Lambeth Local Plan Review October 2017 Review of Key Industrial and Business Areas (KIBAs) Lambeth Local Plan Review Review of Key Industrial and Business Areas (KIBAs) October 2017 Lambeth Local Plan Review October 2017 Review of Key Industrial and Business Areas (KIBAs) Contents Section Page 1 - Introduction 1 1.1 Overview of KIBAs 1 1.2 National Policy Context 1 1.3 London Plan policy 1 1.4 New evidence on industrial land in London 2 1.5 History of KIBAs in Lambeth 5 1.6 Permitted development rights 6 1.7 Lambeth Commercial Development Pipeline 2016/17– Key Findings 7 1.8 Review of KIBAs –data sources 10 1.9 Definition of land use classes 10 2 - Review of existing KIBAs 12 2.1 Abbeville Mews 12 2.2 Brighton House 16 2.3 Camberwell Trading Estate and adjoining sites 21 2.4 Clapham North Industrial Estate 26 2.5 Clapham Park Hill 31 2.6 Coldharbour Lane Estate and Bengeworth Road Depot 36 2.7 Durham Street/Oval Way 40 2.8 Ellerslie Industrial Estate 45 2.9 Eurolink Business Centre 49 2.10 Freemans 52 2.11 Hackford Walk 57 2.12 Hamilton Road Industrial Estate 62 2.13 Kennington Business Park 65 2.14 Lion Yard 69 2.15 Loughborough Road 72 2.16 Milkwood Road Estates 76 2.17 Montford Place – Beefeater/Oval Gasworks 80 2.18 Park Hall Road Trading Estate 86 2.19 Shakespeare Road Business Centre 89 2.20 Shakespeare Road Depot 93 2.21 Somers Place 97 2.22 Southbank House and Newport Street 100 2.23 Stannary Street 106 2.24 Timber Mill Way 115 2.25 Wandsworth Road 120 2.26 Waterworks Road 127 2.27 West Norwood Commercial Area 133 2.28 Zennor Road Estate and adjoining sites 144 3 - Proposed New KIBAs 151 3.1 53-57 Acre Lane 151 3.2 Belinda Road 155 3.3 Knolly’s Yard 158 Lambeth Local Plan Review October 2017 Review of Key Industrial and Business Areas (KIBAs) 1 Introduction 1.1 Overview of KIBAs Key Industrial and Business Areas (KIBAs) are Lambeth’s ‘Locally Significant Industrial Sites’ (LSIS) as defined in the London Plan 2016 and represent the borough’s strategic reservoir of land for industrial and business use. There are currently 28 KIBAs designated in the Lambeth Local Plan 2015, covering some 48 hectares of land in total in a range of locations across the borough. There is no land in Lambeth that falls within the higher level London Plan classification of Strategic Industrial Land (SIL). Lambeth Local Plan 2015 Policy ED1 states that development in KIBAs will be permitted only for business, industrial, storage and waste management uses, including green industries and other compatible industrial and commercial uses (excluding large-scale retail). This means that no residential uses are allowed in KIBAs. The Local Plan identifies KIBAs as the most appropriate location for new waste management uses required to meet the London Plan waste apportionment. Existing KIBAs vary widely in size, in character and in the types of business they accommodate. Some are wholly or partly made up of small business space managed by a specialist provider and predominantly in office use. Others encompass a variety of types of space including builders’ yards, small scale manufacturing, food production, storage, scrap yards, furniture reconditioning and vehicle maintenance. This report provides an analysis of the existing KIBAs and assesses whether any changes are needed to the current designations. It also assesses potential for designation of additional land as KIBA. Overall, no change to the policy approach on KIBAs is proposed, as this is considered to be working well and to remain justified in light of the latest GLA evidence and the evidence of high occupancy and industrial/business related development activity in the majority of existing KIBAs. However, some changes to KIBA boundaries are proposed as a result of changing circumstances. In addition, three new KIBAs are proposed. These proposed changes are set out in detail in the separate document ‘Lambeth Local Plan Review – Key Industrial and Business Areas, proposed boundary changes and proposed new KIBAs, October 2017’ and would be brought forward through the Local Plan review. The assessment has been carried out alongside Lambeth’s input to the London SHLAA 2017. 1.2 National Policy Context National planning policy and guidance require local planning authorities, as part of the plan- making and plan-review process, to re-assess employment land alongside their statutory assessment of housing land availability. This is to ensure that vacant employment land is not being unrealistically protected; and that the potential for increasing housing delivery in the authority’s area is optimised. Land that is considered to be suitable, available and achievable for employment uses can continue to be protected. This document makes this assessment as part of the Lambeth Local Plan review. 1.3 London Plan policy London Plan 2016 (consolidated with alterations since 2011) Policies 2.17 and 4.4 set out a 1 Lambeth Local Plan Review October 2017 Review of Key Industrial and Business Areas (KIBAs) plan-led approach to promoting and managing industrial capacity through three types of location: • Strategic Industrial Locations (SILs) – a resource that must be sustained as London’s main reservoir of industrial capacity but nevertheless must itself be subject to periodic review to reconcile demand and supply. • Locally Significant Industrial Sites (LSIS) - protection of which needs to be reviewed regularly and justified in assessments of supply and demand for industrial land and identified in Development Plan Documents (DPD); and • Other smaller industrial sites that historically have been particularly susceptible to change. In some circumstances these sites can better meet the London Plan’s objectives in new uses, but in others will have a continuing local and strategic role for industry. This sub-category is likely to continue to be the area of greatest change The Land for Industry and Transport SPG 2012 provides guidance on implementation of London Plan policy to: ensure an adequate stock of industrial capacity to meet the future needs and functional requirements of different types of industrial and related uses in different parts of London, including that for good quality and affordable space (London Plan Policy 4.4Aa); plan, monitor and manage the release of surplus industrial land so that it can better contribute to strategic and local planning objectives, especially those to provide more housing (including affordable housing) and, in appropriate locations, to provide social infrastructure and to contribute to town centre renewal (Policy 4.4Ab); ensure the provision of sufficient land, suitably located, for the development of an expanded transport system to serve London’s needs (Policy 6.2C). The SPG notes that structural change in the London economy over recent decades has led to a shift in employment away from traditional manufacturing industries and into the service sector. London’s employment in manufacturing declined from over 1 million in 1971 to just 131,000 in 2010. However, the SPG clearly states that London’s industrial areas provide for a wide range of different employment sectors, not just manufacturing, and it estimates that, in 2012, they accommodated over 550,000 jobs or approximately 11 per cent of London’s total employment. Over the plan period for the London Plan 2016 (2011-2031) the SPG envisages increasing demand for industrial land from a range of other important industrial type functions. These include an efficient and sustainable land supply for logistics, waste management, recycling, environmental industries including renewable energy generation, transport functions, utilities, wholesale markets and some creative industries. The SPG states that, in the highly competitive London land market, making provision for these requires positive planning to achieve outcomes that can meet the economic objectives as outlined in the London Plan and the Mayor’s Economic Development Strategy in a sustainable manner. 1.4 New evidence on industrial land in London The GLA has published new evidence on industrial land supply and demand to support the forthcoming full review of the London Plan (GLA London Industrial Land Supply and 2 Lambeth Local Plan Review October 2017 Review of Key Industrial and Business Areas (KIBAs) Economy Study, March 2016 and GLA London Industrial Demand Study, June 2017). Key findings from these studies are summarised below. GLA London Industrial Land Supply and Economy Study, March 2016 The GLA’s Industrial Land Supply and Economy study provides detailed evidence on industrial land to inform the forthcoming review of the London Plan. In the study, industrial land is categorised into three groups: ‘Core’, ‘Wider Industrial’ and ‘Vacant’. Core industrial uses include general industry, light industry, warehouses, open storage and self-storage. Core uses cover most types of industrial business activity, and relate to planning use classes B1c, B2 and B8. Wider industrial uses comprise wholesale markets, waste management and recycling facilities, utilities, land for rail, land for buses, airport related land and other industrial land. Such uses are industrial in nature and support the functioning of London for instance by way of providing space for infrastructure. Vacant industrial land comprises sites which are vacant and cleared, land with derelict buildings and/ or land with vacant buildings capable of occupation. The study reports that Lambeth has 75.9 hectares of industrial land across these categories, not all of which is designated as KIBA. The majority (74%) is in core usage, with the remainder either in wider industrial uses (16.4ha, mostly transport related uses), or vacant (3.6ha) (see Chart 1 below). Chart 1: Industrial land use by type in London and Lambeth 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% London Lambeth Core Industrial Uses - Industry Core Industrial Uses - Storage Wider Industrial Vacant Industrial Of the quantity of this industrial land designated as KIBA, the report found 1.4ha currently vacant (2% of the total).