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Brighton & Hove City Council Brighton & Hove City Council EMPLOYMENT LAND STUDY Final Report August 2006 ROGER TYM & PARTNERS Fairfax House 15 Fulwood Place London WC1V 6HU t (020) 7831 2711 f (020) 7831 7653 e [email protected] w www.tymconsult.com This document is formatted for double-sided printing. P1661 CONTENTS 1 INTRODUCTION.......................................................................................................... 1 Study Brief ......................................................................................................................1 Method............................................................................................................................1 The Report......................................................................................................................2 2 POLICY CONTEXT AND ANALYSIS............................................................................ 3 Spatial Planning..............................................................................................................3 Planning Policy and the role of the Regions ...................................................................3 Regional Spatial Policy ...................................................................................................4 Cities...............................................................................................................................7 Community Strategy .......................................................................................................8 The Brighton and Hove Economic Strategy 2005-2008 ..................................................9 The Brighton, Hove and Adur Area Investment Framework (2003)...............................10 Brighton and Hove Local Plan ......................................................................................11 Core Strategy Development Plan Document ................................................................12 Conclusions ..................................................................................................................13 3 THE LOCAL ECONOMY ............................................................................................ 15 Introduction...................................................................................................................15 The Residents...............................................................................................................17 The Workplace Economy..............................................................................................20 The Labour Market........................................................................................................28 Conclusions ..................................................................................................................30 4 LAND AND PROPERTY MARKET ............................................................................. 31 Introduction...................................................................................................................31 Offices ..........................................................................................................................31 Industrial and Warehousing Space ...............................................................................37 Conclusions ..................................................................................................................41 5 THE QUANTITY OF EMPLOYMENT LAND ............................................................... 43 Introduction...................................................................................................................43 Demand ........................................................................................................................43 Supply...........................................................................................................................47 Market Balance.............................................................................................................49 Conclusions ..................................................................................................................54 6 THE QUALITY OF EMPLOYMENT LAND .................................................................. 55 Introduction...................................................................................................................55 Site Assessments .........................................................................................................57 Sites identified for hi-tech and office uses.....................................................................69 Conclusions ..................................................................................................................70 7 CONCLUSIONS......................................................................................................... 73 Summary ......................................................................................................................73 Future Growth Path.......................................................................................................73 Existing Sites ................................................................................................................74 Sites to Release............................................................................................................75 Sites for Redevelopment...............................................................................................75 New Sites......................................................................................................................75 8 RECOMMENDATIONS .............................................................................................. 79 Existing Sites ................................................................................................................79 Sites to Release............................................................................................................79 Sites for Redevelopment...............................................................................................79 New Sites......................................................................................................................79 Monitoring.....................................................................................................................79 APPENDICES Appendix 1 Local Economy Appendix 2 Economic Sectors And Business Space Appendix 3 Notes From Stakeholder Workshop Appendix 4 Key Consultees Appendix 5 Industrial Estate Assessment Appendix 6 Employment Area Assessment Appendix 7 Glossary Brighton & Hove Employment Land Study 1 INTRODUCTION Study Brief 1.1 Brighton & Hove Council commissioned the team of Roger Tym & Partners, University of Brighton and Cluttons to undertake an employment land assessment of Brighton & Hove. The work, carried out principally during first quarter 2006, consisted of four stages: A detailed audit of the existing employment estates listed under Policy EM1 and EM2 of the Brighton & Hove Local Plan. An assessment of the demand for and supply of employment land by market segments over the next ten years. An appraisal of market conditions and the quality of existing sites and allocations to identify the gaps in local employment land provision, both in terms of quality and quantity. Advice on how to take forward the findings in terms of policy, existing sites and the likely requirements (by segment and location) for new sites. Method 1.2 Our approach draws on the Employment Land Guidance note published by ODPM in 2004 and our own experience developed through undertaking numerous employment land assessments through the UK. 1.3 The principal study objective is to allow the Council to decide whether it should retain existing and allocated employment sites in the city and provide sites for particular uses. The study needs to consider both longer term employment trends and short term fluctuations in market demand and values. 1.4 The study must address the issues set out in the study brief. In terms of tasks this translates into the following key study elements. Produce a forecast scenario showing population and employment change by sector in over the period 2006 to 2016 years. Forecast the resulting market demand and/or employment need for industrial and commercial floorspace and land, both in terms of quantity and quality. Audit the existing supply of land and floorspace comprising both the occupied stock and new land allocations, to assess quantity, quality and deliverability against market demand and employment need. Draw conclusions to identify: o quantitatively, any shortages or surpluses of employment space against likely future demand; and o qualitatively, any mismatches between present supply and the requirements of the market and/or sustainability policies. Draw the policy implications, identifying in broad terms: o if and where existing employment sites and allocations should be safeguarded for continued employment and alternatively released for housing or mixed use; o if more land should be identified for business development, and if so for what kinds of activity, in what locations and with what characteristics. o what forms of assistance might be required to make sites viable. 1.5 The employment estates audit is a specific and detailed task undertaken through site visits. A separate report and database containing the results of this audit have been Roger Tym & Partners August 2006 1 Brighton & Hove Employment
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