Ribble Valley Employment Land Review Study 2013
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CONTENTS EXECUTIVE SUMMARY........................................................................................... 1 1.0 INTRODUCTION............................................................................................. 5 2.0 STRATEGIC CONTEXT................................................................................ 11 3.0 SOCIO-ECONOMIC PROFILE...................................................................... 44 4.0 PROPERTY MARKET – GENERAL ............................................................. 56 5.0 PROPERTY MARKET – ANALYSIS............................................................. 67 6.0 EMPLOYMENT LAND .................................................................................. 76 7.0 STAKEHOLDER CONSULTATIONS............................................................ 89 8.0 COMPANY SURVEY .................................................................................. 103 9.0 GROWTH FORECASTS ............................................................................. 112 10.0 CONCLUSIONS.......................................................................................... 127 11.0 RECOMMENDATIONS............................................................................... 143 Appendix 1 – Consultees Appendix 2 – Vacant Property Schedules Appendix 3 – Sites Appraisals Appendix 4 – Employment Site Proformas Appendix 5 – Sites Scoring System Appendix 6 – Sites Scoring Appendix 7 – Company Survey Questionnaire Appendix 8 – Economic Forecast Models Calculations Appendix 9 – Developer Marketing Standards EXECUTIVE SUMMARY Introduction i) This report assesses the supply, need and demand for employment land and premises (use class B) in Ribble Valley. It has been carried out for Ribble Valley Borough Council to provide robust evidence to underpin and inform its Local Plan for the period to 2028. This report comprehensively reviews and updates the employment land and premises research of the existing Employment Land and Retail Study, which dates from October 2008. There are five main elements to this study: • An assessment of the Borough’s economy that informs the amount, location and type of employment land and premises required to facilitate its development and growth • A review of the current portfolio of employment land and premises • Identification and appraisal of additional potential employment land which could be used to meet the Borough’s future land needs • An assessment of the potential impact of major public and private sector development proposals, notably the Enterprise Zone at Samlesbury • Recommendations on the future allocation of employment land and premises to maintain the Borough’s economic growth. Methodology ii) A number of research methods have been used – site visits, interviews with property market stakeholders and a survey of 200 businesses (of which 102 responded). This has been combined with extensive consultation with public sector agencies involved in the Borough (and in neighbouring local authority areas) as well as with BAE Systems, a key employer in Ribble Valley. Desktop analysis of existing strategies, reports and documents has also been used to inform the overall findings. The 42 Parish and Town Councils of the Borough have also been contacted by post and email. The methodology follows ODPM guidance on the production of employment land reviews. Findings iii) The least deprived local authority area in Lancashire, Ribble Valley is affluent with a highly skilled population. This is evidenced by the high proportions of people who work in managerial and professional occupations in the Borough. The population is R53(p)/Final Report/May2013/ BE Group 1 relatively mobile and Borough is a net exporter of labour to the rest of Pennine Lancashire, Preston and the Manchester City Region. iv) Property professionals argue that there is an oversupply of both office and industrial property in the Borough. There is also little inward investment. However, Ribble Valley’s rural business centres are performing well at present. Schemes such as the Manor Court, Ribchester and Time Technology Park, have wide catchment areas for occupiers. Demand is for office suites of less than 50 sqm and industrial units of up to 1,000 sqm. v) In the short/medium term, low land values and a lack of demand is encouraging the landowners of Barrow Brook Business Park to seek higher value uses on their land. However, owners are also seeking planning permissions for B1, B2, B8 uses. This is evidence that employment development can, in the long term, still be brought forward at this location. vi) Ribble Valley is bordered by nine other local authorities. Most have few direct links with the Borough and none expect to have to look to Ribble Valley to meet any shortfalls in employment land or premises supply. In Burnley, the former Michelin tyre warehouse will be promoted as an advanced manufacturing/engineering park for aerospace companies. This may compete with the Samlesbury Enterprise Zone. Preston City Council is committed to support the development of Longridge and is considering the provision of employment land off Whittingham Road. vii) Neighbouring authorities are supportive of the Enterprise Zone proposals at Samlesbury Aerodrome. However, most do not feel they will derive much economic benefit from this specialist scheme which is distant from their main settlements. Employment Land Supply viii) At 31st March 2012 there was a headline supply of 20 ha of available employment land, made up of 12 sites. 61 percent of this (12.27 ha) comprises land at Barrow Brook Business Park, and represents medium and long term supply. At Barrow Brook, the 4.32 ha Papillion Site (2) site has outline permission for housing. If this is excluded then there is only 15.68 ha (11 sites). ix) An additional 3.73 ha is required based on long term past take-up rates. This increases to 8.05 ha when measured against the worst case scenario. If short term R53(p)/Final Report/May2013/ BE Group 2 take-up rates are used, then the land need increases to almost 11 ha (see Table ES1). Table ES1 – Land Forecast Models Reflecting Perceived & Residual Supply Model Land Need, ha Perceived Surplus Predicted Surplus 2012-2028 (Shortfall) to 2028 (Shortfall) to 2028 (including 5 years Headline Supply Realistic Supply Buffer) (20.00 ha) (15.68 ha) Long Term Land 23.73 (3.73) (8.05) Take-up Short Term Land 26.46 (6.46) (10.78) Take-up Employment Based 6.75/10.55 9.45/13.25 5.13/8.93 Labour Supply 9.05/10.55 10.25/10.95 5.93/6.63 Policy ‘On’ (linked 28.60/30.31 (8.60/10.31) (12.92/14.63) to Enterprise Zone) Employment Based Policy ‘On’ (linked 19.75/21.40 0.25/(1.40) (4.07/5.72) to Enterprise Zone) Labour Supply Source: BE Group 2013 x) The ‘policy on’ models also indicate shortfalls of up to 14.63 ha. However these relate land requirements which will be met within the Enterprise Zone and are not part of Ribble Valley’s general employment land supply. xi) The other forecast models (employment and labour supply) suggest the Borough has an oversupply of employment land. This would suggest that much of the current land supply is surplus to requirements and could be used for other activities. However, these methods take no account of pent-up demand, failures in the property market or need for a range of sites and locations to provide companies with choice; a five year buffer to ensure a continuum of supply beyond the Plan period. They are frequently contradicted by empirical evidence generated by this study. Recommendations xii) This report has had full regard to the requirements of the NPPF to encourage and deliver growth through the planning system. The key recommendations are: • That the Council should adopt the short term land take-up scenario. This suggests that the Borough requires another 8 ha of employment land, to 2028. R53(p)/Final Report/May2013/ BE Group 3 • That the Council explore the feasibility of bringing forward new allocations in Longridge (considering sites at College Farm and to the rear of Sainsbury’s) and in the Clitheroe area (at Standen and Salthill). • The Council should designate six key employment sites and areas to be safeguarded for B Class Uses and other employment uses which achieve economic enhancement. These align to the NPPF description of ‘key employment sites’ and are: • Barrow Brook Business Park, Barrow • Samlesbury Aerodrome • The Sidings, Whalley • Salthill Industrial Estate, Clitheroe • Shay Lane Industrial Estate, Longridge • Time Technology Park, Simonstone. • Within these ‘key employment sites’ non – B Class employment uses should only be allowed if an applicant can demonstrate exceptional circumstances and that the proposals will not have a significant adverse impact on surrounding local uses. • For Ribble Valley’s remaining employment areas, a more flexible approach could be taken to help facilitate a broad range of economic development. In some cases a more intensive mixed-use development could provide greater benefit to the local community than if the site was retained solely in employment use. • Employment development outside Employment Areas makes a contribution to local employment activity and jobs. Any consideration of future non- employment use, in such locations, should be addressed in the same way as non ‘key employment’ sites. • The Council should work with neighbouring authorities on issues in which interests will overlap, notably capitalising on the supplier chain and production spin off opportunities generated by the Samlesbury Enterprise Zone. • Review and monitor