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Cornwall Employment Land Review Last updated: 21/03/2011 The Employment Land Review is a technical document that will inform the preparation of Cornwall Core Strategy Development Plan Document and will form part of its evidence base. It is due to be considered by the Councils Planning Policy Advisory panel on 21 January 2011.
The purpose of an Employment Land Review is to enable local authorities to assess the future demand for and future supply of employment space, assess the suitability of existing and proposed employment space in terms of its ability to meet future demand, develop appropriate future policy guidance to inform the Local development Framework and improve systems for monitoring outcomes and reviewing employment policies and programmes.
The study’s approach follows government guidance on undertaking Employment Land reviews and the requirements of Planning Policy Statement 4: Planning for Sustainable Economic Growth.
The principle focus of the study is upon the ‘B class’ employment uses, namely office, light industrial, general industrial and storage and distribution uses. The study also provides a brief analysis (and projections) of other employment uses such as retail, tourism, healthcare and education however these are likely to be subject to other detailed studies where appropriate.
The study initially undertakes a review of the current and recent economic trends in Cornwall and a review of the commercial property market before providing an overview of the major future economic drivers within Cornwall and the extent to which they may impact upon demand for employment land.
A review of 269 employment sites has been undertaken including an assessment of the quality and suitability of existing and potential employment sites. The consideration of a number of different economic
growth scenarios is then translated into future possible employment land needs and this is compared to the existing stock of potentially available land before identifying the amount and type of additional land that may need to be allocated. A review of the future growth requirements of the non B class sectors is followed by recommendations on future planning policy and other measures to support economic growth before finally providing recommendations on developing a framework for monitoring future employment land provision in Cornwall.
As well as at a County level employment needs have also been assessed at a sub regional level. The Travel to Work Areas defined by the Office for National Statistics (ONS) based upon the 2001 census have been used, with focused analysis for the Cornwall part.
APPENDIX 1: LIST OF CONSULTEES AND/OR WORKSHOP ATTENDEES
• Property Market
Alan Treloar, Vickery Holman
Carl Jenkin and Nick Seaton-Burridge, Scott Burridge Commercial
Tim Smart, Alder King
Rob Redgrave, Miller Commercial
• Economic/Regeneration Bodies
Sandra Rothwell, SWRDA
Bill Radmore, CPR Regeneration
Colin Jarvis, Matthew Vowels, Jim Cooper and Miles Carden, Cornwall
Development Company
Tim Dwelly, Live/Work Network
Steven Horscroft, Iain Thomson, Roger Radcliffe and Steven Vinson, Cornwall
Council (Economic Development and Estates Management)
Martin Cookman, John Rudge, Ben Bassett and Catherine Thomson, Cornwall
Council (Planning)
• Business Organisations
Thelma Sorensen, Cornwall and Isles of Scilly Economic Forum
Tony Roche, Newquay Cornwall Airport
John Richings, Enterprise Cornwall
• Developers/Landowners
Andy Cook, Ease Developments
Robert McGuffie, Priority Sites
Terry Murch, MIDAS Developments
Russell Dodge, Business Location Services Ltd
1140410V1 1
Introduction
This appendix summarises the findings from a business survey undertaken by Nathaniel
Lichfield and Partners to inform the Employment Land Review being carried out for Cornwall
Council.
A postal and electronic survey of businesses was conducted in October/November 2009 in
order to gain a better understanding of the growth aspirations, site/property requirements
and constraints of firms within Cornwall and what factors are most important to their
remaining in the local area. The survey questionnaire was distributed to a range of
companies based on information supplied to NLP by Business Link and the Chamber of
Commerce.
The Business Link data was grouped into three broad geographical areas (East, Central
and West) and then by employee numbers (2-4, 5-9, 10-25, 26-50, 51-100, 101-249 and
249+). A total of 300 individual businesses were randomly chosen on a weighted basis
using this information and by two-digit SIC codes to ensure a representative sample of
businesses in terms of location, size and activity. The information available from the
Chamber of Commerce was significantly less detailed and therefore after a data cleaning
exercise to remove duplicate companies and non B class businesses, a total of 50
randomly selected companies were identified and contacted by email inviting responses
via an online questionnaire.
Despite the limitations of the Chamber of Commerce data, this approach allowed a
reasonable representation across the main business locations and sectors in the county.
Overall, of the 350 questionnaires sent out 65 responses were received. After reviewing
three of the questionnaires were identified as not relevant due to their non B class nature
of business. Therefore a total 62 responses have been analysed. The response rate for
the survey was about 20%, which is typical for a postal survey of this type. The response
rate from each broad geographical area reflected the weighted questionnaires sent out
(Central 39%, West 30%, East 30%). Only one response was received where it was
impossible to identify the broad location of the business.
The aim of the survey was to identify key issues and general trends rather than permit
detailed quantitative analysis. Whilst the number of responses received is just about
adequate to form a statistically valid sample for the survey as a whole, this would not
apply within individual sectors or locations and the analysis focus on the broad issues
identified across the study area.
Analysis of Results
Profile of businesses
Of those businesses which responded to the questionnaire, 42% are in the manufacturing
sector, 32% are in the business services sector, 11% are in the distribution sector, 10% in
financial sector, 2% in warehousing sector and 8% are classified as other (Question 1). It
should be noted that some respondents identified two primary business activities and
therefore the percentage totals over 100.
Responses have been received across a variety of business premises as shown in Table 1
below. Only 52 out of the 62 respondents answered this question. Of those who answered
‘other’, responses included ‘at home’, ‘at the harbour’ and ‘at the docks’.
1140410V1 2
Business Location %
Industrial estate 18
Business/office Park 7
Town centre offices 12
Individual urban site 4
Rural location 11
Other (please specify)
11
Table 1 Question 4: What type of location does your business occupy?
Markets Served
A high proportion of the responses were from companies serving local (73%) and national
(45%) markets with 29% serving international markets (Question 2). As it can be seen from
these figures, almost half of responses received indicated that businesses are serving
more than one market.
Length of time based in Cornwall
Nearly half (47%) of respondents have been at their present location for less than 10 years
while a further 28% have been in the same location for between 11 and 20 years (Figure
1). A slightly lower proportion of firms (23%) are very long established on their sites having
been there for more than 20 years. It is notable that one of the firms has been on the
same site for nearly 130 years.
0
5
10
15
20
25
30
0-5 6-10 11-15 16-20 21-25 26+ skipped
Figure 1 Question 5: How long has your business been in its present location? (Percentage)
Size of premises
42 responses expressed the size of their premises in terms of floorspace (sq.m). The
average size is 51sq.m but 31 responses were below the average, which was showed by
five businesses, which occupy more than 1,000sq.m.
A further seven responses expressed the scale of their property in terms of land area (ha).
The average area recorded was 86ha, although this was significantly showed by one site of
526ha. It is unclear whether this response is correct or if it should have been recorded as
a floorspace figure. The average site size excluding this reply is 13ha.
1140410V1 3
Current and future suitability of premises
The majority (66%) of respondents indicated that they had broadly the right amount of
space for their current requirements (Question 10). A quarter of respondents (26%) stated
that they had too little space and only 8% noted that they had too much space (Figure 2).
Too much space
8%
Too little space
26%
About the right
amount of space
66%
Figure 2 Question 10: How well do you current buildings and site meet your space requirements?
Question 11 asked what proportion of the respondent’s site is vacant. Of the 54
responses, 34 (63%) stated that there was no vacant or surplus space on their site; 24
(70%) of whom had previously stated (at question 10) that their current buildings and site
meet their space requirements and 10 (30%) had previously commented that the current
buildings and site do not meet their space requirements. Of the three other respondents
who stated that they had too little space, one had 5% surplus land, one had 50% and one
had 75% all of which are in the manufacturing and distribution sectors.
Cornwall as a business location
In general, most respondents were satisfied with the quality of the location/premises from
which they operated with over half rating it good or excellent and a further third rating it as
average. Only 15% of respondents rated the site or premises as below average or poor
(Figure 3).
0
5
10
15
20
25
30
35
40
Poor Below Average Average Good Excellent
Figure 3 Question 6: How would you rate the quality of the location/premises from which you operate? (Percentage)
1140410V1 4
Reasons for considering a premises or site poor or below average include poor access to
A30 and A38, poor quality finishes and servicing, and age and condition of buildings. Poor
access and building condition are also the main issues raised for those who rated their
sites/premises as average. Other reasons include a lack of parking provision, proximity to
residential development and outdated facilities such as IT connections and disabled
access. The main responses for those scoring the site as good and excellent include
access, parking provision, central location, refurbishment of buildings/ quality of interior,
attractiveness of locality, pleasant working environment and proximity to facilities.
Question 12 of the survey asked respondents for their main reasons for locating in
Cornwall. While there were a wide variety of responses to this question, the key ones
include the owner being resident in Cornwall, availability of local workforce, availability of
premises, proximity of customers and cost factors.
Expansion and Relocation Preferences
The third section of the questionnaire looks at the future needs of businesses in the area.
54% of respondents stated that they did not anticipate that their space requirements
would increase over the next five years, while 45% considered that they would.
A total of 55 people responded to question 15 which asked if the business was to expand
whether they would prefer to expand on the existing site, to relocate within Cornwall or to
relocate outside of Cornwall. The significant majority of those responding wished to either
stay on their existing site or to relocate within Cornwall. Some respondents provided these
as an either/or option. Only three responses indicated that they would consider relocating
outside of Cornwall.
For those who wished to relocate within Cornwall, the majority of respondents identified
towns within central Cornwall namely Truro, Falmouth and St Austell. Other respondents
stated Wadebridge and Bodmin (in the East) and Hayle and Penzance (in the West). Those
who wished to relocate outside of Cornwall identified Wales and the South Coast.
0
10
20
30
40
50
60
Expand on existing site Relocate within Cornwall Relocate outside of Cornwall
In considering whether there are adequate sites/premises to expand or to relocate, Table
2 shows that the majority of people think that there are adequate sites within the local
area (65%) and elsewhere in Cornwall (75%) should they wish to relocate.
1140410V1 5
Adequate sites/premises
(number of responses) Yes (%) No (%)
On your existing site (52) 50 50
Within the local area (46) 65 35
Elsewhere in Cornwall (36) 75 25
Table 2 Question 16: Are there adequate sites/premises to expand/relocate?
Regarding barriers to local expansion, a wide range of responses were received but
typically focused on:
• Skills shortage;
• Suitability of premises;
• Costs of premises; and,
• Planning restrictions and Section 106 requirements.
Others also commented that the general economy, minimum wages, health and safety
requirements, lack of support from regional development agency, cost of moving, lack of
vision by local authority and poor road access.
Question 18 asked respondents about the factors that would improve their businesses
ability to operate in the local area, responses included:
• Availability of skilled workers;
• Better broadband connection;
• Transport improvements including public transport and flights increased number of
direct flights into Newquay;
• Improvements to road access; and,
• Wider choice of premises.
Main Findings
The main points emerging from this initial analysis of responses which are of relevance for
the Employment Land Review can be summarised as:
i two thirds of firms have adequate premises and site to meet their space requirements;
ii the majority of firms have reasonably good premises adequate to their needs;
iii approximately a half of businesses expect to expand in space terms in the short term,
despite the recessionary conditions in which the survey took place;
iv the significant majority of expanding firms want to stay within Cornwall; and,
v there is some evidence to suggest that there are barriers to expansion although the
majority of respondents considered that there are suitable premises/sites available
within the local area and Cornwall more generally.
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SA37
W93W92
SA94
St. Austell
Saltash & Torpoint
Launceston
Bude
Wadebridge
Truro, Redruth & Camborne
Falmouth & Helston
Penzance
L9
B1
FH3
FH4
FH2
FH6FH8
W89
W90
L12
L10L11W91
FH5
FH7
ST26ST27
ST29
ST23
SA53
SA35
SA50 SA54
SA40
SA34
SA38
SA42
ST22
PZ16
PZ17
PZ19PZ
18
PZ20PZ14 PZ
21
PZ13
PZ15
SA36 ST28
ST30
SA51
ST32
ST25
ST31
ST33
SA45SA43
ST24
SA52
SA49
SA48 SA
47
SA55SA58
SA39
SA46
SA62
SA56
SA57
SA63SA61
SA44
SA41
SA59
SA60
TCR66
TCR79
TCR82 TCR64
TCR68
TCR87
TCR77
TCR84TCR85
TCR83
TCR78
TCR67TCR
71
TCR73
TCR75
TCR81
TCR80
TCR72
TCR88
TCR69
TCR74
TCR76
TCR65
TCR86
Key
Travel to Work Area
Cornwall Local Authority Boundary
MAr
GIS30644-002
1:360,000 @ A3
November 2010
Cornwall County Council
Plan 7.2 Overview of employment sites with undeveloped land
Cornwall Employment Land Review
GIS Reference: S:\WE30644 - Cornwall Employment Land Review\WE30644 - Cornwall Employment Land Review - Undeveloped Employment Sites - 17.06.2010.mxd
Employment Site with undeveloped land!
Site Reference:
Newham Dev. Vacant Area (ha) 0
Total Area (ha) 25.321
Newham Industrial Estate
Newham
Truro
Undeveloped Land (ha) 0
Average Age of buildings: 3
Average Quality of buildings: 3
Noise and other obvious pollutants: 3
State of the external areas and public realm 3
Parking, internal circulation and servicing 1
Ease of access to site: 1
Adjacent land uses constraining operations or quality of uses on site:
5
Perception of the wider environmental quality:
3
Local facilities for work force: 3
Ease of access to main road network: 4
Proximity to rail, sea or air freight: 3
Access by public transport: 3
Strategic Access
Accessibility
SCORE (out of 60):- 35.5[Scoring: 5 = very good, 1 = very poor]
Quality of the wider environmentQuality of existing portfolio and internal environment
Market Segment of Existing Developed Sites:- General Industrial/Business Area
Newham is a large fragmented site with a mixture of office & industry uses. Many of the units have no on-site unit number.
There is an empty plot in the Truro Technology Park area.
The site has varying quality of the public realm and noise levels. It is closely located to Truro port and therefore has potential for sea freight.
Site Reference:
Treliske Dev. Vacant Area (ha) 0.31
Total Area (ha) 5.56
Treliske
Truro
Undeveloped Land (ha) 0
Average Age of buildings: 3
Average Quality of buildings: 4
Noise and other obvious pollutants: 4
State of the external areas and public realm 4
Parking, internal circulation and servicing 3
Ease of access to site: 2
Adjacent land uses constraining operations or quality of uses on site:
3
Perception of the wider environmental quality:
3
Local facilities for work force: 3
Ease of access to main road network: 4
Proximity to rail, sea or air freight: 1
Access by public transport: 5
Strategic Access
Accessibility
SCORE (out of 60):- 39[Scoring: 5 = very good, 1 = very poor]
Quality of the wider environmentQuality of existing portfolio and internal environment
Market Segment of Existing Developed Sites:- General Industrial/Business Area
Access to the site can be an issue as congestion at Oak Lane junction and Treliske roundabout. There are good public transport links as the site is located close to Truro park and ride.
Site Reference:
Treliske Medical Park Dev. Vacant Area (ha) 0
Total Area (ha) 2.772
Treliske
Truro
Undeveloped Land (ha) 2.772
Adjacent land uses constraining operations or quality of uses on site:
4
Perception of the wider environmental quality: 5
Local facilities for work force: 4
Ease of access to main road network: 4
Proximity to rail, sea or air freight: 1
Site Access; layout of the internal estate road system:
4
Topography, size and shape: 3
On-site environmental issues: 3
Contamination/land instability/on-site structures:
3
Amenity of adjacent occupiers: 4
Access by public transport: 5 Previously developed in whole or part 4
Quality of the wider environment
Strategic Access
Site Development Constraints
Sequential Test and Brownfield/Greenfield
TOTAL SCORE (out of 60):- 44
[Scoring: 5 = very good, 1 = very poor]
Accessibility
ALLOCATED SITES
The main issue relating to this site relates to access as entrance to the site can get very congested at tiimes.
1133500v1
Employment Forecasting Methodology
Scenario 1: Baseline Forecast
Forecasts of employment growth for Cornwall’s eight 2001 TTWAs up to 2026 were obtained
from Experian Business Strategies in October 2009. Using Lower Level Super Output Area
(LSOA) data, these were adjusted to exclude those parts of the Travel-to-Work Areas (TTWAs)
that lie within Devon, as follows:
TTWA
Bude (derived from Bude & Holsworthy TTWA)
Falmouth & Helston
Launceston (derived from Launceston TTWA)
Penzance
Saltash (derived from Plymouth TTWA)
St Austell
Truro, Redruth & Camborne
Wadebridge
The total job change for each TTWA between 2009 and 2026 was calculated and then broken
down into non-B and B class jobs. The B class employment was further divided into the three
main B use classes, i.e. office (B1(a/b)), manufacturing (B1(c)/B2) and distribution (B8). The
non-B and B class proportions were based on 2007 ABI data for Cornwall, which sets out
existing employment by four-digit SIC code. The definitions of each use class by SIC code are
set out below.
Use Class SIC Code
B1(a/b) 22.11-22.15
65-67
70-74
75.11-75.14,
B2/B1(c) 15.1-37.2 (excluding 22.11-22.15)
50.20
50.40
45.33-45.45
B8 51
60.24
63.11-63.12
63.21
64.11-64.12
Non-B All others not listed above
The job changes by main B class were then converted to floorspace using ODPM guidance
ratios as follows:
• B1 offices: 1 to 20 sq m
• B2/B1(c): 1 to 31 sq m
• B8: 1 to 40 sq m (small scale strategic distribution assumed)
The floorspace figures converted to a land requirement assuming a plot ratio of 0.4 i.e. one
hectare can accommodate 4,000 sq m of floorspace.
1133500v1
Nb. For any “negative” floorspace requirements (i.e. where an overall job decrease is forecast
for 2009-2026), the land requirement was assumed to be 0ha.
Scenario 2: Past Employment Trends
The Past Employment Trends scenario was based on Experian Business Strategies
employment data between 1997 and 2007. The numbers of jobs for each TTWA for 1997-
2007 were extrapolated forward for each year from 2008 to 2026 (n.b. where the trend was
negative, this was assumed to be 0 jobs).
The figures were translated into B-class sectors and converted into floorspace and land
requirements as per Scenario 1.
Scenario 3: Past Take-Up Rates
Valuation Office Agency (VOA) data was obtained which set out the net change in employment
floorspace across Cornwall from 1998 to 2008, for offices, factories and warehouses. Data
was not available on a TTWA basis.
From this data, an annual change in employment space figure was calculated for each B class
use. Assuming this rate of change will apply in the future, this was then multiplied by 17 to
provide figures for the period 2009 to 2026.
The floorspace figures were then converted to land requirements using the method set out in
Scenario 1.
Scenario 4: Labour Supply
ONS 2006-based sub-national population projections for Cornwall were obtained to provide
the estimated population growth for 2009 to 2026. Data was not available on a TTWA basis.
NOMIS was then used to obtain the proportions of the total population in Cornwall which are
of a working age and economically active. These proportions were applied to the total
population figure to derive an estimate of the growth in the number of economically active,
working people in Cornwall over 2009 to 2026.
2007 ABI data for Cornwall was then used to estimate the proportions of jobs in each main B
class. This was adjusted for out and in commuting using 2001 Census data to provide an
estimate of the proportion of people resident in Cornwall working outside the County and of
the numbers of people commuting from outside Cornwall to work in the County.
The above approach provided an estimate of the likely available labour supply between 2009
and 2026. Floorspace and land requirements were calculated as per Scenario 1.
Categorisation of B and Non B Uses by Sector
Experian Sector Uses
Office, Industrial
or Non-B?
Considered in
Report?
NLP Category
Agriculture, Forestry &
Fishing Agriculture, Forestry & Fishing Non-B Yes
Agriculture
and Fishing
Oil & Gas Extraction Oil & Gas Extraction Non-B No -
Other Mining Iron, uranium, other metal ores Non-B Yes Minerals
Food, Drink & Tobacco Food, Drink & Tobacco Industrial Yes B-class
Textiles & Clothing Luggage, footware, clothes,
other textiles Industrial Yes B-class
Wood & Wood
Products Wood & Wood Products Industrial Yes B-class
Paper, Printing &
Publishing Paper, Printing & Publishing
Industrial &
Office Yes B-class
Fuel Refining Fuel Refining Industrial Yes B-class
Chemicals Pharmaceuticals, pesticides,
paint etc Industrial Yes B-class
Rubber & Plastics Rubber & Plastics Industrial Yes B-class
Minerals Glass, ceramics, stone,
concrete Industrial Yes B-class
Metals Metals Industrial Yes B-class
Machinery &
Equipment Machinery & Equipment Industrial Yes B-class
Electrical & Optical
Equipment Electrical & Optical Equipment Industrial Yes B-class
Transport Equipment Transport Equipment Industrial Yes B-class
Other Manufacturing Furniture, Recycling Industrial & Non-
B Yes
B-class and
waste
Gas, Electricity &
Water
Power stations, network
maintenance, reservoirs Non-B Yes Power
Construction Construction of buildings Industrial & Non-
B Yes Construction
Wholesaling
Vehicle sales & maintenance,
petrol filling stations, trade
counters
Industrial & Non-
B Yes
Retailing Shops and auxiliary functions Non-B Yes Retail
Hotels & Catering Hotels, restaurants, bars,
nightclubs Non-B Yes
Part Tourism
& Leisure
Transport Cargo handling, taxis, bus &
trains, haulage, travel agencies
Industrial & Non-
B Yes Transport
Communications Post, Couriers &
Telecommunications
Office &
Industrial Yes
Banking & Insurance Banks, Insurers and auxiliary
functions Office Yes
Business Services Legal, accounting, consultancy,
advertising, industrial cleaning Office Yes
Other F&Bs
Real estate, hire of vehicles &
machinery, research &
development
Office Yes
Public Admin. &
Defence
Local & County Councils, Civil
Service, Quangos, NGOs,
military installations
Office & Non-B Yes
Includes
Public
Administration
Education Schools, universities,
nurseries, language schools Non-B Yes Education
Health Hospitals, GPs surgeries, care
homes, vets, dentists, Non-B Yes Health
Other Services
Cinemas, churches, refuse
disposal, theme parks, sports
facilities, libraries, museums,
theatres
Non-B Yes
Includes
Sports,
Waste, part
Tourism &
Leisure