Report Local Plan Representations to the Issues Paper

Norfolk House On behalf of Quorum 7 Norfolk Street Estates Limited M2 1DW October 2017 T: +44 (0)8449 02 03 04

F: +44 (0)161 956 4009

gva.co.uk Quorum Estates Limited Contents

Contents

1. Introduction ...... 1

2. Jobs: Questions 3 and 4 ...... 2

3. Green Space: Question 15 ...... 10

4. Bredbury Gateway – Additional Considerations ...... 13

5. Conclusions ...... 16

Appendices

Appendix I Site Location Plan

Appendix II Distribution of Advanced Manufacturing Employment in Stockport

Appendix III Distribution of Unemployment

Author: Hollie Bryant, Principal Planner Reviewer: Nicola Rigby, Director Issue: Final Issue Date: October 2017

For and on behalf of GVA Grimley Limited

October 2017 gva.co.uk Quorum Estates Limited Representations to Stockport Local Plan

1. Introduction

1.1 GVA is instructed by Quorum Estates Limited (“Quorum”) to submit representations to the Stockport Local Plan Issues Paper, July 2017, on their behalf.

1.2 Quorum control 29 hectares of land located to the East of Ashton Road, Bredbury in its entirety through an exclusive option agreement with the landowner, and in that capacity have previously promoted the site to the Spatial Framework (GMSF).

1.3 A site location plan depicting the extent of land East of Ashton Road is attached at Appendix I. The site has historically been referred to as “Bredbury Industrial Estate Extension”, “Bredbury Extension” and as within the Local Plan Issues Paper as “land East of Ashton Road”. Within the remainder of this report it is referred to as “Bredbury Gateway” – in line with promotion materials now being prepared by the site promotor.

1.4 The site, which is located within Stockport Council’s administrative boundary, has been proposed for large scale industrial and warehouse development through the draft GMSF (October 2016). As illustrated by these representations there is a clear case for the allocation of this site having regard to its strategic importance to Stockport and Greater Manchester and to the delivery of the aims of the emerging Stockport Local Plan. It has particularly been noted to be significant in terms of scale, ability to attract inward investment and its deliverability.

1.5 We trust that the comments provided within this document are helpful and will be considered by Stockport Council prior to the next iteration of the Stockport Local Plan. The document has been structured to respond to specific questions posted within the Issues Paper within Sections 2 (Jobs) and 3 (Green Belt), and within Section 4 summarises additional considerations within the wider case for Bredbury Gateway:

 Section 2: Jobs: Issues Paper Questions 3 and 4

 Section 3: Green Space: Issues Paper Question 15

 Section 4: Bredbury Gateway – Additional Considerations

 Section 5: Conclusions

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2. Jobs: Questions 3 and 4

2.1 Section 3 of the Issues Papers relates to jobs – including both the creation and retention of employment opportunities across Stockport. Questions 3 and 4 specifically ask:

Question 3

What types of jobs should there be in Stockport, where should they be and what should happen to the existing areas where people work?

Question 4

Do you have any other comments about jobs, shops and services in Stockport?

2.2 In response to these questions posed the following should be noted:

2.3 We support the view that Stockport benefits from a mix of businesses across growing sectors of the economy, and with the intention to create the conditions for, and harness the benefits of, a thriving local economy.

2.4 The need to protect and deliver jobs to enable Stockport to grow sustainability is also supported – rather than promoting Stockport as a dormitory location. The Issues Paper rightly recognises the need to ensure space for businesses to develop and thrive. The Issues Paper refers to small and medium enterprises, but should also note the need to ensure a land supply to accommodate inward investment in Stockport – something which has been lacking in recent years.

2.5 Section 3 of the Issues Paper focuses on Stockport town centre / town centre related growth. We believe that this underestimates or does not fully recognise the wider definition of ‘jobs’ relating specifically to a recognised opportunity for B2/B8 (manufacturing and distribution related) growth within Stockport and the wider Manchester Combined Authority area.

2.6 It is our opinion that providing appropriate and sufficient space for B2/B8 jobs will align with both local regeneration priorities and labour force attributes, and will respond to a national and local market opportunity to attract investment.

Nature of the B2/B8 Market

2.7 The main driver for the national industrial and logistics market over recent years has been the growth of the ecommerce sector. The need to satisfy consumer demand across multiple channels is forcing retailers to ask more of their supply chains which is having a consequential effect on the sector. Ecommerce is not only growing rapidly, but it is evolving as retailers have

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to cope with higher inventory levels, increased deliveries and high return volumes. Parcel couriers have expanded their delivery networks to meet this demand allied to requirements for ever more convenient delivery times, whilst at the same time traditional retailers continue to invest in “click and collect” and “ship from store”.

2.8 Nationally 2016 was a strong year for take up, led by the e-retail sector. Take up of units over 100,000 sq ft totalled 28.5million sq ft. In this context, retailors were the most active sector (62% of all take up), with Amazon accommodating over 8million sq ft of all take up over this period.

2.9 In the first half of 2017, take up nationally amounted to 11 million sq ft, just below the 5 year average of 11.3million sq ft. In the same period, take up from the internet / e-retail sector was down, while take up in manufacturing increased from 17% to 28%.

2.10 The North West market replicates this picture and companies at the forefront of this retail revolution in the North West include: Amazon, The Hut Group, Misguided and Boohoo, all of whom are growing at a staggering rate.

2.11 Within the North West take up during 2016 totalled 4.2million sq ft, with Amazon occupying 1million sq. ft.

2.12 In the first half of 2017, the take up of new speculative sheds comprised 582,000 sq ft in two buildings. This level of take up is down from last year but reflects short term market sentiment rather than a long term market trend.

2.13 Other key drivers of the Greater Manchester industrial and logistics scene include:

 Retailers and discount retailers;

 Third party logistics operators;

 Parcel delivery companies;

 Expanding locally and regionally based occupiers seeking to expand or consolidate;

 Manufacturers, who in the case of advanced manufacturing tend to cluster such as - automotive, rail, aerospace, pharmaceuticals, life sciences, paper and support engineering to all of these sector and more;

 Service and maintenance companies;

 SMEs in manufacturing, support and distribution sectors;

2.14 All these sectors come together to provide the full industrial sector offer across the Greater Manchester area with the typical user split over many years being 80% B8/ 20% B2 across the entire size range.

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Greater Manchester Context

2.15 Across the Greater Manchester area and nationally, a case can be made for significant growth in the industrial and distribution sectors:

- The period 2007/08 – 2011/12 suffered depressed take up rates especially of newly built stock as a result of the worst recession and aftermath since the 1930s i.e. this was a once in a lifetime event;

- New build completions for 2016 were more than double the annual projected take up rate;

- The retail revolution in logistics will continue to reinvent itself and new players continue to emerge, just as we have seen in the recent past with companies like Amazon, Ocado, Boohoo, B&M, Poundland, The Hut Group.

- “Reshoring” of manufacturing cannot be ruled out as labour costs rise and currencies strengthen in emerging regions such as China, South East Asia and Eastern Europe, as their respective economies mature and living standards improve.

- The sheer speed and scale of take up as prime sites are made oven ready and brought to the market demonstrates the scale of demand, examples include:

o Kingsway Business , 1.5 million sq ft 2011 – 2017;

o Logistics North, 2 million sq ft 2014 – 2017;

o Omega, Warrington 3 million sq ft 2012 – 2017.

- The population is growing faster than at any time in 60 years with 80 million projected by 2050, with an attendant rise in consumer demand and growing labour pool.

2.16 The industrial and logistics market within the Greater Manchester conurbation has recovered strongly from the 2008 financial crisis. Since 2012 the market has seen increasing take up rates of Grade A stock. Initially this was led by build to suit development in the absence of fund intervention but as confidence returned so has spec build; in 2016 this accounted for over 50% of completions within the 10 Greater Manchester authorities.

2.17 Across the North West in 2016 there was take up of 4.3 million sq ft in units in excess of 100,000sq ft.

2.18 To date in 2016 we have seen 4,050,000 sq ft of completions in units in excess of 100,000 sq ft, of which 2,200,000 sq ft was speculatively built across Greater Manchester. Currently, only

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730,000 sq ft in 5 buildings remains available. One of the buildings of circa. 100,000 sq ft is in detailed negotiations.

2.19 This picture within Greater Manchester is also largely replicated in the wider North West region where a mixture of build to suit and speculative development have driven forward focal point locations such as Omega, Warrington; International Business Park, Speke; Burnley Bridge, Burnley and Revolution Park, Chorley. These locations have seen 1.1 million sq ft of completions in 2016 of which 700,000 sq ft comprises speculative development and with all this space either occupied or under offer. There have been no new completions in 2017.

2.20 The build to suit occupiers (with the exception of parcel delivery operators) nearly always require a building in excess of 250,000 sq ft. Consequently, they will locate where there is suitable availability or opportunity. If they are a specialist supplier or manufacturer they typically focus on cluster locations. Flexibility and a suite of high quality sites is therefore essential to underpinning the Greater Manchester offer.

Table 2.1: Speculative Build Transactions over 100,000 sq ft – North West Date Address Size (sq ft) Tenant PC Date April Logistics Nth 357,000 Amazon - 2017 Bolton March Logistics Nth 225,000 Whistl - 2017 Dec Prime, Omega, 357,000 Amazon - 2016 Warrington

May Union Sq, 175,000 Amazon Dec 15 2016 Park

May Venus 110, 110,000 Amazon Dec 15 2016 Knowsley March Airport City, 271,000 Amazon March 2016 2016

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Table 2.2: Design and Build Transactions over 100,000 sq ft – North West Date Address Size (sq ft) Tenant PC Date April Burnley Bridge 100,000sq Fagan & Whalley - 2016 Burnley ft March Omega 117,00 Domino’s March 2017 2016 South, Warrington June Westwood 400,000 Nicepak June 2016 2015 Park, June Grand 250,000 XPO/Missguided May 2016 2015 Central, Trafford Park June M6 EPIC, 357,000 Poundland Q3 2016 2015 Ashton in Makerfield March Port , 300,000 Culina April 2016 2015 Salford Dec Omega 640,000 The Hut Group Dec 2015 2014 South, Warrington Dec Omega 240,000 Plastic Omnium Sept 15 2014 South, Warrington

Stockport Market

2.21 Reflective of the positive national and Greater Manchester context discussed above, and in response to the opening paragraphs of Section 3 of the Stockport Local Plan Issues Paper, it is our view that Stockport represents a key market for employment growth. It would therefore represent a missed opportunity, contrary to the aims of national planning policy, for the Stockport Local Plan to focus on Stockport becoming a dormitory town for the wider economic area.

2.22 Stockport Borough has excellent transport links to Manchester as well as a highly skilled local workforce, making it well placed to attract and retain high growth businesses. As confirmed by the Borough’s Employment Land Review (2015), the market conditions for industrial and warehousing growth in Stockport are highly favourable, subject to the identification of opportunities to deliver new high quality premises in accessible locations.

2.23 It is our opinion, based on recent and current market trends and wider knowledge of the industrial and distribution sectors, that there is a significant unmet need for industrial and warehousing floorspace in Stockport:

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- There is recognition in the market of the strong demographic profile afforded by Stockport, as a key driver for occupier investment decisions;

- Historic take-up rates have been skewed by the nature and scale of supply. The data suggests that there is a sufficient supply of employment land, however the issue lies with the fact that many sites that are not considered to be fit for purpose.

- Where sites have been made available there is evidence of their exceedingly strong performance (Spark, Rugby Park, Aurora, Spectrum Business Park, Bredbury Industrial Estate);

- The proximity of sites to the motorway network has been extremely important in the context of the success of the named sites above (and is central to the opportunity afforded by an extension to Bredbury Industrial Estate);

- Stockport’s inability to offer units of 5,000sqm and larger has had an impact on its ability to attract investment in the last 3-4 years whilst the warehouse and logistics market has grown significantly across Greater Manchester and wider.

2.24 The need to deliver new high quality employment floorspace is supported by the findings of the ‘Baseline’ Annex which accompanies the Stockport Local Plan Sustainability Appraisal and represents a key component of the Local Plan evidence base. The Baseline Annex notes that:

- In recent years the level of employment floorspace completed within the Borough has been outstripped by the amount of employment floorspace lost to other uses. This has resulted in an overall decrease in the level of employment floorspace within the Borough;

- The recent Employment Land Review in 2015 states that Stockport has a high level of vacant employment space in relation to the wider north west. This includes lower quality small industrial units with poor connectivity and access as well as limited site prominence. The same Employment Land Review concluded that there is a lack of high quality industrial and warehousing accommodation within the Borough, in particular units sized over 1,400sqm which are extremely limited;

- There is a need to protect accessible employment locations in the face of many issues including road traffic congestion and emissions in the Borough.

2.25 The proposed GMSF allocation of Bredbury Gateway for industrial and warehouse development (circa 90,000 sqm) as an extension to Bredbury Industrial Estate will directly respond to the issues identified by the Council’s Baseline assessment.

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2.26 Bredbury Gateway is the only large employment site proposed for allocation in Stockport by the GMSF, demonstrating its importance to the delivery of economic growth and jobs in the Borough.

2.27 Bredbury Gateway will without doubt successfully contribute to filling a glaring gap in Stockports commercial offer, evidenced by the track record of sites such as Ashton Moss, Broadway, Kingsway Business Park and Logistics North, together with Omega, Warrington and Revolution Park, Chorley, which all demonstrate that if one provides the infrastructure the users will follow.

2.28 Each of these sites has critical mass, as has the Bredbury site, each is located on or in close proximity to a motorway junction as is the Bredbury opportunity. This coupled with Stockport’s superior demographics essentially guarantee its success as a location that will appeal to the whole size range of industrial occupiers, from small to large and across the B2 and B8 spectrum.

Safeguarding Existing Jobs and Creating Additional Jobs

2.29 The Stockport Local Plan Issues Paper notes the Council’s aim to protect existing jobs within the Borough and create new additional jobs for local people.

2.30 As identified by the ‘Greater Manchester Local Economic Assessment’ for Stockport1:

“Stockport has a strong manufacturing base, and has particular strengths in advanced manufacturing, which employs 5,600 people, 4.6% of all employment [in the borough]. Though overall this is in line with the UK average, Stockport has particular specialisms in engineering activities & related technical consultancy, which accounts for 2,200 jobs, and the manufacture of computer, electronic & optical products, which employs 1,400 people.”

2.31 The spatial distribution of advanced manufacturing employment within Stockport – see the map attached at Appendix II – reveals the importance of Bredbury Industrial Estate to this sector, with a clear concentration of employment within the Bredbury and Woodley ward. Indeed, the Stockport Employment Land Review 2015 identifies Bredbury Industrial Estate as the Borough’s largest employment site.

2.32 Securing the competitiveness of and continued investment in Bredbury Industrial Estate is therefore of significant importance to the retention of existing employment in Stockport Borough.

2.33 The site is capable of delivering around 90,000 sq m of employment floorspace. Assuming a split at this stage of 60% B8 floorspace, 30% B2 floorspace and 10% B1 floorspace2 and

1 AGMA and New Economy (2015), Greater Manchester Local Economic Assessment: Stockport

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standard employment densities taken from national guidance (the Homes and Communities Agency Employment Density Guide), the development could generate up to 2019 new FTE jobs (gross).

2 This split has been informed by an initial market view and should be treated as indicative at this stage

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3. Green Space: Question 15

3.1 Section 6 of the Issues Paper is concerned with ‘green infrastructure’ across the Borough, including existing Green Belt. It rightly, in our opinion, notes the need to consider this green infrastructure in the context of balancing pressures for new development and its associated benefits.

3.2 Question 15 within the Issues Paper specifically asks:

Question 15

If the current supply of land within the urban area is not sufficient to meet need, what land should be used for new homes and places to work? If you don’t think that Green Belt should be used, what alternative would you suggest and why?

3.3 In response to this question posed the following should be noted:

3.4 Given the sites importance to the industrial and warehousing land supply for Stockport and the significant economic and social benefits for the local and sub-regional economy, there are clear and justified ‘exceptional circumstances’ for the removal Bredbury Gateway from the Green Belt.

3.5 The Stockport Local Plan Issues Paper notes that the main areas of deprivation within the borough are local close to centres of employment, so it is important to ensure that people have the right skills to be able to take advantage of the jobs on offer, as well as being able to travel to those jobs.

3.6 As set out above, Bredbury Gateway is highly accessible with both and Bredbury train stations within close proximity, as well as a number of bus routes. The location of the development therefore ensures that it will provide employment opportunities for local people.

3.7 Employment creation at Bredbury Industrial Estate also has the potential to create a more inclusive economy and contribute to ongoing regeneration programmes in the immediate locality.

3.8 The site is in close proximity to Brinnington, the neighbourhood with the highest levels of unemployment in the Borough of Stockport as well as Bredbury Green & and Manor, which also have relatively high levels of unemployment(see plan attached at Appendix III). Offerton, the only ward within the Borough that does not have any key employment sites3 is located to the south of Bredbury Gateway. It is also accessible (including via public transport)

3 Stockport Employment Land Review 2015

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from Ashton-under-Lyne, Denton and Hyde within , areas which also record high levels of unemployment (see plan attached at Appendix III).

3.9 The proposed development will deliver a wide range of skilled and un-skilled jobs. With the right training initiatives it is highly likely that residents of Brinnington and Offerton will be able to benefit directly from the creation of these jobs. Furthermore, a proximate supply of labour is a genuine consideration of occupiers when identifying locations to invest.

3.10 In accordance with national planning policy, the Stockport Local Plan must seek to maximise opportunities for economic growth.

3.11 The average GVA per workforce job in Stockport (2015) is £57,900 p.a. Applying this to the assumed net direct jobs created by the 90,000 sq m of floorspace at Bredbury Gateway, generates an estimated £43.8m in GVA per annum (net).

3.12 It has been estimated that if a total floorspace of 90,000 sq m were to be delivered across the site, given the proposed use classes outlined above; Stockport Council could receive approximately £2.3 per annum in Business Rates as a result of the proposed development.

3.13 In addition to the benefits outlined above, it is understood that vehicular access and egress from Stockport Sports has historically been problematic due to high volumes of traffic using the single point of access from Lambeth Close. This is known to be a significant issue raised historically by the local community as a concern, with the sports club a well-used facility.

3.14 The proposed Bredbury Gateway development is adjacent to Stockport Sports Village. As part of the proposed industrial park extension, new pedestrian, cycle and vehicular links to a secondary car park could be provided into Stockport Sports Village.

3.15 Further technical assessment to determine the exact arrangement of this access, and the most appropriate means for preventing use of the access by HGVs, will be required as part of any planning application but the principle is established as deliverable within the illustrative masterplan submitted as part of this representation. Given the prominence of this issue locally this is considered to be a significant benefit of the proposed development.

3.16 Furthermore, removal of this land from the Green Belt will not have any significant adverse effects (including upon the landscape and visual character of the area), would create a new Green Belt boundary capable of enduring beyond the plan period and would not undermine the purpose of the remaining Green Belt land. Bound by the River Tame to the north, Ashton Road to the west and the Sports Village to the east, release of Green Belt in this location is finite.

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3.17 The Green Belt review undertaken in support of the GMSF assesses a parcel of land which is much larger than the area proposed for allocation under Policy EG2 of the GMSF, nevertheless, it identifies that the land makes only a moderate contribution to the majority of Green Belt purposes.

3.18 With regards the contribution that the actual area proposed for development by Policy EG2 of the GMSF makes towards the five purposes of Green Belt it is worth noting:

- Restriction of urban sprawl: The site is bound by existing development on its eastern (housing and Stockport Sports Village), southern (Bredbury Industrial Estate) and western (Ashton Road) boundaries. To the north the site is bound by the River Tame. All side of the development parcel are therefore adjacent to existing and durable boundaries which will create a permanent Green Belt boundary which Is capable of restricting urban sprawl;

- Separation of settlements: The site is located between the settlement of Denton to the north and Bredbury to the South, however, as noted by the GMSF Green Belt review, it is not of critical importance to the separation of these two settlements. Post development, the two settlements will retain separate identifies owing to the presence of the River Tame corridor;

- Preservation of rural character: The site is not considered to have a strong rural character at present. The adjacent existing development is already visible in views of the site and therefore the site is already characterised by urban development. Development of the site will not therefore represent an encroachment into the countryside;

- Setting and special character of historic towns: As confirmed by the GMSF Green Belt review, the site does not contribute to the setting and special character of a historic town;

- Assisting in the regeneration of communities: For the reasons set out elsewhere within this report, development of the site has the potential to assist in the regeneration of neighbouring communities. As illustrated by the limited supply of industrial and warehousing land within Stockport, there are not and brownfield parcels which would be able to make a significant contribution in this regard. It would also create significant job generation.

3.19 The site is considered to therefore make a limited contribution to the purposes of Green Belt at present and is capable of being developed without causing any significant harm to the purpose of land retained as Green Belt.

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4. Bredbury Gateway – Additional Considerations

An Immediately Deliverable Site

4.1 The 29 ha of land which makes up Bredbury Gateway is unconstrained and available for development immediately. The site is within single ownership with Quorum benefitting from an exclusive option agreement on the site.

4.2 Initial site investigation work, ecological surveys, and traffic surveys have been undertaken and have demonstrated no significant constraints or ‘show stoppers’ which would delay development. Cut and fill exercises have also been completed to ascertain appropriate levels.

4.3 The site is therefore capable of responding immediately to the needs identified by the Stockport Local Plan evidence base.

A Natural Extension to Bredbury Industrial Estate

4.4 The Stockport Local Plan Issues Paper notes the importance of maintaining and protecting existing successful employment sites within the Borough.

4.5 Bredbury Gateway is located immediately adjacent to the established Bredbury Industrial Estate, adjacent to Junction 25 of the M60 motorway, north east of Stockport.

4.6 Bredbury Industrial Estate is the largest employment site in Stockport Borough. The estate is well established having grown since the 1980’s and is now fully developed to capacity, providing a range of distribution and manufacturing units, industrial units, starter units and business office schemes. The industrial estate extends to approximately 105 hectares and is home to over 100 businesses (Use Classes B1, B2 and B8).

4.7 Its strategic location, with excellent access to the regional motorway network, Manchester city centre and the airport, ensures that Bredbury Industrial estate is an attractive location for the warehousing/logistics and industrial market.

4.8 The industrial estates at Bredbury are highly regarded by the market place and comprise a significant proportion of Stockport MBCs quality industrial offer. The principal estates are located either side of Ashton Road and provide approximately 390,000sqm on circa 250 acres.

4.9 Bredbury Industrial Park is a modern estate with very high occupancy levels, extending to over 176,500sqm, all developed since the mid-1980s. The estate layout represents best practice,

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and is institutionally acceptable with many of the buildings built to high standards with many of the assets held by institutional funds and leading property companies.

4.10 Occupancy levels on the existing estate are extremely high, including international businesses such as Allied Bakeries (part of ABF grocery group) and TNT, as well as smaller local and start- up businesses. Indeed, vacancy levels at Bredbury Industrial Estate are currently very low with just under 6,700sqm available across 7 units either for sale or to let (Source: CoStar, Jan 2017). This represents slightly less than 4% of the total built stock this estate affords.

4.11 The overall low levels of availability at Bredbury are testimony to the strategic location of the estates, both in the context of accessibility to the M60 and in the context of the wider Stockport MBC industrial offer, combined with the quality of accommodation afforded at the right price point.

4.12 The Stockport Employment Land Review 2015 identifies that Bredbury Industrial Estate offers a real mix of stock size and quality, providing options for a wide range of local, regional and national occupiers. Notwithstanding the currently high levels of occupancy the Review identifies that the site currently lacks any supporting services / amenity uses for staff and contains some dated, poor quality, stock which is in need of renovation. Addressing these identified constraints will ensure the long term viability of the estate.

4.13 In order to retain its current market competitiveness and encourage investment in the existing business premises, it is essential that Bredbury Industrial Estate is allowed to grow and develop. The existing successful industrial park can provide a focus for a significantly expanded employment offer in this area to the benefit of new and existing occupiers who may be looking to re-locate to more modern premises or require additional space.

4.14 The delivery of new high quality premises and supporting amenity services will attract new business investment and jobs to the area whilst simultaneously encouraging expenditure on and investment in the existing low quality stock, securing the retention of businesses and associated jobs.

4.15 Bredbury Gateway represents the only opportunity to secure the extension of Bredbury Industrial Estate and the only opportunity to deliver new large scale industrial and warehousing floorspace in Stockport.

Delivery of employment in an accessible location

4.16 The Stockport Local Plan Issues Paper highlights the importance of delivering jobs in accessible locations which are capable of supporting sustainable modes of transport and therefore reducing reliance upon the private car for commuters.

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4.17 Bredbury Gateway is highly accessible by bus and rail.

4.18 There are currently three bus services which operate along Ashton Road with the closest bus stops located opposite Bredbury Park Way (North), these services are as follows:

 Service Numbers 322/324/327 (Denton-Haughton Green-Brinnington-Stockport)

4.19 These services provide weekday and Saturday services along Ashton Road approximately every 30 minutes during the peak periods of the day and provide access to Denton, Brinnington Railway Station and Stockport Town Centre.

4.20 Brinnington Railway Station and Bredbury Railway Station are located approximately 1.7 kilometres on foot from the centre of the site. These stations provides services between Manchester Piccadilly, Marple and New Mills Central with further services to Sheffield via the Hope Valley Line. During the peak periods there are two trains per hour to Manchester Piccadilly and two trains per hour to New Mills Central. There is also one train every two hours which provides access to Sheffield.

4.21 Overall, the site is highly accessible by all transport modes including public transport and private car, and therefore represents a logical and sustainable location for employment development.

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5. Conclusions

5.1 The Stockport Local Plan offers an opportunity to address the identified unmet need for new high quality employment floorspace in Stockport, particularly the provision of large scale industrial and warehousing floorspace.

5.2 Bredbury Gateway, represents a highly deliverable employment site with the potential to deliver a significant quantum of jobs in a highly accessible location with proven market demand, adjacent to the recognised premier industrial estate at Bredbury. This includes the potential to deliver circa 90,000sqm of employment floorspace in a scheme with the capacity to deliver floorplates of a scale to meet both strategic and local need – in particular filling a recognised gap within Stockport’s employment land supply which has restricted inward investment and growth locally in recent years.

5.3 The significant benefits delivered by the development of Bredbury Gateway and their alignment with the aims of the Stockport Local Plan have been set out by these representations.

5.4 For this reason, the allocation and development of Bredbury Gateway, must be viewed as central to the delivery of the Stockport Local Plan.

5.5 We would welcome further involvement in the plan making process and are available to discuss the content of these representations and next steps at your convenience.

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Appendix I Site Location Plan

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Appendix II Distribution of Advanced Manufacturing Employment in Stockport

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Appendix III Distribution of Unemploymen t

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