Haven Gateway Partnership GVA Grimley Ltd Suffolk Haven Gateway Employment Land Review 10 Stratton Street London & Strategic Sites Study W1J 8JR Final Report 0870 900 8990 October 2009 www.gvagrimley.co.uk This report is designed to be printed double sided. Haven Gateway Partnership Haven Gateway Employment Land Review & Strategic Sites Study Final Report October 2009 Reference: P:\Planning\621\Instruction\Clients\Haven Gateway Partnership\10.0 Reports\Final Report\Submission - Jan 2010\Haven Gateway ELR Final (Word) Report 180110.doc Contact: Michael Dall Tel: 020 7911 2127 Email: [email protected] www.gvagrimley.co.uk Haven Gateway Partnership Suffolk Haven Gateway Employment Land Review CONTENTS 1. INTRODUCTION ............................................................................................................. 1 2. SUFFOLK HAVEN GATEWAY....................................................................................... 5 3. SUFFOLK COASTAL DISTRICT.................................................................................. 39 4. IPSWICH BOROUGH ................................................................................................. 115 5. BABERGH DISTRICT................................................................................................. 181 APPENDIX 1: EMPLOYMENT FLOORSPACE PROJECTIONS METHOD PAPER APPENDIX 2: SUPPLY ANALYSIS METHOD AND MATRIX APPENDIX 3: STRATEGIC SITES REPORT Haven Gateway Partnership Suffolk Haven Gateway Employment Land Review LIST OF FIGURES Figure 1 Employment in Suffolk Haven Gateway 2001 - 2021 18 Figure 2 Maersk Office, Felixstowe Port 48 Figure 3 Martlesham Heath Business Park 49 Figure 4 Deben Mill Business Centre 52 Figure 5 Framlingham Technology Centre, Framlingham 60 Figure 6 Employment Sites and Clusters in Suffolk Coastal District 62 Figure 7 Urban / Rural Split 67 Figure 8 Employee numbers by use type in Suffolk Coastal until 2026 92 Figure 9 Ipswich Town Centre 121 Figure 10 Endeavour House, Ipswich 123 Figure 11 Former Norsk Hydro Site, Ipswich 131 Figure 12 Employment Sites and Clusters in Ipswich Borough 133 Figure 13 Employee numbers by use type and projections in Ipswich until 2026 157 Figure 14 Lady Lane Industrial Estate, Hadleigh 188 Figure 15 Wherstead Park 190 Figure 16 Alton Business Park 198 Figure 17 Employment Sites and Clusters in Babergh District 199 Figure 18 Employee numbers by use type and projections in Babergh until 2026 220 LIST OF TABLES Table 1 Forecast Job Growth in the Suffolk Haven Gateway 15 Table 2 Employee Distribution in Suffolk Haven Gateway 15 Table 3 Estimated Job Numbers to meet RSS target in Suffolk Haven Gateway 16 Table 4 Employee Change 2001 – 2021 by Use Class 17 Table 5 Requirements for B Class Employment Land Compared with Supply in Suffolk Haven Gateway 2006 – 2026 19 Table 6 Immediate and Short Term Available Land in key clusters 21 Table 7 Future Apportionment of Supply / Demand in the Suffolk Haven Gateway 30 Table 8 Future Base Case Balance of Supply and Demand in Suffolk Haven Gateway 30 Table 9 Future Base Case Balance of Supply and Demand in Suffolk Haven Gateway 31 Table 10 Office Stock in Suffolk Coastal 1998 - 2008 50 Table 11 Industrial Stock within Suffolk Coastal 1998 - 2008 50 Table 12 Business floorspace (B1 – B8) completions in Suffolk Coastal 51 Table 13 Absolute & Annual Average Office Take up Suffolk Coastal 1998 - 2008 53 Table 14 Number of Office Deals in Suffolk Coastal 1998 – 2008* 53 Table 15 Absolute and Average Annual Industrial space take up in Suffolk Coastal 1998 - 2008 54 Table 16 Number of Industrial Deals in Suffolk Coastal 1998 - 2008 54 Table 17 Commercial Property Vacancy Levels within Suffolk Coastal 55 Table 18 Office Availability and Take-Up by Size in Suffolk Coastal 55 Table 19 Available Industrial Floorspace and Annual Average Take-Up in Suffolk Coastal 56 Table 20 Rental Values for ‘A’ grade Office Stock in Suffolk Coastal 57 Table 21 Rental Values for ‘A’ grade Industrial Stock in Suffolk Coastal 58 Table 22 Total Employment Land by Area (Ha) 61 Haven Gateway Partnership Suffolk Haven Gateway Employment Land Review Table 23 Land Supply – Vacant Employment Land (Ha) 64 Table 24 Land Phasing – Vacant Employment Land by Availability 65 Table 25 Suffolk Coastal Land Supply by Urban / Rural Typology 70 Table 26 Public Transport Provision 72 Table 27 Average Distance to the nearest Motorway Junction (km) 73 Table 28 Average Distance to ‘A’ Road (km) 74 Table 29 Assessment of Local Road Access 75 Table 30 Quality of the Internal Environment 77 Table 31 Quality of the External Environment 77 Table 32 Adastral Park, Martlesham – Site Summary 82 Table 33 Rendham Road, Saxmundham – Site Summary 84 Table 34 Ransomes Europark, Ipswich 85 Table 35 Estimated Job Numbers to meet RSS target in Suffolk Haven Gateway 87 Table 36 Employee Change 2001 – 2021 by Use Class 87 Table 37 Additional jobs required to meet RSS target by use class in Suffolk Coastal 88 Table 38 Employment Increases between 2006 and 2026 in Suffolk Coastal 88 Table 39 Sectors with strong Location Quotients in Suffolk Coastal 90 Table 40 Sectors with future growth potential in Suffolk Coastal 91 Table 41 Changes in Floorspace in Suffolk Coastal 2006 to 2026 93 Table 42 Total Floorspace Required to meet Projected RSS Jobs Target 93 Table 43 Employment Changes under Base Case and Severe Recession Scenario Suffolk Coastal 94 Table 44 Employment Changes under Base Case and Faster Recovery Scenario Suffolk Coastal 95 Table 45 Unexpected losses in Suffolk Coastal District 2004/5 – 2007/8 (m2 floorspace) 96 Table 46 Allowance for Churn by Use Class in Suffolk Coastal (m2 floorspace) 96 Table 47 Estimated Additional Demand in Suffolk Coastal from Scenario A 98 Table 48 Estimated Additional Land Demand in Suffolk Coastal from Scenario B 99 Table 49 Additional Employment in R&D in Suffolk Coastal using East Cambridgeshire Growth Rate 100 Table 50 Synthesis Employment Land Requirements of Suffolk Coastal 2006 -2026 100 Table 51 Five year patterns of floorspace demand in Suffolk Coastal 101 Table 52 Severe Recession Employment Land Requirements of Suffolk Coastal 2006 - 2026 101 Table 53 Five year patterns of floorspace demand in Suffolk Coastal 102 Table 54 Faster Recovery Employment Land Requirements of Suffolk Coastal 2006 - 2026 102 Table 55 Five year patterns of floorspace demand in Suffolk Coastal 103 Table 56 Additional Floorspace Requirement in Suffolk Coastal from Scenario C 103 Table 57 Requirements for B Class Employment Land Compared with Supply in Suffolk Coastal 2006 – 2026 104 Table 58 Available Supply in Suffolk Coastal District (Hectares) 107 Table 59 Office Stock in Ipswich 1998 - 2008 121 Table 60 Industrial Stock within Ipswich 1998 - 2008 122 Table 61 Business floorspace (B1 – B8) completions in Ipswich 123 Table 62 Absolute & Annual Average Office Take up Ipswich 1998 - 2008 124 Table 63 Number of Office Deals in Ipswich 1998 - 2008 125 Table 64 Absolute and Average Annual Industrial space take up in Ipswich 1998 - 2008125 Table 65 Number of Industrial Deals in Ipswich 1998 - 2008 126 Table 66 Commercial Property Vacancy Levels within Ipswich 127 Table 67 Office Availability and Take-Up by Size in Ipswich 128 Haven Gateway Partnership Suffolk Haven Gateway Employment Land Review Table 68 Available Industrial Floorspace and Annual Average Take-Up in Ipswich 128 Table 69 Rental Values for ‘A’ grade Office Stock in Ipswich 129 Table 70 Rental Values for ‘A’ grade Industrial Stock in Ipswich 129 Table 71 Total Employment Land by Area (Ha) 134 Table 72 Available Supply in Ipswich Borough (Hectares) 135 Table 73 Land Phasing – Vacant Employment Land by Availability (Hectares)* 136 Table 74 Public Transport Provision 138 Table 75 Average Distance to the nearest Motorway Junction (km) 139 Table 76 Average Distance to ‘A’ Road (km) 140 Table 77 Assessment of Local Road Access 140 Table 78 Quality of the Internal Environment 142 Table 79 Quality of the External Environment 143 Table 80 Ransomes Europark, Ipswich 147 Table 81 Cranes Site, Ipswich 148 Table 82 Estimated Job Numbers to meet RSS target in Suffolk Haven Gateway 151 Table 83 Employee Change 2001 – 2021 by Use Class 151 Table 84 Additional jobs required to meet RSS target by use class in Ipswich Borough 152 Table 85 Employment Increases between 2006 and 2026 in Ipswich Borough 153 Table 86 Sectors with strong Location Quotients in Ipswich 154 Table 87 Sectors with future growth potential in Ipswich 155 Table 88 Changes in Floorspace in Ipswich 2006 to 2026 157 Table 89 Total Floorspace Required to meet Projected RSS Jobs Target in Ipswich Borough 158 Table 90 Employment Changes under Base Case and Severe Recession Scenario Ipswich 159 Table 91 Employment Changes under Base Case and Faster Recovery Scenario Ipswich 159 Table 92 Unexpected losses in Ipswich Borough 2004/5 – 2007/8 (m2 floorspace) 160 Table 93 Allowance for Churn by Use Class in Ipswich (m2 floorspace) 161 Table 94 Estimated Additional Demand in Ipswich from Scenario A 162 Table 95 Estimated Additional Land Demand in Ipswich from Scenario B 163 Table 96 Additional Employment in R&D in Ipswich using East Cambridgeshire Growth Rate 164 Table 97 Synthesis Employment Land Requirements of Ipswich 2006-2026 164 Table 98 Five year patterns of floorspace demand in Ipswich 165 Table 99 Severe Recession Employment Land Requirements of Ipswich 2006 -2026 165 Table 100 Five year patterns of floorspace demand in Ipswich 166 Table 101 Faster Recovery Employment Land Requirements of