Haven Gateway Partnership Suffolk Haven Gateway Employment Land Review & Strategic Sites Study Interim Draft Report September 2009 GVA Grimley Ltd 10 Stratton Street London W1J 8JR 0870 900 8990 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 September 2009 Reference: T:\PDR\HAVEN GATEWAY\HG ELR Final Report for Client.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 ............................................................................... 33 4. IPSWICH BOROUGH............................................................................................... 107 5. BABERGH DISTRICT .............................................................................................. 169 APPENDICES 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 42 Figure 3 Martlesham Heath Business Park 43 Figure 4 Deben Mill Business Centre 46 Figure 5 Framlingham Technology Centre, Framlingham 53 Figure 6 Employment Sites and Clusters in Suffolk Coastal District 56 Figure 7 Urban / Rural Split 61 Figure 8 Employee numbers by use type in Suffolk Coastal until 2026 84 Figure 9 Ipswich Town Centre 113 Figure 10 Endeavour House, Ipswich 115 Figure 11 Former Norsk Hydro Site, Ipswich 122 Figure 12 Employment Sites and Clusters in Ipswich Borough 123 Figure 13 Employee numbers by use type and projections in Ipswich until 2026 144 Figure 14 Lady Lane Industrial Estate, Sudbury 176 Figure 15 Wherstead Park 178 Figure 16 Alton Business Park 186 Figure 17 Employment Sites and Clusters in Babergh District 187 Figure 18 Employee numbers by use type and projections in Babergh until 2026 207 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 Office Stock in Suffolk Coastal 1998 - 2008 44 Table 7 Industrial Stock within Suffolk Coastal 1998 - 2008 44 Table 8 Business floorspace (B1 – B8) completions in Suffolk Coastal 45 Table 9 Absolute & Annual Average Office Take up Suffolk Coastal 1998 - 2008 47 Table 10 Number of Office Deals in Suffolk Coastal 1998 – 2008* 47 Table 11 Absolute and Average Annual Industrial space take up in Suffolk Coastal 1998 - 2008 48 Table 12 Number of Industrial Deals in Suffolk Coastal 1998 - 2008 48 Table 13 Commercial Property Vacancy Levels within Suffolk Coastal 49 Table 14 Office Availability and Take-Up by Size in Suffolk Coastal 49 Table 15 Available Industrial Floorspace and Annual Average Take-Up in Suffolk Coastal 50 Table 16 Rental Values for ‘A’ grade Office Stock in Suffolk Coastal 51 Table 17 Rental Values for ‘A’ grade Industrial Stock in Suffolk Coastal 52 Table 18 Total Employment Land by Area (Ha) 55 Table 19 Land Supply – Vacant Employment Land (Ha) 58 Table 20 Land Phasing – Vacant Employment Land by Availability 59 On the basis of the application of this definition of urban, urban-fringe, and rural, the allocated employment supply across Suffolk Coastal has been categorised as is Haven Gateway Partnership Suffolk Haven Gateway Employment Land Review summarised in Table 21 below. The data has been mapped by sub-area and then typology.Table 21 Suffolk Coastal Land Supply by Urban / Rural Typology 63 Table 22 Public Transport Provision 65 Table 23 Average Distance to the nearest Motorway Junction (km) 66 Table 24 Average Distance to ‘A’ Road (km) 67 Table 25 Assessment of Local Road Access 67 Table 26 Quality of the Internal Environment 69 Table 27 Quality of the External Environment 70 Table 28 Adastral Park, Martlesham – Site Summary 74 Table 29 Rendham Road, Saxmundham – Site Summary 76 Table 30 Ransomes Europark, Ipswich 77 Table 31 Estimated Job Numbers to meet RSS target in Suffolk Haven Gateway 79 Table 32 Employee Change 2001 – 2021 by Use Class 79 Table 33 Additional jobs required to meet RSS target by use class in Suffolk Coastal 80 Table 34 Employment Increases between 2006 and 2026 in Suffolk Coastal 80 Table 35 Sectors with strong Location Quotients in Suffolk Coastal 82 Table 36 Sectors with future growth potential in Suffolk Coastal 83 Table 37 Changes in Floorspace in Suffolk Coastal 2006 to 2026 85 Table 38 Total Floorspace Required to meet Projected RSS Jobs Target 85 Table 39 Employment Changes under Base Case and Severe Recession Scenario Suffolk Coastal 86 Table 40 Employment Changes under Base Case and Faster Recovery Scenario Suffolk Coastal 87 Table 41 Unexpected losses in Suffolk Coastal District 2004/5 – 2007/8 (m2 floorspace) 88 Table 42 Allowance for Churn by Use Class in Suffolk Coastal (m2 floorspace) 88 Table 43 Estimated Additional Demand in Suffolk Coastal from Scenario A 90 Table 44 Estimated Additional Land Demand in Suffolk Coastal from Scenario B 91 Table 45 Additional Employment in R&D in Suffolk Coastal using East Cambridgeshire Growth Rate 92 Table 46 Synthesis Employment Land Requirements of Suffolk Coastal 2006 -2026 92 Table 47 Five year patterns of floorspace demand in Suffolk Coastal 93 Table 48 Severe Recession Employment Land Requirements of Suffolk Coastal 2006 - 2026 93 Table 49 Five year patterns of floorspace demand in Suffolk Coastal 94 Table 50 Faster Recovery Employment Land Requirements of Suffolk Coastal 2006 - 2026 94 Table 51 Five year patterns of floorspace demand in Suffolk Coastal 95 Table 52 Additional Floorspace Requirement in Suffolk Coastal from Scenario C 95 Table 53 Requirements for B Class Employment Land Compared with Supply in Suffolk Coastal 2006 – 2026 96 Table 54 Available Supply in Suffolk Coastal District (Hectares) 99 Table 55 Office Stock in Ipswich 1998 - 2008 113 Table 56 Industrial Stock within Ipswich 1998 - 2008 114 Table 57 Business floorspace (B1 – B8) completions in Ipswich 115 Table 58 Absolute & Annual Average Office Take up Ipswich 1998 - 2008 116 Table 59 Number of Office Deals in Ipswich 1998 - 2008 117 Table 60 Absolute and Average Annual Industrial space take up in Ipswich 1998 - 2008117 Table 61 Number of Industrial Deals in Ipswich 1998 - 2008 118 Table 62 Commercial Property Vacancy Levels within Ipswich 118 Table 63 Office Availability and Take-Up by Size in Ipswich 119 Table 64 Available Industrial Floorspace and Annual Average Take-Up in Ipswich 120 Haven Gateway Partnership Suffolk Haven Gateway Employment Land Review Table 65 Rental Values for ‘A’ grade Office Stock in Ipswich 120 Table 66 Rental Values for ‘A’ grade Industrial Stock in Ipswich 121 Table 67 Total Employment Land by Area (Ha) 124 Table 68 Available Supply in Ipswich Borough (Hectares) 125 Table 69 Land Phasing – Vacant Employment Land by Availability (Hectares) 126 Table 70 Public Transport Provision 128 Table 71 Average Distance to the nearest Motorway Junction (km) 129 Table 72 Average Distance to ‘A’ Road (km) 129 Table 73 Assessment of Local Road Access 130 Table 74 Quality of the Internal Environment 131 Table 75 Quality of the External Environment 132 Table 76 Ransomes Europark, Ipswich 136 Table 77 Cranes Site, Ipswich 136 Table 78 Estimated Job Numbers to meet RSS target in Suffolk Haven Gateway 139 Table 79 Employee Change 2001 – 2021 by Use Class 139 Table 80 Additional jobs required to meet RSS target by use class in Ipswich Borough 140 Table 81 Employment Increases between 2006 and 2026 in Ipswich Borough 141 Table 82 Sectors with strong Location Quotients in Ipswich 142 Table 83 Sectors with future growth potential in Ipswich 143 Table 84 Changes in Floorspace in Ipswich 2006 to 2026 145 Table 85 Total Floorspace Required to meet Projected RSS Jobs Target in Ipswich Borough 146 Table 86 Employment Changes under Base Case and Severe Recession Scenario Ipswich 147 Table 87 Employment Changes under Base Case and Faster Recovery Scenario Ipswich 147 Table 88 Unexpected losses in Ipswich Borough 2005/6 – 2007/8 (m2 floorspace) 148 Table 89 Allowance for Churn by Use Class in Ipswich (m2 floorspace) 149 Table 90 Estimated Additional Demand in Ipswich from Scenario A 150 Table 91 Estimated Additional Land Demand in Ipswich from Scenario B 151 Table 92 Additional Employment in R&D in Ipswich using East Cambridgeshire Growth Rate 152 Table 93 Synthesis Employment Land Requirements of Ipswich 2006-2026 152 Table 94 Five year patterns of floorspace demand in Ipswich 152 Table 95 Severe Recession Employment Land Requirements of Ipswich 2006 -2026 153 Table 96 Five year patterns of floorspace demand in Ipswich 154 Table 97 Faster Recovery Employment Land Requirements of Suffolk Coastal 2006 -2026 154 Table 98 Five year patterns of floorspace demand in Suffolk Coastal 155 Table 99 Additional Floorspace Requirement in Ipswich from Scenario