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Appendix 1 Business Survey Quotes

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Appendix 1 Business Survey Quotes Newcastle-under-Lyme and Stoke-on-Trent : Joint Employment Land Review Appendix 1 Business Survey Quotes An online business survey was undertaken as part of the study with a sample of 63 firms across a range of B class sectors and locations in both authorities. A selection of quotes is presented below by theme. Stoke-on-Trent and Newcastle-under-Lyme as a Business Location “Location is good for our business. The area has the potential to be a major location for the Automotive sector but this does not seem to be a strategic direction that the local councils are supporting.” “Great place to live and work. However we need to significantly raise the profile through positive promotion of North Staffs in both the UK and EU.” “It is ideally located in the country and there are no problems travelling to other cities (by road or train), but local transport is hopeless” Current Business Premises “Our premises are too small, with not enough parking. Broadband speed and reliability is also a major issue.” “We occupy an old building which is expensive to maintain and has poor internet connectivity.” “Lack of parking and lack of expansion space” Obstacles to expansion “My biggest concerns are the business rates. I pay more for my rates then I do for my mortgage!” “Chronic local road congestion, exacerbated by the expansion of educational facilities in the University Quarter, with no road infrastructure upgrade planned.” “Business rates and not being able to find the right premises have held me back.” “Cost of offices for micro businesses, along with a lack of parking.” P162 9135951v13 Newcastle-under-Lyme and Stoke-on-Trent : Joint Employment Land Review Appendix 2 Employment Space in Adjoining Areas Cheshire East Cheshire East lies to the north of Newcastle-under-Lyme and is a large borough with an extensive rural area. Its two principal towns are Crewe and Macclesfield. Cheshire East maintains a high supply of employment land, much of which is allocated or committed for mixed use development. The Annual Monitoring Report 2012/13 indicates that, as at 31 March 2013, the borough had a gross employment land supply of 288.65 ha. However, much of the supply is made up of a small number of very large sites concentrated in a small number of settlements. These include: South Macclesfield Development Area (22 ha); Basford East, Crewe (c. 50 ha); Basford West, Crewe (c. 42 ha); Midpoint 18, Middlewich (c. 41 ha); and Midpoint 18 Phase 3, Middlewich (53 ha). The Cheshire East ELR (2012) identifies that between 278 ha and 324 ha of employment land (13.23 ha – 15.41 ha per year) could be required in Cheshire East over the period 2009 to 2030. Based on this analysis, it concludes that Cheshire East could have a potential shortfall of employment land between 5.40 ha and 51.33 ha. Any potential loss of existing employment areas could result in an increase in the rate of losses. Planning policies in the Local Plan Strategy Submission Version (which is subject to further work before the Examination can proceed) therefore identify potential sites as well as seeking to retain existing key employment sites which the ELR suggested might be lost to alternative uses. Provision is made for a minimum of 300 ha of land for business, general industrial and storage and distribution uses. The Local Plan relies on a number of key strategic employment sites to deliver this ambition, including two sites just across the boundary in Alsager - Radway Green Extension (c. 25 ha) and Radway Green Brownfield (10 ha) and two in Congleton North (20 ha). The recommended distribution of employment land across the Borough is as follows: Principal Towns (80 ha); Key Service Centres (188 ha) and elsewhere (83 ha). Stafford Stafford is a large, predominantly rural district located to the south of both Stoke-on-Trent and Newcastle-under-Lyme authorities. The 2012 ELR states that the majority of property market activity occurs in the Borough’s two main settlements of Stafford and Stone along the main routes and near to the junctions with major roads and the M6 motorway. The county town of Stafford is the focus for most employment, with activity centred on two broad locations on the northern and eastern edges of the town (in particular Tollgate Industrial Estate, Tollgate Park, Primepoint, ProLogis Park, Staffordshire Technology Park, Beacon Business Park and Beacon Business Park Extension). However, there are also a number of employment locations located adjacent to the town 9135951v13 Newcastle-under-Lyme and Stoke-on-Trent : Joint Employment Land Review centre. Economic activity in Stone town is centred on the town centre and the well-established industrial estates at Whitebridge and Stone Business Park. There are also a number of large significant employment sites within rural areas including: Eccleshall; Hixon; Cotes Heath; Great Brideford; Blythe Bridge and Meaford. Meaford Power Station is a 34 ha site and has planning permission (refs: 98/35897/OUT, 08/10097/REM & 14/21397/REM) for B1, B2 & B8 uses, which are anticipated to come forward in the short-term. As of April 2012, a total of 109.2 ha of employment land was available, 97.6 ha of which had full planning permission. The Stafford Local Plan (Plan for Stafford) states that provision will be made for 8 ha per year of additional employment land over the Plan period, equating to a total of 160 ha between 2011 and 2031. This is to be distributed as follows: Stafford (90 ha); Stone (20 ha); and the rest of the Borough (50 ha). Policies generally seek to resist the loss of employment land to other uses. The Plan identifies Hadleigh Park (Former Creda Works Ltd) at Blythe Bridge as a Major Developed Site in the Green Belt where limited infilling or the partial or complete redevelopment will be supported for employment purposes. This site (c. 10 ha) is a short distance away from the Blythe Bridge Regional Investment Site within Staffordshire Moorlands District Council’s area and has planning permission for B1, B2 & B8 uses (refs: 08/09751/COU, 09/11860/FUL & 11/15451) . The Local Plan also identifies a Strategic Development Location (at least 18 ha) for a new employment site to the south of Stone Business Park. Staffordshire Moorlands The joint High Peak and Staffordshire Moorlands Employment Land Review (2014) determined the need for between 25 ha – 45 ha of employment land between 2011 and 2031. The 50 ha strategic site at Blythe Bridge (which is located entirely within the boundaries of Staffordshire Moorlands but in close proximity to the Stoke-on- Trent boundary) was designed to meet the inward investment needs of the Stoke-on-Trent/Newcastle-under-Lyme conurbation in the early 1990s. This site benefits from outline planning permission until 2022. A planning application for a large mixed-use site (with both employment and residential uses) was been approved in September 2014 in the area of Cresswell, close to the Stoke-on-Trent boundary. If this development is completed, its size means that it may absorb the District’s entire rural employment land allocation. Staffordshire Moorlands immediately adjoins the eastern boundaries of Stoke- on-Trent and Newcastle-under-Lyme and contains the main settlements of Leek, Biddulph and Cheadle. In 2012, Staffordshire Moorlands had over 598,000 sq m of industrial/ commercial floorspace, with 91% of the stock relating to industrial floorspace. At the time, only 6,367 sq m of industrial floorspace was being actively marketed, equivalent to just over 1% of the stock. This is lower than what could be considered the ‘ideal’ level of vacancy 9135951v13 Newcastle-under-Lyme and Stoke-on-Trent : Joint Employment Land Review necessary to enable a properly functioning market and suggests the variety and supply of premises in the District may be limited and therefore properties are occupied quickly. For offices, the available stock was 1,329 sq m, equivalent to almost 3% of the total stock. Again, this is below the typical market level of 8 -10% and might be attributed to low levels of office space. Set against this available supply is the potential for around 30 ha of existing employment land to be lost to non-B class uses over the plan period. The Core Strategy states that provision will be made for at least 24 hectares of additional employment land in Staffordshire Moorlands (excluding the Peak District National Park) during the period 2006 to 2026. Sufficient deliverable land will be identified to provide at least 6 hectares of employment land at all times. The Core Strategy distributes the additional employment land requirement over the period to 2026 as follows: Leek (7.2 ha); Biddulph (4.8 ha); Cheadle (4.8 ha); and Rural Areas (7.2 ha). The Council will be undertaking an early and comprehensive review of employment needs for the plan period 2016 to 2031, which will incorporate work on the site allocations document. The 49 ha Regional Investment Site at Blythe Bridge (which is in close proximity to the Stoke-on-Trent boundary) was designed to meet the inward investment needs of the Stoke/Newcastle conurbation in the early 1990s. This site continues to have outline planning permission for B1 use until 2021. Shropshire Shropshire lies to the west of Newcastle-under-Lyme and is a large, predominantly rural county. The 2011 ELR indicates that the County has a good portfolio of employment land and premises with a significantly larger industrial market than office market. The most attractive business locations are areas close to key arterial routes and on main business parks and industrial estates, together with Shrewsbury town centre (for the office sector).
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