Hertsmere, St. Albans and Welwyn Hatfield Councils CENTRAL HERTFORDSHIRHERTFORDSHIREE EMPLOYMENT LAND REREVIEWVIEW Interim Report November 2006 ROGER TYM & PARTNERS Fairfax House 15 Fulwood Place London WC1V 6HU t (020) 7831 2711 f (020) 7831 7653 e [email protected] w www.tymconsult.com This document is forformattedmatted for doubledouble----sidedsided printingprinting. P1650 CONTENTS 111 INTRODUCTION ................................................................................... ................................................................................................ ............................................. 111 The Study Brief........................................................................................................1 This Interim Report..................................................................................................2 222 POLICY CONTEXTCONTEXT................................................................................................................................................................................................................... ....................................... 555 National Policy.........................................................................................................5 Strategic Planning Policy.........................................................................................6 Local Plans..............................................................................................................9 Economic Development Strategies........................................................................12 Key Points .............................................................................................................15 333 THE ECONOMY ................................................................................... ................................................................................................ ................................................................17............. 171717 Overview ...............................................................................................................17 The Workplace Economy.......................................................................................17 The Residents .......................................................................................................26 Travel to Work .......................................................................................................30 Consultations ........................................................................................................33 Key Points .............................................................................................................35 444 THE PROPERTY MARKETMARKET................................................................................................................................................................................................................ ................................37373737 The Office Market..................................................................................................37 The Industrial and Warehousing Market ................................................................42 Consultation ..........................................................................................................45 Key Points .............................................................................................................47 555 RURAL CASE STUDY ................................................................................... ................................................................................................ ..............................................49.... 494949 Objectives .............................................................................................................49 Woolmer Green Employment Clusters...................................................................49 Key Points .............................................................................................................51 666 THE QUANTITY OF EMPLEMPLOYMENTOYMENT LAND ................................................................................... ................................................53..... 535353 Introduction ...........................................................................................................53 Employment Forecasts..........................................................................................53 The Future Demand for Space ..............................................................................59 The Planned Supply of Space ...............................................................................64 Market Balance .....................................................................................................67 777 THE QUALITY OF EMPLOEMPLOYMENTYMENT LANDLAND.........................................................................................................................................................................73........ 737373 Assessment Method..............................................................................................73 Existing Employment Areas...................................................................................74 Development Sites ................................................................................................85 Possible New Sites................................................................................................89 Key Points .............................................................................................................90 888 CONCLUSIONS ................................................................................... ................................................................................................ ................................................................91............. 919191 Economic Objectives.............................................................................................91 Broad Policy Stance ..............................................................................................91 Sites......................................................................................................................94 Monitoring and Policy Review................................................................................97 Central Hertfordshire Employment Land Review Interim Report 111 INTRODUCTION The Study Brief 111 1.1 This study was commissioned in November 2005 by the three local authorities in Central Hertfordshire, comprising Hertsmere Borough Council, St. Albans City & District Council and Welwyn Hatfield Council, to inform the employment land 2 policies in their forthcoming Local Development Frameworks (LDFs). As stated in the brief, it will also inform two Development Briefs – Broadwater Road West and central Welwyn Garden City - and decisions on individual planning applications. 1.2 The broad scope of the study, as set out in the brief, is to: i) Take stock of the existing employment land situation; ii) Create a picture of future employment land requirements to 2021, both in terms of quantity and quality; and iii) Identify additional sites if needed. 1.3 A key question for the study, dictated by both national policy and local circumstances, is whether employment land should be released for housing. Both Planning Policy Guidance (PPG)3 and its proposed replacement, Draft Planning Policy Statement (PPS)3, indicate that applications for housing development should be considered favourably on sites allocated or previously used for employment which are no longer needed for that use, as demonstrated by a review of employment land. In Central Herts, there are exceptionally strong pressures to transfer land to housing, because the Green Belt and other designations severely restrict development capacity, and so the excess of residential over commercial land values is especially great. There is also concern that too much employment land is being lost, with adverse effects on prosperity and employment opportunities. 1.4 As well as these general issues, the brief sets out many area-specific and site- specific questions that the study should consider, including: In Hertsmere, the future role of Centennial Park - whether non B class employment-generating uses should be permitted on the remainder of the site. In St. Albans, whether there is a need to release Green Belt sites for employment use and if so, which sites are candidates for release. In Welwyn Hatfield, the nature of employment uses in rural areas and the need for additional sites up to 2021. 1 St Albans City and District, Welwyn Hatfield Council, and Hertsmere Borough Council, Tender Brief – Central Hertfordshire Employment Land Review, July 2005 2 Like all employment land reviews, this study deals with industry, warehousing and offices (Classes B1-B8 of the Use Classes Order), together with sui generis uses which occupy similar space, such as motor repairs/maintenance. This is the accepted definition of employment uses in UK planning. It excludes other land uses that also provide many jobs, but are planned for in other ways, such as retail, leisure, education and health. Roger Tym & Partners Lambert Smith Hampton November 2006 1 Central Hertfordshire Employment Land Review Interim Report Map 1.1 Central Herts This Interim Report 1.5 The panel appointed by the Secretary of State to conduct the Examination in Public into the draft East of England Plan (RSS