Commercial Demand Evidence, Aston Clinton, 19/04119/APP Aston Clinton Developments Ltd Land Aston Clinton Road Aylesbury Bucks HP22 5AB August 2020 Prepared by GL Hearn 65 Gresham Street London EC2V 7NQ T +44 (0)20 7851 4900 glhearn.com Public Aston Clinton, 19/04119/APP, August 2020 Aston Clinton Developments Ltd, Land Aston Clinton Road, Aylesbury Contents Section Page 1 INTRODUCTION 4 2 POLICY REVIEW 5 3 MARKET REVIEW 14 4 CONCLUSIONS 24 List of Figures FIGURE 1: OFFICE FLOORSPACE (AYLESBURY VALE DISTRICT) 15 FIGURE 2: INDEXED OFFICE FLOORSPACE 15 FIGURE 1: OFFICE TAKE-UP, AYLESBURY VALE AND BUCKINGHAMSHIRE LAS, 2012-1916 FIGURE 2: OFFICE TAKE-UP BY NUMBER OF DEALS, AYLESBURY VALE DISTRICT AND BUCKINGHAMSHIRE LAS 2012-19 17 FIGURE 3: OFFICE DEALS, AYLESBURY VALE DISTRICT AND BUCKINGHAMSHIRE LAS, 2012- 19 18 FIGURE 4: OFFICE DEALS, LICHFIELD AND TAMWORTH LOCAL AUTHORITIES, 2012-19 19 FIGURE 5: AVAILABILITY VS TAKE-UP, AYLESBURY VALE DISTRICT AUTHORITIES 20 List of Tables TABLE 1: OFFICE FLOORSPACE, 2018/2019 14 TABLE 2: OFFICE TAKE-UP BY SIZE BAND, 2012-19 19 TABLE 3: AVAILABLE OFFICE FLOORSPACE BY TYPE, AYLESBURY VALE AND BUCKINGHAMSHIRE LAS 21 TABLE 4: KEY AVAILABLE SITES 21 Appendices APPENDIX A: CHANDLER GARVEY REPORT 27 GL Hearn Page 2 of 28 J:\Planning\Job Files\J041998 - Aston Clinton Economics\11.Reports\Aston Clinton Evidence_Final.docx Aston Clinton, 19/04119/APP, August 2020 Aston Clinton Developments Ltd, Land Aston Clinton Road, Aylesbury Quality Standards Control The signatories below verify that this document has been prepared in accordance with our quality control requirements. These procedures do not affect the content and views expressed by the originator. This document must only be treated as a draft unless it is has been signed by the Originators and approved by a Business or Associate Director. DATE ORIGINATORS APPROVED 20 August 2020 David Leyden David Maxwell, Strategic Planner, GL Hearn MattDirector, Kinghan GL Hearn Ivan Tennant Matt Kinghan, Associate Director, GL Hearn Director, Iceni Projects Ltd Limitations This document has been prepared for the stated objective and should not be used for any other purpose without the prior written authority of GL Hearn; we accept no responsibility or liability for the consequences of this document being used for a purpose other than for which it was commissioned. GL Hearn Page 3 of 28 J:\Planning\Job Files\J041998 - Aston Clinton Economics\11.Reports\Aston Clinton Evidence_Final.docx Aston Clinton, 19/04119/APP, August 2020 Aston Clinton Developments Ltd, Land Aston Clinton Road, Aylesbury 1 INTRODUCTION 1.1 GL Hearn with Iceni Projects Ltd has prepared this report on behalf of Aston Clinton Developments Ltd setting out the commercial demand evidence relevant to application 19/04119/APP at Aston Clinton, Aylesbury. 1.2 Aston Clinton Developments Ltd has submitted a planning application for a residential development on part of the Aston Clinton Road Major Development Area MDA site (the Site). The Site is identified in Policy D5 (Provision of employment land) of the emerging Vale of Aylesbury Local Plan (VALP) as an allocation for employment land with a capacity for 5,000 sqm of B1 use. 1.3 This report aims to support officers at Aylesbury Vale District Council (AVDC) in their consideration of this application by setting out proper justification for the release of the Site for alternative uses. 1.4 This report includes: Policy review: assessment of employment specific policies, supporting evidence and weight to be afforded Market assessment: o Draw on recognised CoStar/Egi data and supplement with locally derived agent o Considering the rate of take up and availability by size and type over time o Considering local qualitative issues in the market Conclusions and recommendations: Drawing together findings in terms of commercial demand and need GL Hearn Page 4 of 28 J:\Planning\Job Files\J041998 - Aston Clinton Economics\11.Reports\Aston Clinton Evidence_Final.docx Aston Clinton, 19/04119/APP, August 2020 Aston Clinton Developments Ltd, Land Aston Clinton Road, Policy Framework 2 POLICY REVIEW Policy Framework 2.1 The policies reviewed in this section are those that relate specifically to employment land, its status in planning terms once allocated and the criteria that need to be satisfied before approval will be granted for development for an alternative use. The review of policy comprises: National Planning Policy Framework (NPPF); Saved Policies from Vale of Aylesbu D La Pa a Jaa 2004 (a La Pa); Aston Clinton Neighbourhood Plan (2013-2033) a (a) A 2018 (ACNP); a Emerging Vale of Aylesbury Local Plan (VALP) Evidence base 2.2 AVDC's evidence base for the VALP policies is the Buckinghamshire Housing and Economic Development Needs Assessment Update 2016 (HEDNA) and the Addendum Report (AR) to the HEDNA produced in September 2017. The AR provides a comprehensive update to the HEDNA. The references in this report to supporting evidence cite the AR only. 2.3 The allocation at the Site is for B1 use (subcategories a, b and c). This report therefore considers the policy context for this floorspace type, as opposed to B2 and B8. Policy weighting 2.4 The VALP Proposed Submission was submitted to the planning inspectorate for examination on 28th February 2018 and was scheduled for adoption in February 20201. However, it has not been adopted at the time of writing (August 2020). Nevertheless, the Plan is at a mature stage of development and its policies should be accorded some weight in planning decisions. 2.5 Until such time as it is adopted, however, the relevant planning framework is formed by the saved policies of the adopted Local Plan and the ACNP (which, once made, forms part of the Local Plan). In developing the policies for the ACNP, plan-makers would have been aware of the need to conform with the NPPF. Also, so as to avoid obsolesce, it is expected they would have sought to be in general conformity with the policies in the VALP. 2.6 The current hierarchy of documents, therefore, and one that reflects the weight they carry in planning terms, is the: i. NPPF; ii. adopted Local Plan (where its policies are in conformity with the current NPPF); 1 Local Development Scheme (October 2019) page 9 GL Hearn Page 5 of 28 J:\Planning\Job Files\J041998 - Aston Clinton Economics\11.Reports\Aston Clinton Evidence_Final.docx Aston Clinton, 19/04119/APP, August 2020 Aston Clinton Developments Ltd, Land Aston Clinton Road, Policy review iii. Aston Clinton Neighbourhood Plan; iv. Emerging Vale of Aylesbury Local Plan; 2.7 The policy review follows this structure. Policy review NPPF 2.8 Paaa 11 a a decisions should apply the presumption in favour of sustainable development. a) notes that, for plan-a, a plans should positively seek opportunities to meet the development needs of their area and be sufficiently flexible to adapt to rapid change. 2.9 Paragraph 81 places a duty on Local Planning Authorities (LPA) to ensure enough land is allocated aa Pa P. I a strategic s aa, LPA b b ugh to accommodate needs not aa a. 2.10 Paragraph 120 states that Pa a a a for land. They should be informed by regular reviews of both the land allocated for development in plans, and of land availability. Where the local planning authority considers there to be no reasonable prospect of an application coming forward for the use allocated in a plan: a) they should, as part of plan updates, reallocate the land for a more deliverable use that can help to address identified needs (or, if appropriate, deallocate a site which is undeveloped); and b) in the interim, prior to updating the plan, applications for alternative uses on the land should be supported, where the proposed use would contribute to meeting an unmet need for development in the area. 2.11 While relating to previously developed land, paragraph 121 reflects the emphasis in Government policy around maintaining the flexibility to change retail and employment land for homes in areas of high housing demand, provided this would not undermine key economic sectors or sites or the vitality and viability of town centres. Planning Practice Guidance (PPG) 2.12 PPG provides advice to Councils in how to satisfy national policy. It is therefore worth noting guidance in relation to planning for employment land. GL Hearn Page 6 of 28 J:\Planning\Job Files\J041998 - Aston Clinton Economics\11.Reports\Aston Clinton Evidence_Final.docx Aston Clinton, 19/04119/APP, August 2020 Aston Clinton Developments Ltd, Land Aston Clinton Road, Policy review 2.13 PPG [Housing and economic needs assessment 026 2a-026] sets out the approach that LPAs should use in weighing up the demand and supply balance for employment land. This includes taking into account market signals in order to prepare and maintain an accurate understanding of need. 2.14 PPG a a a b a LPA approach can flex with changing local circumstances and market conditions. The Annual Monitoring Report (AMP) provides an appropriate monitoring tool for this purpose [025 2a-025]. 2.15 Also, in developing an understanding of current demand, PPG notes that provision should be sensitive to the specific needs for office, general business and distribution space based on market evidence by revealing mismatches between supply of and demand for employment sites within each of these sub-markets [029 2a-029] Adopted Local Plan 2.16 Paragraph 213 of the NPPF notes that policies should not b a simply because they were adopted or made prior to the publication of this Framework. Due weight should be given to them, according to their degree of consistency with this Framework (the closer the policies in the plan to the policies in the Framework, the greater the weight that may be given).