Bournemouth Dorset Poole Workspace Strategy and Delivery Plan

South West Regional Development Agency Bournemouth Dorset Poole Workspace Strategy and Delivery Plan October 2008 GVA Grimley Ltd 10 Stratton Street London W1J 8JR 08449 02 03 04 www.gvagrimley.co.uk This report is designed to be printed double sided. South West Regional Development Agency Bournemouth Dorset Poole Workspace Strategy and Delivery Plan Final Report October 2008 Reference: 07A800547 Contact: Robert Salkeld Tel: 020 7911 2147 Email: [email protected] www.gvagrimley.co.uk South West Regional Development Agency Bournemouth Dorset Poole Workspace Strategy CONTENTS 1. INTRODUCTION............................................................................................................................1 A – THE WORKSPACE STRATEGY 3 2. POLICY CONTEXT........................................................................................................................7 3. COMMERCIAL PROPERTY MARKET REVIEW.........................................................................31 4. SOCIO-ECONOMIC CONTEXT...................................................................................................47 5. EMPLOYMENT LAND DEMAND PROJECTIONS ......................................................................63 6. EMPLOYMENT LAND SUPPLY..................................................................................................77 7. BALANCING DEMAND AND SUPPLY .......................................................................................85 8. SUMMARY AND RECOMMENDATIONS....................................................................................95 B – THE DELIVERY PLAN 102 9. INTRODUCTION........................................................................................................................103 10. DELIVERY MECHANISMS........................................................................................................104 11. KEY SITES ................................................................................................................................108 12. RECOMMENDATIONS AND ACTION PLAN............................................................................115 APPENDICES A – AVAILABLE SITES B – KEY SITES ASSESSMENT C – REVIEW OF EXISTING EMPLOYMENT LAND FORECASTS D – DISTRICT LEVEL DEMAND AND SUPPLY E – ASSIGNING SECTORS TO LAND USE TYPES F – MAPS OF AVAILABLE SITES G – MAPS OF KEY SITES October 2008 South West Regional Development Agency Bournemouth Dorset Poole Workspace Strategy TABLE OF FIGURES Figure 1 – Workspace Strategy Geographies ....................................................................................... 4 Figure 2 – Population.......................................................................................................................... 48 Figure 3 – Population by Age.............................................................................................................. 49 Figure 4 – Population Projections: Bournemouth, Dorset, Poole ........................................................ 50 Figure 5 – Economic Activity Rate ...................................................................................................... 52 Figure 6 – Unemployment Rate .......................................................................................................... 53 Figure 7 – Occupational Levels .......................................................................................................... 54 Figure 8 – Skills Levels....................................................................................................................... 55 Figure 9 – Sector Distribution South West Region.............................................................................. 57 Figure 10 – Sector Distribution in the Bournemouth, Dorset, Poole Sub-region.................................. 59 Figure 11 – Employment Projections by Sector .................................................................................. 61 Figure 12 – Employment by Land Use Types ..................................................................................... 66 Figure 13 – Employment by Use-Classes by TTWA ........................................................................... 67 TABLE OF TABLES Table 1 – Employment Allocations Structure Plan for 2001 – 2016 .................................................... 19 Table 2 – All-Property Forecasts Summary (%).................................................................................. 33 2 Table 3 – Employment Floorspace Stock (in ‘000 m ) ........................................................................ 35 Table 4 – Office Availability................................................................................................................. 40 Table 5 – Industrial Land and Premises Availability............................................................................ 42 Table 6 – Employment Land Take-Up 1984 – 2004............................................................................ 44 Table 7 – Population Changes 2006 – 2026....................................................................................... 50 Table 8 – Labour Market Analysis Summary ...................................................................................... 56 Table 9 – Sector Distribution by TTWA............................................................................................... 59 Table 10 – Employment Growth by TTWA (3.2% GVA increase pa)................................................... 60 Table 11 – Employment Projections by Sector and TTWA ................................................................. 62 Table 12 – Employment Land Demand from Economic Growth.......................................................... 68 Table 13 – Historic Employment Land Losses .................................................................................... 69 Table 14 – Demand from Windfall Losses .......................................................................................... 70 Table 15 – Churn Demand by TTWA.................................................................................................. 70 Table 16 – Total Demand by TTWA and Source ................................................................................ 71 Table 17 – Total Demand by TTWA and Use Types........................................................................... 71 Table 18 – Demand by Phasing.......................................................................................................... 72 Table 19 – Available Land by Phasing................................................................................................ 78 Table 20 – Very Large Available Employment Sites ........................................................................... 78 Table 21 – Available Land by Size...................................................................................................... 79 Table 22 – Available Land by Size and Phasing ................................................................................. 79 Table 23 – Large Sites Available in the Short Term............................................................................ 80 Table 24 – Consolidated Supply by Phasing....................................................................................... 83 Table 25 – Consolidated Supply by Size ............................................................................................ 84 October 2008 South West Regional Development Agency Bournemouth Dorset Poole Workspace Strategy Table 26 – Demand and Supply Balance............................................................................................ 86 Table 27 – Potential for Different Sectors at the Airport ...................................................................... 93 Table 28 – Key Sites with Little Constraints...................................................................................... 109 Table 29 – Key Sites with Locational Challenges ............................................................................. 110 Table 30 – Sites with Physical Constraints ....................................................................................... 111 Table 31 – Sites with Regional Infrastructure Constraints................................................................. 113 Table 32 - Action Plan 117 October 2008 South West Regional Development Agency Bournemouth Dorset Poole Workspace Strategy EXECUTIVE SUMMARY INTRODUCTION The "Economic Strategy Action Plan for Bournemouth Dorset & Poole", produced in June 2008, aims to build a more competitive and sustainable economy for the sub-region. Although the economy has grown significantly in recent decades it is generally accepted that the sub-region is not as productive as it should be and is a relatively low wage economy. The aim therefore is to ‘raise the game’ through a ‘quest for quality’ in terms of the business environment and local employment that will deliver better economic performance and a better quality of life. It is recognised by all partners that ensuring economic success in the future requires deliverable employment sites to be identified now. The importance of maintaining a flexible and responsive supply of employment land, sites and premises is clearly established in the Regional Economic Strategy (RES). A specific activity of the Delivery Framework accompanying the RES is to: ‘deliver sustainable sites and premises for business growth’. The South West Regional Development Agency

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