Employment & Retail Needs Assessment Castle Point Borough Council August 2012 13011/MS/JR APPENDICES Nathaniel Lichfield & Partners 14 Regent's Wharf All Saints Street London N1 9RL nlpplanning.com Castle Point: Employment & Retail Needs Assessment Contents Appendix 1: Consulted Organisations Appendix 2: Reference Documents Appendix 3: Definition of B Class Sectors Appendix 4: Site Assessment Criteria Appendix 5: Site Assessment Sheets Appendix 6: Retail Study Area Appendix 7: Convenience Retail Capacity Appendix 8: Comparison Retail Capacity Appendix 9: Household Shopper Survey Appendix 10: Centre Health Checks 2953799v1 Castle Point: Employment & Retail Needs Assessment P2 2953799v1 Castle Point: Employment & Retail Needs Assessment Appendix 1 Consulted Organisations 2953799v1 P5 Castle Point: Employment & Retail Needs Assessment List of Consultees Individual Consultees Amanda Raffaelli, Senior Planning Policy Officer, Castle Point Borough Council Kevin Wright, Regeneration Officer, Castle Point Borough Council Roy Horton, Dedman Gray, Southend (Commercial Property Agents) Joanne Harwood, Ayers & Cruiks, Southend (Commercial Property Agents) Daniel Wink, Glenny, Basildon (Commercial Property Agents) Businesses PWS Group Marine Garage Robert Michael Estate Agents Spicer McColl Canvey Motor Bodies Eurograin UK MA Electrical Wholesale Thomas Stafford W Farthing & Sons Riverside Printers Fearnwood Products Chandu Toolmakers & Mouldings JR Consultants Mark Stephen Beckford & Co Hennessey & Co Internet Pipelines UK JDL Business Services South Eastern Road Tanker LW Distribution Services Homebase DA Scarli RB Moulding Products HSM Services Wards International Enterprise Security Technologies P6 2953799v1 Castle Point: Employment & Retail Needs Assessment Appendix 2 Reference documents 2953799v1 P7 Castle Point: Employment & Retail Needs Assessment Reference documents National Planning Policy Framework, CLG, March 2012 Employment Land Reviews Guidance Note, ODPM, 2004 South East England Planning Partnership Board, 2010 Employment Land Reviews Guidance Manual, East of England, 2008 Castle Point District Local Plan, 1998 Annual Monitoring Reports Castle Point Borough Council, 2006-10 Southend-on-Sea Borough Council Employment Land Study, Baker Associates, 2010 Rochford District Council Employment Land Study, GVA Grimley, 2008 Basildon Employment Capacity Study, R. Tym & Partners, 2008 London Southend Airport & environs Joint area Action Plan, Southend-on-Sea and Rochford Councils, 2008 Thurrock Council Employment Study, Bone Wells, May 2005 Thurrock Council Employment Land Review Update, GVA, March 2012 Castle Point Borough Council Retail Needs Assessment Study, GVA Grimley, October 2007 Greater Essex Demographic Forecasts, Phase 2: Scenario development incorporating Phase 1: Model development, Edge Analytics, March 2012 Castle Point Regeneration Framework to 2021, Phase 1 Delivery programme Essex Economic Assessment Districts, Boroughs, Unitaries and Partnerships Mini-Assessments HCA/Offpat Employment Densities Guide, 2010 Essex County Council Business Survey, 2010 P8 2953799v1 Castle Point: Employment & Retail Needs Assessment Appendix 3 Definition of B Class sectors 2953799v1 P9 Castle Point: Employment & Retail Needs Assessment Definition of B Class Sectors The method used for re-categorising the employment forecasts by sector into B- Class uses is summarised below. Apportionment of B Class Sectors to Land Uses Experian Sector Proportion of Jobs by Use Class B8 B1 office B2 industrial warehousing Agriculture, Forestry & Fishing Non B-Class Extraction & Mining Non B-Class Food, Drink & Tobacco 0% 100% 0% Textiles & Clothing 0% 100% 0% Wood & Paper 0% 100% 0% Printing and Recorded Media 0% 100% 0% Fuel Refining 0% 100% 0% Chemicals 0% 100% 0% Pharmaceuticals 0% 100% 0% Non-Metallic Products 0% 100% 0% Metal Products 0% 100% 0% Computer & Electronic Products 0% 100% 0% Machinery & Equipment 0% 100% 0% Transport Equipment 0% 100% 0% Other Manufacturing 0% 100% 0% Utilities Non B-Class Construction 0% 63% 0% Wholesale 0% 20% 80% Retail Non B-Class Accommodation & Food Services Non B-Class Transport 0% 0% 59% Recreation Non B-Class Media Activities 100% 0% 0% Telecoms Non B-Class Business Services 100% 0% 0% Administrative & Supportive Services Non B-Class Other Private Services Non B-Class Public Administration & Defence 10% Education Non B-Class Health Non B-Class Residential Care & Social Work Non B-Class Source: Experian / NLP analysis 2953799v1 P11 Castle Point: Employment & Retail Needs Assessment Appendix 4 Site Assessment Criteria P12 2953799v1 Castle Point: Employment & Retail Needs Assessment Site Assessment Criteria The criteria for assessing the quality/condition of protected and other existing sites, reflecting the particular circumstances of the Borough are set out below. These criteria mainly relate to the inherent value of a site rather than current conditions on it, although such characteristics have been noted. Additional criteria apply to undeveloped allocated/development sites although ownership and availability information has not been possible to obtain in many cases and a judgement has been made on these. Each site is given a score of between 1 and 5 against each criterion (1 = poor, 5 = very good). No individual weightings are attached to different criteria. Scorings can reflect a combination of different factors applying to the same criteria and a balanced judgment has to be made on an appropriate overall score. Existing Developed Employment Areas Strategic Access: 5 = Very good: within 2 Km of strategic road junction/ via good unconstrained roads 1 = Poor: over 5 Km from strategic road junction/access, and/or through constrained/local roads, and/or though town centre or residential areas etc. Local Accessibility: 5 = Very good local access: via free moving good roads avoiding residential areas/difficult junctions; unconstrained vehicle access to the site with good visibility/lack of queuing; close access to range of town centre public transport services 1 = Poor: difficult/narrow road access, via residential roads, difficult site access junction, congested local roads; low level/limited range/infrequent public transport services nearby; Proximity to Urban Areas and Access to Labour and Services: 5 = Very good: near centre of urban area with wide range of services nearby; proximity to sizeable residential areas providing local labour supply. 1 = Poor: remote isolated site, no local services or residential areas nearby; Site characteristics and development constraints: 5 = Very good: generally level site, regular shape, over 3 ha in size; low flood risk (Zone 1); no conservation or landscape constraints on scale of development; no adverse ground conditions or abnormal development costs; no other significant constraints on new development, 2953799v1 P13 Castle Point: Employment & Retail Needs Assessment 1 = Poor: sloping/uneven site; under 0.5 ha, irregular/narrow shape, other severe constraints; within flood risk Zone 3; conservation or landscape constraints on scale of development; adverse ground conditions or abnormal development costs Proximity to incompatible uses: 5 = Within larger employment area/no incompatible surrounding land use 3-4 = B1 use adjoining residential/other sensitive uses; 1 = B2/B8 adjoining residential/other sensitive uses; Market Attractiveness: 5 = Very good: high profile/high quality appearance, managed site; good environment and quality of occupiers; under 10% vacant; viewed as attractive by agents/occupiers; recent investment/development activity, strong demand, units rarely available 1 = Poor: run-down unattractive appearance/location; attracts lower end users and over 25% vacant space/buildings; vacant units not marketed; no recent investment; units remain vacant for lengthy period; Sequential Status: Applies to existing/potential office sites only – identifies whether site is in town centre, edge of centre or out-of-centre location in PPS4 terms Barriers to Delivery: Identify any factors that would constrain development of the site for employment uses e.g. site occupied, need for infrastructure Planning Factors: Identify any planning designations or policy constraints that could affect development of the site for employment uses. P14 2953799v1 Castle Point: Employment & Retail Needs Assessment Appendix 5 Employment Site Assessment Sheets 2953799v1 Site Name Canvey Supply Reference 1 Total site area (ha) 1.65 Current uses Small industrial estate Undeveloped land (ha) 0 Number of units Less than 10 Site status Existing employment site; Allocated as Sequential status Out-of-centre new residential site in Local Plan (offices only) Density Medium-High Criteria Comment Score (out of 5) Strategic access Located at far Eastern point of Canvey Island, approx 5km to nearest main road (A130), accessible only by one-way narrow residential B road 1 (B1014) Local accessibility Remote location on far eastern tip of residential area in Canvey Island; (local road access and wide entrance to site immediately off mini roundabout; plenty of car public transport) parking and haulage space; nearest train station (Benfleet) approx 4km; 3 Canvey Island bus station approx 2 km; located on 6 bus routes to Canvey Island centre, South Benfleet, Thundersley and Hadleigh Proximity to urban areas Relatively detached from Canvey Island town centre (approx 2km) and and access to labour & services although situated within large residential area / potential pool 3 services of labour Compatibility of adjoining