marketing material suggests that the site is currently being marketed for tenants, with a small number of units having been occupied. Despite limited information/data the site offers high quality accommodation for prospective tenants. The majority of the Borough’s industrial floorspace is predominately dated, the Beechwood Centre offers the chance to protect modern industrial facilities.

The site is easily accessible Bromley Town centre via Lower Gravel road. Breakdown of uses Newly completed- No VOA data or Business data available yet Summary The site’s modern light industrial floorspace for small-scale business use makes it appropriate for designation as a new Locally Significant Industrial Site (LSIS).

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Ward Bromley Common and Keston Title Enterprise House, 27 Hastings Road, Bromley Site Area 0.4 (Ha) Estimated Floorspace 2,668 sqm Map

Description Enterprise House consists of 18 individual industrial and commercial units on site. From business rates data records 16 of the 18 units appear to be occupied, this is despite much of the building condition scoring a 3. The high number of units on the site offers flexibility to small and medium sized enterprises and provides essential accommodation, with excellent accessibility direct to Bromley Town Centre via Hasting Road and connecting roads to inner London (London Road/A2212). The distance to Bromley Town Centre and adjoining roads has meant the site has been scored a 5 for Access.

Vacancy rate 180/2,668 sqm= 6.75% Breakdown of use Industry/Warehousing: 2,668 sqm Non-industrial: 0 sqm Office: 0 sqm Summary The high number of small-scale industrial units on the site offers accommodation and protection for the Borough’s smaller industrial based businesses, appropriate for a new Locally Significant Industrial Site (LSIS) designation.

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Ward Bromley Common and Keston Title Bencewell Business Park, Oakley Road, Bromley Site Area 0.4 (Ha) Estimated Floorspace 2,266 sqm Map

Description The Bencewell Business Park is made up of approximately six business units, floorspace figures range from 500-700 sqm for individual units.

Condition and Access ratings have been scored 3-4. Condition has deemed to be scored a 3 because of the age of the industrial units. Earliest records show the development has been in operation since the 1980s. Information from the Estate-Gazette states the Park has undergone refurbishment in recent years, making the site suitable for modern business users.

The site shows a strong occupancy rate and at the time of the survey did not record any vacancies.

Access ratings were scored as a 4, the site is situated along Oakley Road and Hastings Road offering connectivity and operational benefits.

Vacancy rate 0/2,266 sqm= 0% Breakdown of use Industry/Warehousing: 1,765 sqm Non-industrial: 0 sqm Office: 500 sqm Summary The site’s strong Access and Occupancy rate provides an opportunity for designation as a new Locally Significant Industrial Site (LSIS).

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Ward Bromley Town Title Bromley Industrial Centre, Waldo Road, Bromley Site Area 0.7 (Ha) Estimated 2,962 sqm Floorspace Map

Description From desk based analysis and business rates data Bromley Industrial Centre is made up of approximately 16 industrial and commercial units. The site has a strong occupancy rate with 14 out of the 16 units occupied from business rates data, both ratings for ‘Condition’ and ‘Access’ have been scored as 4.

The ‘Condition’ of the units on the site from desk based analysis are deemed to be of high quality, the accommodation is relatively new and all units offer adequate operational facilities for loading and unloading, suitable for LGVs.

Similar to Enterprise House ‘Access’ has been scored a 5, the sites proximity to Bromley Town Centre via Homesdale Road offers connectivity to Inner London.

Vacancy rate 458/2,962 sqm= 15.5% Breakdown of use Industry/Warehousing: 2,962 sqm Non-industrial: 0 sqm Office: 0 sqm Summary The site’s strong Access rating to Bromley Town Centre and high quality industrial accommodation highlights its opportunity for designation as a new Locally Significant Industrial Site (LSIS).

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Ward Darwin Title Kimberley Business Park, Blackness Lane Site Area 0.5 (Ha) Estimated Floorspace 881 sqm Map

Description Kimberley Business Park has a total of four business units, the site benefits from access to both Biggin Hill airport and Bromley Town Centre via The A233, beneficial for operational logistical tasks. As a result, the Access rating for the site is considered to be 4 due to its close links to major areas of the Borough.

The condition of the industrial units from desk-based analysis is considered to be sufficient for modern industrial purposes, in terms of operational movement and capacity for on-site activities, also scoring a 4.

Vacancy rate 165/881 sqm= 18.7% Breakdown of use Industry/Warehousing: 384.5 sqm Non-industrial: 0 sqm Office and premises: 332 sqm Summary The site’s strong Access and Condition ratings provides an opportunity for designation as a new Locally Significant Industrial Site (LSIS).

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Ward Darwin Title Higham Hill Farm, Layhams Road, Keston Site Area 0.8 (Ha) Estimated Floorspace 4,408 sqm Map

Description Higham Hill Farm is made up of a total of 8 units owned and operated by P- Johnson & Son (1976) LTD, the company’s website states that no units are available for let. Access and Condition ratings have both been scored a 3.

The site is sourced by Layhams Road which offers accessibility and connectivity to the rest of the Borough and is sufficient for L/HGVs. The site has a significant site area of approximately 0.8 (Ha), allowing for adequate on-site space for industrial activities.

Vacancy rate 0/4408 sqm= 0% Breakdown of use Industry/Warehousing: 4,404 sqm Non-industrial: 0 sqm Office: 0 sqm

Summary The number of small-scale industrial units on the site offers accommodation and protection for the Borough’s smaller industrial based businesses, appropriate for a new Locally Significant Industrial Site (LSIS) designation.

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Ward Penge & Cator Title Franklin Industrial Centre, 20 Franklin Road Site Area 0.38 (Ha) Estimated Floorspace 2,441 sqm Map

Description Franklin Industrial Centre is made up of 16 industrial and commercial units, the majority (12 Units) of which are occupied according to business rates data. Condition and Access based ratings have both been scored as 3.

The site is accessed via the A213 providing connectivity to Bromley Town Centre and Inner London. Desk based site analysis suggests the exterior of the building to be of 1960s build, there is concern perhaps the age and quality of the building would not be up to the standards of future industrial uses. However, the high number of units on the site, the majority of which are occupied suggests that there is still adequate demand for industrial land in the area.

Many of the small/medium enterprises occupying the site have been in operation over a long period of time and have expanded over the years according to local government data. Evidence suggests there is a demand for industrial floorspace in the area and given the many units on the site designation is deemed appropriate. In addition, the proposed designation could lead to redevelopment in the future, similar to the intensification areas identified by URS (2014) for areas within the SIL.

Vacancy rate 229/2,441 sqm= 9.5% Breakdown of use General Industrial/Business: 2,109 sqm Non-industrial: 91 sqm Office: 241 sqm

Summary Strong Access and Occupancy rate and long term viability of the site highlights its opportunity for designation as a new Locally Significant Industrial Site (LSIS).

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Table 6: New LSIS Assessment criteria

Estimated Vacant (Y/N & Condition (Rating Site Ward Approx. Size (Ha) Floorspace PV= Partially Access (Rating 1-5) Accommodation 1-5) (sqm) Vacant)

1. The Beechwood Centre, PV (recently Light industrial units Lower Gravel Road, Bromley Bromley Common & Keston 0.25 2,220 5 3 opened) and premises BR2 8GP

2. Enterprise House, Hastings Light industrial units Bromley Common & Keston 0.4 2,668 PV (6.75%) 3 5 Road, Bromley and premises

3. Bencewell Business Park, Industrial units and Bromley Common & Keston 0.4 2,266 N (0%) 3 4 Oakley Road, Bromley premises

4. Bromley Industrial Centre, Industrial units and Bromley Town 0.7 2,962 PV (15.5%) 4 4 Waldo Road, Bromley premises

5. Kimberley Business Park, Industrial units and Darwin 0.5 881 PV (18.7%) 4 4 Blackness Lane premises

6. Higham Hill Farm, Layhams Industrial units and Darwin 0.8 4,408 N (0%) 3 3 Road premises

7. Franklin Industrial Centre, Industrial units and Penge & Cator 0.38 2,441 PV (9.5%) 3 3 Franklin Road premises

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Industrial Land pipeline

Industrial Land pipeline supply

Data extracted from the London Development Database (LDD) below shows the Borough’s (proposed, net and loss) industrial floorspace pipeline for applications granted in the last three financial years (2012-2015).

Table 7: Industrial floorspace pipeline

Net Industrial Proposed Industrial Industrial floorspace Approvals Floorspace Floorspace (Sqm) loss (Sqm) (Sqm) 21,480 -8653 12,827

These include two major applications on designated employment land (outlined below), which will have a positive effect on both the Cray Business Corridor SIL and Farwig LSIS, in both cases seeing the replacement of utility and transport floorspace to industrial, strengthening both business areas.

Table 8: Major Industrial Floorspace Applications

Application number Industrial Floorspace Designated Employment Land 14/03092/FULL1: 4,411 sqm Faraday Way- Cray Redevelopment of First Business Corridor SIL Centre West Buses site, Faraday Way Orpington (14/03092/FULL1): for nine industrial units 13/02673/FULL2: HSS 11,960 sqm Farwig Lane LSIS Hire Shop Farwig Lane: Change of use from Class A1 (retail) to class B8 storage and distribution with ancillary trade counter

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Appendix

1: Assessment criteria for the new Locally Significant Industrial Sites extract.

49 p. LAND FOR INDUSTRY AND TRANSPORT SUPPLEMENTARY PLANNING GUIDANCE SEPTEMBER 2012: Mayor of London

Summary: The Mayor’s SPG provides assessment criteria for site specific allocations on industrial land, the Council has identified economic and land use criteria the most appropriate for assessing new Locally Significant Industrial Sites (LSISs), forming areas for scoring such as Access and Condition.

-Relevant criteria from SPG for Land & Transport

4.14 Economic Criteria, including whether a site:

(ii) offers potential for the in-situ expansion of existing industrial businesses;

(vii) is well located to take advantage of existing or proposed infrastructure or economic development / regeneration funding;

(viii) offers potential for the provision of industrial units for creative, knowledge-based, high technology and Small and Medium Sized Enterprises (SMEs) serving local residential and commercial areas, particularly where there is little alternative provision in the local area.

4.15 Land use criteria, including whether a site:

(i) is well located in relation to the strategic highway network or local highway network, in particular causing minimal traffic impact in residential areas;

(ii) is well located in relation to the rail, river or canal network including inter-modal rail heads and safeguarded wharves, offering potential for transport of goods by rail and/or water transport

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