Bristol Business Development Survey Report 2015 Bristol Business Development Survey 2015 CONTENTS 1 Introduction 2 Methodology 3 Local Plan Core Strategy monitoring areas 4 Summary of development during 2014/15 5 Summary of development during the plan period 2006 – 2026 6 Tables of statistics for completions and commitments 2014/15 7 Schedule of completed development 2014/15 8 Schedule of committed development 31 March 2015 Further information: Research and Monitoring is carried out by Strategic City Planning alongside the production of the Bristol Local Plan and other planning policy work. Further information is available on the Council’s web site at www.bristol.gov.uk/localplan and www.bristol.gov.uk/statistics or by contacting the Research and Monitoring Group. Strategic City Planning (Research and Monitoring) Brunel House Floor 2, Brunel Wing, PO Box 3176 Bristol BS3 9FS email: [email protected] tel: 0117 903 6723 Please note: The information contained within this document is based on Development Management records, site surveys, and other records held by Bristol City Council. The results reported are correct at the time of publication to the best of our knowledge. However, Strategic City Planning cannot be held responsible for any errors, omissions or subsequent amendments made to these records. We welcome any comments which would help us to improve both the information presented and the format of future reports. If you would like this information in a different format, for example Braille, audio tape, large print, computer disc, or community languages, please contact Strategic City Planning on 0117 903 6723. Bristol Business Development Survey 2015 1 Introduction Bristol City Council conducts an annual Business Development Survey to systematically record development of offices, industry and warehousing. Statistics are available for annual office completions from 1989/90 and for industrial and warehousing completions from 1996/97. In 2006/07 the survey was expanded to monitor other types of development including retail, leisure, hotels, residential institutions and non‐residential institutions. Monitoring of development allows the Council to measure progress towards objectives and targets set out in the Local Plan, whilst providing supporting evidence for the development of planning policies and to inform planning decisions. Bristol City Council now has an adopted Local Plan for the whole city. The Local Plan includes the Core Strategy which covers the period 2006 – 2026 (Adopted 21 June 2011), the Site Allocations and Development Management Policies Local Plan, and the Bristol Central Area Plan. The policies and targets set out in these documents are monitored by the Bristol Development Monitoring Report. 2 Methodology This Business Development Survey covers the period from 1 April 2014 to 31 March 2015. It records any permitted development (including new build, redevelopment, change of use, conversion, extension or demolition) that will result in a gain or loss of at least 500m2 floorspace or 0.1 hectares of land for one or more of the use classes1 set out below: Retail A1: Shops A2: Financial and professional services A3: Restaurants and cafes A4: Drinking establishments A5: Hot food take‐away Employment B1: Business B2: General industrial B8: Storage and distribution Sui Generis industrial (e.g. waste or energy) Other C1: Hotels C2: Residential institutions D1: Non‐residential institutions D2: Assembly and leisure Sui Generis (individually defined use) The main source of planning application information for the Business Development Survey is Bristol City Council’s UNIFORM database which records planning applications and demolition notices. Site surveys are carried out in order to establish the progress of proposed developments. Survey findings are then reported in terms of completions (gains resulting from completion of a new development, and losses resulting from a demolition or from commencement of a redevelopment or change of use) and commitments (including planning permissions, permissions granted subject to completion of a Section 106 agreement, and demolition notices). 1 Classified by the Town and Country Planning (Use Classes) Order 1987 and subsequent amendments Bristol Business Development Survey 2015 3 Local Plan Core Strategy monitoring areas The Local Plan Core Strategy contains a number of policies and targets relating to specific geographical areas during the period from 2006 to 2026. The main policy areas are illustrated on the map below. The statistics and site schedules that appear in this report are presented according to these areas. A brief summary of findings is also provided but more detailed analysis can be found in the Bristol Development Monitoring Report. © Crown Copyright and database right 2015. Ordnance Survey 100023406 Bristol Business Development Survey 2015 4 Summary of development during 2014/15 Floorspace completions (m2) for key uses, 1 April 2014 to 31 March 2015 Avonmouth Bristol City Inner East Northern Other South Bristol and Bristol Centre Arc Areas Bristol Total Port Retail Gain 0 2,831 0 0 467 0 3,298 (A1 ‐ A5) Loss 0 3,425 0 1,154 3,129 751 8,459 Net 0 ‐594 0 ‐1,154 ‐2,662 ‐751 ‐5,161 Offices Gain 0 12,720 0 0 150 6,159 19,029 B1a Loss 545 12,099 562 211 0 4,824 18,241 Net ‐545 621 ‐562 ‐211 150 1,335 788 Industry and warehousing Gain 0 0 0 36,238 0 3,999 40,237 (B1b, B1c, B2, B8, Mixed, Loss 9,320 2,219 964 35,585 2,282 6,985 57,355 Sui Generis) Net ‐9,320 ‐2,219 ‐964 653 ‐2,282 ‐2,986 ‐17,118 Office – Completions In the 2014/15 monitoring year 19,029m2 gross B1a office floorspace was completed across Bristol. 67% of which was completed in the City Centre. The main B1a completion this year was the new grade A offices at 2 Glass Wharf, Temple Quay. This development within Bristol’s Temple Quarter Enterprise Zone resulted in a gross gain of nearly 10,000m2. This was the first speculative office to be built in Bristol since the recession. A refurbishment and office extension at Tony Benn House on Victoria Street, Redcliffe also delivered an increase of around 2,700m2 B1a floorspace in the City Centre. In South Bristol, the Filwood Green Business Park was completed in 2014/15. This flagship sustainable development resulted in a gain of 5,600m2 B1a floorspace and has been judged outstanding by BREEAM. The development aimed at medium sized enterprises in the environmental goods and services sector was also recognised as ‘New building of the year’ by the 2Degrees Network. There were limited office completions across Other Areas of the City. Bristol continues to see a number of developments involving a loss of B1a floorspace (especially in the City Centre) as offices are converted to residential dwellings and student accommodation. B1a office to C3/ Sui Generis completions in 2014/15 includes 35 Colston Street and 8‐10 Colston Avenue which resulted in a combined loss of nearly 5,000m2 B1a floorspace (195 student flats); The conversion of 22‐24 Portland Square was also completed in 2014/15 resulting in a loss of 1,744m2 B1a floorspace (17 residential flats). Industry and warehousing – Completions Industrial and warehousing completions were limited in 2014/15. In Avonmouth there were no major completions resulting in a gross gain of floorspace. Bristol Business Development Survey 2015 The most noticeable completion included the demolition of various buildings on site at Albemarle Chemicals, Smoke Lane resulting in a loss of around 9,000m2 B2 floorspace. The majority of floorspace change completed in the Northern Arc was as a result of a change of use at BAE Systems, West Way. The application was for the 35,585m2 hanger to be used for storage purposes (B8), as opposed its original use for the construction and maintenance of aircraft (B2) which ceased in 2009. The Bristol Aero Collection Trust (BACT) is now using the hangar for the storage of the ‘Kemble Collection’ of aeroplanes. In the City Centre two completed applications resulted in a loss of both B1b and B1c floorspace. These included the change of use of former scientific offices in Old Market to form a school (‐1,445m2 B1b) and the demolition of a 774m2 B1c workshop on Redcliff Street for the redevelopment of the larger site for 26 dwellings. In the South of Bristol losses have included demolitions at Avonworks, Winterstoke Road (1,178m2 B2), The Old Dairy, Smyth Road (‐730m2 B2) and the conversion of a 898m2 B8 warehouse to a Trampoline Club at Liberty Industrial Park. A similar loss of B8 to D2 (964 m2) has also been completed in the Inner East of Bristol with the conversion of a storage unit to an indoor climbing centre. In ‘Other Areas of the City’ a 2,102m2 loss of B2 floor space was completed at the former Dairy Crest Depot on Parry’s Lane, demolished to make way for residential development. Retail and other uses – Completions In 2013/14 there were modest retail completions across the city. In the City Centre the extension and refurbishment of Units 2‐9 New Broadmead saw a net gain of 572m2 A1 floorspace. Several units were also converted from A1 (retail) to A3 (restaurants/café) including two large units at Cabot Circus (781m2) and Queens Road (743m2). In 2014/15 the only major A class completion (over 500m2) in South Bristol, included the demolition of the Harriers Public House, Hartcliffe (‐751 m2 A4) to be redeveloped for housing. Similar losses have also occurred in the Northern Arc with the demolition of Long Cross Inn, Lawrence Weston (‐643m2 A4) and the Bourne End Public House, Southmead (‐511m2 A4), both also demolished to make way for residential development. In ‘Other Areas of the City’ Unit C at Channons Hill Retail Park was converted from a retail unit (A1) to a gym (D2) involving a loss of ‐1,572m2 and 807m2 A1 ancillary retail was also lost through the conversion of the former Maskreys store, Whiteladies Rd to student accommodation.