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Brent Industrial Land Audit

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Brent Industrial Land Audit Contents 1.0 Introduction .......................................................................................................................................................................................... 4 2.0 Industrial Land Audit ........................................................................................................................................................................... 9 3.0 Findings & Policy Recommendations ................................................................................................................................................ 95 References ...................................................................................................................................................................................................... 107 Acronyms ....................................................................................................................................................................................................... 108 Appendix A: Qualitative Assessment Criteria for Industrial Uses ........................................................................................................... 110 Appendix B: IIA Site Appraisal Matrix Scoring Criteria ............................................................................................................................ 122 2 1.0 Introduction 1.0 Introduction assistance. Technologies like robotics and boroughs with the highest share of AI are particularly significant for production employment in the circular economy in 1.1 Purpose of Study industries, due to the potential to increase London (around 5% of the total number of productivity through the augmentation of jobs, calculated from GLA Economics The Draft New London Plan (2017) identifies the labour force and automation of some data), the number of net new jobs in this Brent as a borough which is to provide industrial roles. sector could be around 600 in Brent by floorspace capacity. The purpose of this study is 2030. Waste-related jobs should account Clean Growth – move to cleaner economic to provide an audit of Brent’s existing designated for the majority of the jobs growth in this growth through low carbon technologies industrial sites, taking into account the sector. methodology outlined in the GLA Practice Note: and the efficient use of resources. With a Industrial intensification and co-location through focus on construction, energy and food Cultural and creative industries – Brent plan-led and masterplan approaches (November production. Workspace Study (2017) identifies creative industries are currently clustered in town 2018). Informed by this audit and the West Ageing Society – using innovation to meet centres in the south east of the borough, London Employment Land Review (2019) the the needs of an ageing society. study provides policy recommendations to including Kilburn, Willesden Green, Future of mobility – becoming a world increase industrial floorspace through Queen’s Park, Harlesden and more leader in shaping future mobility. intensification, co-location and other recently Wembley. The study identifies mechanisms. The Mayor’s Economic Development Strategy demand for more workspace across all (2017) identifies growth sectors specific to typologies but particularly incubator, 1.2 Policy Context London. These include advanced urban services accelerator and co-working space. Some of this demand could be met within industrial The National Planning Policy Framework (NPPF) (architecture, planning), financial and sites. and Draft New London Plan seek to promote professional services, tourism and life sciences, economic growth. This needs to be considered in which due to their nature are more likely to be The current London Plan (2016) sets an annual the context of future growth sectors and potential located outside of industrial sites. In Brent the benchmark of 37ha of employment land to be challenges. tourism industry is focused in Wembley around released across London as a whole. The most the National Stadium and Arena and life sciences recent London Industrial Land Demand Study The Government’s Industrial Strategy: Building a are associated with Central Middlesex Hospital in (LILDS) (June 2017) identifies in the period 2010- Britain fit for the future (2017) identifies four Northwick Park. Growth sectors represented in 15 the stock of industrial land in London fell by Grand Challenges, where Britain can build on Brent’s industrial sites include: over 500ha, at an annual rate of 106ha per emerging and established strengths to become a annum. This far exceeded the benchmark. world leader: Clean Tech and the Circular Economy - According to analysis undertaken by GLA In the context of the rapid release of industrial AI & Data Economy - Automation is defined Economics for London Waste and land across London and competing pressure, as the replacement of repetitive manual Recycling Board, the movement towards a particularly housing, the Draft New London Plan and cognitive existing tasks by machines more circular economy could generate (2017) takes a radically different approach. A and the utilisation of AI systems that can 12,000 net new jobs in London by 2030. number of boroughs, including Brent, are adapt to different situations without human Given the fact that Brent is one of the identified as ‘provide capacity boroughs’. 4 Meaning they not only need to seek to protect available in reasonable proximity to the ha of industrial land within the London Borough existing industrial land, but also increase development proposal and subject to of Brent to 2041. This demand figure includes floorspace. relocation support arrangements; land in Park Royal where the OPDC is now the Local Planning Authority. The study notes that Policy E7 allows for intensification, co-location Appropriate design mitigation to ensure the London’s demand for warehousing land does not and substitution of land for industry, logistics and residential element provides a suitable need to be physically accommodated within services. Within Strategic Industrial Locations level of amenity for residents and is of a London. Making the demand forecast to a large (SIL), Development Plans and planning high quality design. extent dependent on the amount of land available frameworks are to consider whether certain Boroughs are also to consider, in collaboration for warehousing and hence somewhat circular as logistics, industrial and related functions could be with neighboring authorities, scope to facilitate a demand forecast to inform supply allocation intensified. Intensification could facilitate the the substitution of some of London’s industrial (p103). The Draft New London Plan does not consolidation of the identified SIL to support the capacity to related property markets elsewhere. translate the information within the LILDS into a delivery of residential and other uses, such as Brent specific target in association with the social infrastructure, or to contribute to town Policy E4 states release of industrial capacity 'provide capacity' categorisation. centre renewal. should be focused in locations that are (or are planned to be) well-connected by public The LILDS identifies four categories of activity Within Locally Significant Industrial Sites (LSIS), transport, walking and cycling and contribute to that take place on industrial land in London: policy E7 states Development Plans should be other planning priorities including housing (and pro-active and consider whether certain logistics, Manufacturing and other industrial activities particularly affordable housing), schools and industrial and related functions could be co- – it is noted there has been a long period of other infrastructure. In addition to considering the located with residential and other uses such as steady decline in manufacturing jobs, but potential for employment functions to operate social infrastructure. this has slowed in recent years. The study alongside other uses, the sustainability of a site considers what remains of manufacturing In both scenarios this is subject to: for housing and other non-industrial uses needs activity in London is here for a reason and to be considered. Industrial uses being intensified to deliver unlikely to relocate due to relocation costs, an increase (or at least no overall net loss) 1.3 Supply and Demand time sensitive product, skills of workforce or of capacity in terms of industrial, storage wanting a London brand. and warehousing floorspace – note Brent is Excluding Park Royal, Brent has nearly 700,000 Distribution and logistics – this has identified as a borough to provide capacity sq.m of industrial floorspace. Of this 46% is SIL, experienced a long period of expansion, therefore an increase would be required; 22% LSIS and 32% Non-Designated Local Employment Sites. In addition, there is almost and it is considered population growth will A plan-led approach of consolidation and 500,000 sq.m of employment floorspace within continue to fuel demand for warehouse intensification, rather than ad hoc planning the Borough of Brent but not part of the plan space, despite efficiencies reducing applications; making area, instead falling under the jurisdiction floorspace demands. The function of the industrial site not being of the Old Oak and Park Royal Development Wider industrial type uses such as land for compromised; Corporation (OPDC). transport, waste and utilities. The LILDS identifies demand for an additional 43 Suitable alternative accommodation
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