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Brighton & Hove City Council Employment Land Supply Delivery Trajectory

Final Report

June 2013

Brighton & Hove Employment Land Supply Trajectory Final Report Brighton & Hove City Council

June 2013

13191/02/MS/CGJ

Nathaniel Lichfield & Partners 14 Regent's Wharf All Saints Street London N1 9RL nlpplanning.com

This document is formatted for double sided printing. © Nathaniel Lichfield & Partners Ltd 2013. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent's Wharf All Saints Street London N1 9RL All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A

Brighton & Hove Employment Land Supply Trajectory : Final Report

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Contents

1.0 Introduction 1 Background ................................................................................................ 1 Scope of Assessment ................................................................................. 1 Structure of Report ..................................................................................... 2

2.0 Methodology 3 Approach to Assessment ............................................................................. 4

3.0 Assessment of Sites 5 Availability .................................................................................................. 5 Deliverability ............................................................................................... 6

4.0 Supply Trajectory 8 Analysis ................................................................................................... 11

5.0 Key Findings & Implications 13 Key Findings ............................................................................................. 13 Implications.............................................................................................. 14 Future Updating & Monitoring..................................................................... 15


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Figures

Figure 4.1 Indicative Delivery Trajectory for Employment Land Supply by Five-Year Period .. 8 Figure 4.2 Office Floorspace Trajectory ........................................................................ 11 Figure 4.3 Industrial Floorspace Trajectory. .................................................................. 12

Tables

Table 2.1 Availability Analysis of Employment Sites ....................................................... 3 Table 3.1 Availability Analysis of Employment Sites ....................................................... 5 Table 3.2 Deliverability Analysis of Employment Sites .................................................... 6

Appendices

Appendix 1 Site Location Plan Appendix 2 Site Assessment Matrix


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1.0 Introduction

1.1 This report has been prepared by Nathaniel Lichfield & Partners (NLP) following completion of the Employment Land Study 2012 (ELS) on behalf of Brighton & Hove City Council (BHCC)1. It follows recommendations made by the ELS that the Council should prepare more detailed evidence on the City’s future employment land supply trajectory.

Background

1.2 The ELS identified a quantitative requirement for additional industrial land, and sufficient land for offices albeit against a backdrop of very limited delivery of new office space over the past 20 years. The ELS therefore recommended that:

"…the Council should evidence how its portfolio of allocations and other development opportunities will support delivery of new employment space over the short, medium and long-term (structured broadly in five year periods)."

1.3 The need for this analysis is supported by a number of recent best practice documents on employment land reviews such as the SEEPB Guidance on Employment Land Assessments (2010) and the East Midlands ELS Source Book (2012)2. These advocate the need for local authorities to consider the delivery and phasing of the employment sites identified as part of their portfolio. For example, the SEEPB guidance advised, “to assist deliverability there should be at least a demonstrable five-year rolling supply of deliverable employment and economic development land…the schedule of sites should also be linked to the annual monitoring process and periodically updated to ensure the rolling supply of suitable and deliverable employment land.”

1.4 The National Planning Policy Framework (NPPF) also requires authorities to assess “the needs for land or floorspace for economic development” and “the existing and future supply of land available for economic development and its sufficiency and suitability” (paragraph 161) against the backdrop of positive planning for growth.

Scope of Assessment

1.5 This report provides an assessment of 19 employment sites in the City which form part of its employment land supply identified in the Submission City Plan to meet future needs over the period to 2030. This includes all Development Area Strategic Allocations and significant sites with extant planning permission. The assessment examines the extent to which each site is available for employment development and how deliverable this would be within a series of five-year periods for the duration of the City Plan, taking account of particular constraints or other factors identified for each site.

1 Brighton & Hove Employment Land Study 2012, Nathaniel Lichfield & Partners, December 2012 2 Employment Land Reviews Guidance Note, South East England Partnerships Board, 2010; Employment Land Study Source Book, East Midlands Councils, June 2012


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1.6 An important consideration for any work of this type is that it is inevitably a ‘point-in-time’ assessment that cannot entirely reflect very recent changes in circumstances not reflected in published statistics or evidence. This study has incorporated the latest information available at the time of preparation. The accuracy of information derived from third party sources has not been checked or verified by NLP.

Structure of Report

1.7 The report is structured as follows:

a Section 2.0 describes the methodology for the assessment of sites;

b Section 3.0 summarises the key findings of the assessment;

c Section 4.0 sets out the likely phasing of the City’s employment land supply to arrive at an overall trajectory; and

d Section 5.0 provides key findings and implications.

1.8 Appendix 1 provides a site location plan and Appendix 2 contains a detailed assessment matrix for all sites considered.


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2.0 Methodology

2.1 This section sets out the approach used to assessing the availability and deliverability of employment sites within Brighton & Hove and the likely trajectory of sites coming forward.

2.2 The assessment examined 19 sites in detail, comprising:

1 Development Area strategic allocations as defined by Policy CP3 of the Submission City Plan, where a specific capacity for new employment floorspace has been indicated and/or has extant planning permission.

2 Other significant sites with extant planning permission for B-class employment space.

2.3 It should be noted that 11 other sites are also identified by the Submission City Plan as contributing to future employment space needs, including a number of employment-led mixed use development sites. However, these sites have not been assessed for the purposes of the trajectory either because no specific floorspace capacities are identified by the City Plan or no net additional floorspace is assumed on these sites (i.e. existing space is replaced).

2.4 An overview of these sites is provided in Table 2.1, with locations shown on the plan included at Appendix 1.

Table 2.1 Availability Analysis of Employment Sites

Status Number of Sites

Potential Supply (sq.m)

Offices Industrial

Development Area Strategic Allocations with identified floorspace

15 78,528 – 83,528 9,511

Development Area Strategic Allocations with no identified floorspace

6 n/a n/a

Employment-led mixed use redevelopment sites*

5 n/a n/a

Extant Planning Permissions **

3 9,418 0

Other # 1 6,500 0

Total 30 94,446 – 99,446 9,511

Source: NLP analysis

Notes: * Sites identified by Policy CP3 for no net loss of employment floorspace ** Includes Astoria, Patcham Place and Sackville Trading Estate # Patcham Court Farm is identified as a strategic allocation but is not included within a defined Development Area


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Approach to Assessment

2.7 The assessment broadly follows an approach that shadows the equivalent exercise for the 'availability' and 'achievability' stages of Strategic Housing Land Availability Assessments (SHLAAs). It assumes that the 'suitability' status of the employment sites has already been considered as part of the ELS site assessments (excluding extant planning permissions). Based on a range of factors, the key questions that the assessment focuses on are therefore:

When is a site likely to be available for development?

When is a site likely to be able to deliver development?

2.8 The assessments draw on representations submitted to the draft and submission version of the City Plan, discussions with Council officers, and other available and relevant Council evidence documents (e.g. the Cluttons’ Strategic Sites Viability Study and the 2012 SHLAA update).

2.9 Each site was reviewed in terms of:

a Site details i site size;

ii allocation in Submission City Plan or extant planning permission;

iii potential for new industrial or office floorspace (based on City Plan allocation or extant planning permission).

b Availability i ownership and current tenants/occupation;

ii planning status/history;

iii known developer/landowner aspirations drawing on City Plan representations where available.

c Deliverability i presence of abnormal of cumulative costs or delivery factors;

ii market attractiveness of locality;

iii extent of active marketing / known developer interest.

2.10 These findings have been drawn together in the form of a matrix with a green/amber/red ‘traffic light’ assessment for each site to indicate how it performs against each of the availability and deliverability criteria.

2.11 For sites assessed as both ‘available’ and ‘deliverable’ during the Plan period, an estimate was made of the amount of floorspace (split in terms of offices and industrial space) considered likely to take place within each 5-year period, based on the particular constraints and development factors identified for each site. These time periods were chosen to be consistent with those adopted for the Brighton & Hove 2012 SHLAA update (i.e. pre-Plan adoption, 2014-2019, 2019-2024, 2024-2030).3

3 2012 SHLAA Update, Brighton & Hove City Council, December 2012


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3.0 Assessment of Sites

3.1 This section summarises the key findings of the assessment, with details for each site included at Appendix 2.

Availability

3.2 On the basis of the achievability factors assessed, a judgement was made on the overall achievability of each site coming forward for development as follows:

a Available now – sites where ownership, planning permission for B-class space and developer/landowner aspirations indicate that the site can be considered available now for development.

b Available in Future – sites with some constraints in terms of ownership/current occupation, absence of planning permission or lack of clear developer/landowner aspirations, but there is a reasonable prospect that these can be overcome during the Plan period.

c Not available – sites with significant constraints in terms of ownership, planning status or conflicting developer/landowner aspirations which imply very limited prospect of the site being available for development during the Plan period.

d Unknown – insufficient information available to make an assessment at this time.

3.3 Table 3.1 presents a summary of the results of the achievability assessment. Of the 19 sites assessed for availability, seven are considered ‘available’, 11 are considered ‘available in the future’, and none are considered ‘not available’ based on current information.

Table 3.1 Availability Analysis of Employment Sites

Status Number of Sites Potential Supply (sq.m)

Offices Industrial

Available 7 22,059 0

Available in Future 11 70,387 – 75,387 9,511

Not Available 0 0 0

Unknown 1 2,000 0

Total 19 94,446 – 99,446 9,511


3.6 In floorspace supply terms, the results can be summarised as follows:

a Offices: between 22-23% of floorspace is considered ‘available’, with 74-75% assessed as ‘available in future’, and 2-3% currently ‘unknown’;


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b Industrial: 0% of floorspace is considered ‘available’, with 100% assessed as ‘available in future’.

Deliverability

3.7 On the basis of the deliverability factors assessed, a judgement was made on the overall deliverability of each site coming forward for development as follows:

a Deliverable – sites where there are few factors which would pose ‘abnormal costs’4 or other barriers, or where these exist there is a good prospect that they could be overcome (e.g. due to market strength or cross-subsidy of uses) in the context of the amount of development proposed in the Submission City Plan.

b Unknown or Marginal – sites where there are identified site works which are likely to present abnormal costs and where there is a question mark over the viability of the amount of development proposed in the Submission City Plan. In these instances further feasibility work is likely to be required to assess the extent to which these factors will impact upon viability and can be overcome.

c Not Deliverable – sites where the identified works associated with the site (e.g. strategic infrastructure, site preparation) would not be able to be delivered as part of the value generated by the amount of development proposed in the Submission City Plan to the extent that it could render development unviable.

d Unknown – insufficient information available to make an assessment at this time.

3.8 Table 3.2 presents a summary of the results of the deliverability assessment. Of the 19 sites assessed for deliverability, 10 are considered ‘deliverable’, seven are considered ‘marginal/uncertain’, one is considered ‘not deliverable’ and one is assessed as ‘unknown’ based on current information.

Table 3.2 Deliverability Analysis of Employment Sites

Status Number of Sites Potential Supply (sq.m)

Offices Industrial

Deliverable 10 46,232 – 51,232 0

Marginal / Uncertain 7 46,214 7,511

Not Deliverable 1 0 2,000

Unknown 1 2,000 0

Total 19 94,446 – 99,446 9,511


3.11 In floorspace supply terms, the results can be summarised as follows: 4 ‘Abnormal costs’ are the costs which a site has to incur to make it ‘oven ready’ for development over and above the normal on-site costs of developing a site


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a Offices: between 49-52% of floorspace is considered ‘deliverable’, with 46-49% assessed as ‘marginal/uncertain’, and 2-3% currently ‘unknown’;

b Industrial: 0% of potential floorspace is assessed as ‘deliverable’, 79% is considered ‘marginal/uncertain’, with 21% assessed as ‘not deliverable’.


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4.0 Supply Trajectory

4.1 Based on the assessment of site availability and deliverability set out in Section 3.0, a potential floorspace supply trajectory has been compiled for both office and industrial space over the City Plan period.

4.2 Drawing on the combination of availability and deliverability factors, each site has been allocated to a five-year period (i.e. pre-Plan adoption, 2014-2019, 2019-2024, 2024-2030). Some larger development sites have been profiled over more than one five-year period in line with any published phasing proposals or estimated planning and build-out assumptions. Sites assessed as ‘not deliverable’ or classified as ‘unknown’ have been excluded from the trajectory given the lack of certainty that they will deliver floorspace.

4.3 The output from this exercise is shown in Figure 4.1 below and set out in more detail in Table 4.1 overleaf.

Figure 4.1 Indicative Delivery Trajectory for Employment Land Supply by Five-Year Period


4.4 The results can be summarised as follows:

1 No office or industrial floorspace supply is anticipated to be delivered during the Pre-Plan Adoption period (i.e. before 2014) on identified sites. It is partly a reflection of current market conditions and lead in times for developments, however some new space (e.g. Amex Phase 1) has recently been delivered.

2 For office floorspace, 30% is expected to be delivered between 2014-19, 59% between 2019-24 and 10% between 2024-30.

3 For industrial floorspace, 22% is expected to be delivered between 2014-19, 50% between 2019-24 and 28% between 2024-30.

0

10,000

20,000

30,000

40,000

50,000

60,000

Pre-Plan Adoption 2014-2019 2019-2024 2024-2030

Indi

cati

ve F

loor

spac

e D

eliv

ery

(m2

)

Plan Period

Offices (B1a/b)

Industrial (B1c/B2/B8)

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Table 4.1 Indicative Delivery Trajectory for Employment Land Supply by Five-Year Period

Source: NLP analysis Note: Maximum office floorspace indicated for DA5.C.2 Edward Street Quarter; excludes 1,000 sq.m ‘floating’ requirement for DA6 Hove Station which is not allocated to an individual site.

DA2.C.2. Gas Works site 0 0 0 0 0 0 0 0

DA3.C.1 Preston Barracks and Brighton University (Mithras House and Watts/Cockcroft Site)

0 0 0 0 10,600 0 0 0

DA3.C.2 Woollards Field South 0 0 5,000 0 0 0 0 0

DA3.C.3 Falmer Released Land, Former Falmer High School

a) Vantage Point, Elder Place (including Circus Parade)b) Trade Warehousing (Longley Industrial Estate) 4-6 New England Street

0 0 0 0 3,000 0 0 0

c) Richardson's Scrapyard and Brewers Paint Merchant Site, New England Street

0 0 0 0 3,000 0 0 0

d) Cheapside (south between Blackman Street and Whitecross Street)

0 0 0 0 0 0 0 0

e) Blackman Street Site (land adj to Britannia House) 0 0 0 0 2,000 0 0 0

f) Block J Brighton Station Site 0 0 2,973 0 0 0 0 0

g) Block K Brighton Station Site 0 0 3,428 0 0 0 0 0

h) GB Liners site, Blackman Street 0 0 3,327 0 0 0 0 0

DA4.C.2. New England House, New England Road

DA4.C.3. 125-163 Preston Road

DA5.C.2. Edward Street Quarter 0 0 0 0 20,000 0 0 0

DA5.C.3 Circus Street Site 0 0 3,200 0 0 0 0 0

DA5.C.4 Freshfield Road Business Park and Gala Bingo Hall

DA6.C.1 Conway Street Industrial Area

DA7.C.1Toads Hole Valley east of the SNCI and south of the A27 embankment

0 0 5,000 0 10,000 0 10,000 0

Aldrington Basin 0 0 0 1,618 0 1,618 0 0

South Portslade Industrial Estate 0 0 0 0 0 2,137 0 2,137

Franklin Road Industrial Estate

School Road Hove

Melbourne Street Industrial Area

Portland Road Trading Estate (including EDF & Martello House)

Land North of Newtown Road

Other Patcham Court Farm 0 0 2,500 0 4,000 0 0 0

Astoria 0 0 3,362 0 0 0 0 0

Patcham Place 0 0 769 0 0 0 0 0

Sackville Trading Estate 0 0 0 0 5,287 0 0 0

TOTAL 0 0 29,559 1,618 57,887 3,755 10,000 2,137

Site Reference

Site Name

DA4.C.1

DA8 Shoreham Harbour

Mixed Use Sites

Extant Planning Permissions

Offices (B1a/b)

Industrial (B1c/B2/B

8)

Offices (B1a/b)


8)

Offices (B1a/b)

2024-2030

Indicative Floorspace Trajectory


8)

Offices (B1a/b)


8)

Pre-Plan Adoption 2014-2019 2019-2024


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Analysis

4.5 For comparison purposes, the implied annual average floorspace supply for each five-year period has been benchmarked against the 2000-2012 annual average net floorspace completions for both office and industrial uses. This is based on Council monitoring data as set out in Table 4.2. This represents a reasonably long time period for comparison and covers a full economic cycle. Whilst past completion rates reflect patterns of development activity and market demand, they may represent an underestimate where this has been unduly constrained.

Table 4.2 Annual Average Gross Completions for Office and Industrial Floorspace

Type Annual Average Net Completions (sq.m)

Offices 5,680

Industrial 1,490

Source: NLP analysis / BHCC monitoring data

4.6 Reviewing the City Plan supply trajectory in this context, office floorspace delivery in the 2014-19 would be at broadly similar levels to the historic rate, averaging about 5,900 sq.m per annum (Figure 4.2). The rate of office floorspace delivery would accelerate to 11,600 sq.m per annum during 2019-2024, over twice the historic rate, and then fall to just under 2,500 sq.m per annum during 2024-2030. The increase in office floorspace delivery during the 2014-2019 would appear reasonable in line with expectations of gradual market recovery from recession, although it should be noted that the trajectory will be significantly influenced by the timing and phasing of two large-scale office schemes (DA5.C.2. Edward Street Quarter, DA7.C.1. Toad’s Hole Valley).

Figure 4.2 Office Floorspace Trajectory


0

2,000

4,000

6,000

8,000

10,000

12,000


Impl

ied

Ann

ual D

eliv

ery

(m2

)

Plan Period

Offices (B1a/b)

2000-2012 Annual Average


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4.7 Based on the current assessment, delivery of industrial floorspace will be significantly below historic rates for the duration of the City Plan (Figure 4.3). These historic rates have, in themselves, been relatively modest and comprised new industrial space on a limited number of sites including Shoreham Harbour and Woodingdean Business Park. Looking forward, the implied rate will be equivalent to 22% of the past rate of delivery during 2014-19, increasing to 50% during 2019-2024 before falling back to 29% during 2024-2030. It should be noted that this supply position is based on only two sites (both within DA8 Shoreham Harbour) being deliverable during the Plan period, and accordingly is very sensitive to the particular circumstances of those sites.

Figure 4.3 Industrial Floorspace Trajectory


0

200

400

600

800

1,000

1,200

1,400

1,600


Impl

ied

Ann

ual D

eliv

ery

(m2

)

Plan Period

Industrial (B1c/B2/B8)

2000-2012 Annual Average


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5.0 Key Findings & Implications

5.1 Based on the analysis in the preceding sections, the following key findings and implications can be identified.

Key Findings 1 This report has assessed the availability and deliverability of sites

identified in the Submission City Plan as contributing to meeting future office and industrial floorspace requirements in the period to 2030. The analysis is limited to those sites where specific floorspace capacities have been identified and/or extant planning permissions exist, recognising that other sites will also contribute to meeting future needs (e.g. mixed-use redevelopment sites) but are not assumed as delivering net increases in employment floorspace.

2 Of the 19 sites considered in detail, 18 are considered to be either ‘available’ or ‘available in the future’; one site is currently ‘unknown’. More specifically: i nearly 25% of potential office floorspace is considered ‘available’,

with the remaining 75% ‘available in the future’;

ii none of potential industrial floorspace is considered ‘available’, but all is considered ‘available in the future’.

3 In terms of deliverability, 10 sites are assessed as ‘deliverable’, seven are considered ‘marginal/uncertain’, with one ‘not deliverable’ and one ‘unknown’. The implications are that: i between 49-52% of office floorspace is considered deliverable, with

46-49% assessed as marginal/uncertain, and 2-3% currently unknown; and

ii 0% of potential industrial floorspace is assessed as ‘deliverable’, 79% is considered ‘marginal/uncertain’, with 21% assessed as ‘not deliverable’.

4 Drawing these factors together, the potential supply trajectory can be summarised as: i no office or industrial floorspace supply is anticipated to be

delivered during the Pre-Plan Adoption period (i.e. before 2014) on identified sites. It is partly a reflection of current market conditions and lead in times for developments, however it should be noted that some new space (e.g. Amex Phase 1) has recently been delivered; 30% of office floorspace is expected to be delivered between 2014-19, 59% between 2019-24 and 10% between 2024-30; and

ii 22% of industrial floorspace is expected to be delivered between 2014-19, 50% between 2019-24 and 28% between 2024-30.


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Implications

5.2 It is important to acknowledge that the sites assessed in this study are not the only potential sources of new employment floorspace available in Brighton & Hove, and through Policy CP3 the Submission City Plan also supports both new and upgraded office and industrial space on existing sites. However, because these other sites are not expected to yield net gains in employment floorspace (i.e. because the policy position is ‘no net loss’) they have not been considered for the purposes of compiling the trajectory. These sites will, however, make some contribution to meeting future needs as older stock is replaced.

5.3 For offices, the potential delivery trajectory of new space appears reasonably balanced across the Plan period if slightly ‘lumpy’ in nature. Considered on an annualised basis, potential new office floorspace would be capable of exceeding that delivered during the 2000-2012 period for the first 10 years of the Plan. In the initial five-year period, this comprises a number of sites which benefit from extant planning permission which helps to provide some confidence of delivery.

5.4 Beyond this, there is greater reliance on larger office schemes coming forward in phases over a number of years (i.e. Amex Phase 2, Toad’s Hole Valley, Patcham Court Farm). However, this would potentially align with a general expectation of improved economic and market conditions by this time, whilst phasing will help provide flexibility to respond to needs as they arise. Although office space delivery is expected to peak in quantitative terms in the 2019-2024 period reflecting the concentration of larger schemes, this will not obviate the need to ensure that potential smaller office developments (particularly in Central Brighton) also come forward in order to provide a range and choice of supply to meet the needs of different types of occupiers, as well as greater flexibility to meet market requirements. The Council will also want to carefully monitor that the earlier 2014-2019 office developments identified are delivered, and consider scope to help accelerate the phasing of later schemes in the event that they do not come forward and the pipeline supply of new office space becomes constrained.

5.5 Based on the current assessment, delivery of new industrial floorspace will be significantly below historic rates for the duration of the City Plan. It is considered that the majority of potential supply currently identified could come forward in the 2019-2024 period. This reflects that the supply which has been assessed as deliverable comprises just two sites (both at Shoreham Harbour). A third identified industrial site, the Gas Works, has been assessed as currently not deliverable. A number of complementary options exist to support delivery of additional industrial floorspace:

1 Undertake a detailed assessment (in conjunction with the landowners) for the provision of industrial floorspace at the Gas Works site, to investigate means to cross-subsidise delivery or improve viability through policy or other measures.


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2 Pursue the option to substitute some office for industrial floorspace at Toad’s Hole Valley as provided for by Policy CP3 (but not quantified within this assessment), taking account of the potential reduction in office floorspace that would result.

3 Increase the extent to which existing and mixed-use redevelopment sites provide net additional industrial floorspace, although this will need to take account of how these sites perform (considered as part of the Employment Land Study 2012) and the viability of future redevelopment.

4 Identify additional supply to meet industrial needs through the City Plan Part Two, including the potential for co-location of some industrial activities on identified waste sites where appropriate.

5 Not identify additional capacity for new industrial space, instead assuming that these needs are met elsewhere having regard to the implications for the City’s economy and the Council’s obligations under the Duty to Cooperate.

5.6 The supporting text for Policy CP3 of the Submission Local Plan identifies that some flexibility may be applied to the development capacity assumptions on allocated sites subject to a number of tests, including where there is demonstrable benefit in terms of early (re)development opportunities, to support regeneration and delivery of viable schemes. The case for whether flexibility should be applied will need to be considered on a site-by-site basis, having regard to the contribution any individual site is anticipated to make to meeting office or industrial needs within any rolling five-year period, and the extent to which reasonable alternatives exist.

Future Updating & Monitoring

5.7 The analysis contained in this report is based on the latest available information at the time of preparation and may be subject to change. It is therefore recommended that the City Council undertake regular updating of this assessment taking account of latest site and market information, linked to normal annual monitoring report cycles.


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Appendix 1 Site Location Plan

DA8

DA6

DA7

DA3

DA2

DA4

DA5

DA7.C.1

9

DA8.2

6

4

DA8.1

DA3.C.1

2

5

8

3

1 DA6.C.1

DA5.C.4

DA3.C.2

DA2.C.2

DA4.C.3

DA3.C.3

Based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A

DA4

DA3

DA5

SA2

DA5.C.2

7

DA5.C.3

DA4.C.1.f

DA4.C.1.a

DA4.C.2

DA4.C.1.bDA4.C.1.c

DA4.C.1.dDA4.C.1.e

DA4.C.1.h

DA4.C.1.g

CITYCENTRE

Overview of Employment Sites

Development AreasDA2.C.2DA3.C.1DA3.C.2DA3.C.3

DA4.C.1.aDA4.C.1.bDA4.C.1.cDA4.C.1.dDA4.C.1.eDA4.C.1.f

DA4.C.1.gDA4.C.1.h

DA4.C.2DA4.C.3DA5.C.2DA5.C.3DA5.C.4DA6.C.1DA7.C.1

DA8.1DA8.2

Gas Works SitePreston Barracks and Brighton University (Mithras House and Watts/Cockcroft Site)Woollards Field SouthFalmer Released Land, Former Falmer High SchoolVantage Point, Elder Place (including Circus Parade)Trade Warehousing (Longley Industrial Estate) 4-6 New England StreetRichardson's Scrapyard and Brewers Paint Merchant Site, New England StreetCheapside (south between Blackman Street and Whitecross Street)Blackman Street Site (land adjacent to Britannia House)Block J Brighton Station SiteBlock K Brighton Station SiteGB Liners site, Blackman StreetNew England House, New England Road125-163 Preston RoadEdward Street QuarterCircus Street SiteFreshfield Road Business Park and Gala Bingo HallConway Street Industrial AreaToads Hole Valley east of the SNCI and south of the A27 embankmentAldrington BasinSouth Portslade Industrial Estate

Development Area Boundaries

SA2: Central Brighton Policy

Site with specific floorspace capacity

Site with no specific floorspace capacity

Mixed Use Sites1.2.3.4.5.

Franklin Road Industrial EstateSchool Road HoveMelbourne Street Industrial AreaPortland Road Trading Estate (including EDF and Martello House)Land North of Newtown Road

Other6. Patcham Court FarmExtant Planning Permissions7.8.9.

AstoriaPatcham PlaceSackville Trading Estate


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Appendix 2 Site Assessment Matrix

4682721v1

Brighton & Hove Employment Land Supply Delivery Trajectory – at June 2013

Designed for A3 printing.

DA2.C.2. Gas Works site 0.44 Y N 2,000 0 2,000 Amber Amber Green Available in Future Red Amber Red Red Not Deliverable 0 0 0 0 0 0 0 0 0 0 0 0

Available in the future, but

not deliverable

DA3.C.1 Preston Barracks and Brighton University (Mithras House and

Watts/Cockcroft Site)4.5 Y N 10,600 10,600 0 Amber Amber Green Available in Future Amber Green Green Amber Marginal/Uncertain 0 0 0 0 0 0 10,600 10,600 0 0 0 0


deliverability

marginal/uncertain

DA3.C.2 Woollards Field South 0.79 Y N 5,000 5,000 0 Green Amber Green Available Green Amber Green Green Deliverable 0 0 0 5,000 5,000 0 0 0 0 0 0 0

Available and deliverable

Subject to current planning

application by South East

Coast Ambulance Service

(SECamb) for Make Ready

Centre which would qualify

as alternative employment

generating floorspace.

DA3.C.3 Falmer Released Land, Former Falmer High School 1.91 Y N 0 0 0

a) Vantage Point, Elder Place (including Circus Parade) 0.36 Y N 0 0 0

b) Trade Warehousing (Longley Industrial Estate) 4-6 New England

Street 0.28 Y N 3,000 3,000 0 Amber Amber Amber Available in Future Green Green Amber n/a Deliverable 0 0 0 0 0 0 3,000 3,000 0 0 0 0

Available in the future and

deliverable

c) Richardson's Scrapyard and Brewers Paint Merchant Site, New

England Street0.26 Y N 3,000 3,000 0 Red Amber Amber Available in Future Green Green Amber n/a Deliverable 0 0 0 0 0 0 3,000 3,000 0 0 0 0

Available in the future and

deliverable

d) Cheapside (south between Blackman Street and Whitecross Street) 0.16 Y N 2,000 2,000 0 n/a Amber n/a Unknown Green Green n/a n/a Unknown 0 0 0 0 0 0 0 0 0 0 0 0Availability and deliverability

unknown

e) Blackman Street Site (land adjacent to Britannia House) 0.11 Y N 2,000 2,000 0 Green Amber Red Available in Future Green Green Red n/a Marginal/Uncertain 0 0 0 0 0 0 2,000 2,000 0 0 0 0


deliverability

marginal/uncertain

f) Block J Brighton Station Site 0.44 Y Y 2,973 2,973 0 Amber Green Green Available Green Green Green Green Deliverable 0 0 0 2,973 2,973 0 0 0 0 0 0 0 Available and deliverable

g) Block K Brighton Station Site 0.07 Y Y 3,428 3,428 0 Green Green Green Available Green Green Green Green Deliverable 0 0 0 3,428 3,428 0 0 0 0 0 0 0 Available and deliverable

h) GB Liners site, Blackman Street 0.08 Y Y 3,327 3,327 0 Green Green Green Available Green Green n/a n/a Marginal/Uncertain 0 0 0 3,327 3,327 0 0 0 0 0 0 0Available, but deliverability

marginal/uncertain

DA4.C.2. New England House, New England Road 0.27 Y N 0 0 0

DA4.C.3. 125-163 Preston Road 2.02 Y N 0 0 0

DA5.C.2. Edward Street Quarter 1.93 Y N 15,000 - 20,000 15,000 - 20,000 0 Amber Amber Green Available in Future Green Green n/a Green Deliverable 0 0 0 0 0 0 20,000 20,000 0 0 0 0 Available in the future and

deliverable

Assumes demolition of

former Amex building by

2016

DA5.C.3 Circus Street Site 0.75 Y N 3,200 3,200 0 Amber Amber Green Available Green Green Green Green Deliverable 0 0 0 3,200 3,200 0 0 0 0 0 0 0 Available and deliverable

DA5.C.4 Freshfield Road Business Park and Gala Bingo Hall 3.13 Y N 0 0 0

DA6.C.1 Conway Street Industrial Area 3.44 Y N 0 0 0

DA7.C.1 Toads Hole Valley east of the SNCI and south of the A27 embankment 36.98 Y N 25,000 25,000 0 Amber Amber Green Available in Future Green Amber n/a n/a Marginal/Uncertain 0 0 0 5,000 5,000 0 10,000 10,000 0 10,000 10,000 0Available in the future, but

deliverability

marginal/uncertain

Potential for some of the

25,000m2 to be substituted

by industrial floorspace,

subject to masterplanning

Aldrington Basin 9.9 Y N 3,237 0 3,237 Amber Amber Amber Available in Future Amber Green Amber Amber Marginal/Uncertain 0 0 0 1,618 0 1,618 1,618 0 1,618 0 0 0 Available in the future, but

deliverability

marginal/uncertain

South Portslade Industrial Estate 5.39 Y Part 4,274 0 4,274 Red Amber Amber Available in Future Amber Green Amber Amber Marginal/Uncertain 0 0 0 0 0 0 2,137 0 2,137 2,137 0 2,137


deliverability

marginal/uncertain

Franklin Road Industrial Estate 0.53 Y N 0 0 0

School Road Hove 1.21 Y N 0 0 0

Melbourne Street Industrial Area 0.55 Y N 0 0 0

Portland Road Trading Estate (including EDF and Martello House) 3.25 Y N 0 0 0

Land North of Newtown Road 0.77 Y N 0 0 0

Other Patcham Court Farm 1.46 Y N 6,500 6,500 0 Green Amber n/a Available in Future Green Amber Amber n/a Deliverable 0 0 0 2,500 2,500 0 4,000 4,000 0 0 0 0Available in the future and

deliverable

Astoria 0.15 N Y 3,362 3,362 0 Green Green Green Available Green Green Amber Amber Deliverable 0 0 0 3,362 3,362 0 0 0 0 0 0 0 Available and deliverable

Patcham Place 0.62 N Y 769 769 0 Green Green Green Available Amber Green n/a n/a Deliverable 0 0 0 769 769 0 0 0 0 0 0 0

Available and deliverable

Subject to Listed Buildings

Consent from the South

Downs National Park

Authority

Sackville Trading Estate 1.8 N Y 5,287 5,287 0 Amber Green Green Available in Future Green Amber Amber n/a Marginal/Uncertain 0 0 0 0 0 0 5,287 5,287 0 0 0 0


deliverability

marginal/uncertain

TOTAL 0 0 0 31,177 29,559 1,618 61,642 57,887 3,755 12,137 10,000 2,137

Positive assessment against criterion Green

Mixed assessment against criterion Amber

Negative assessment against criterion Red

Site Details Availability Deliverability Indicative Delivery Trajectory

Overall Assessment NotesSite

ReferenceSite Name Size (ha)

Allocated

in City

Plan?

(Y/N)

Overall Availability

Cumulative or

Abnormal

Cost/Delivery

Factors?

Active marketing /

known developer

interest?

Viability Factors

Planning

permission?

(Y/N)

Potential New Floorspace (m2)

Ownership and

OccupationPlanning Status

Overall

Deliverability


Total Offices (B1a/b)Industrial

(B1c/B2/B8)

Market

Attractiveness of

Locality

Developer /

landowner

AspirationsIndustrial

(B1c/B2/B8)Total

Offices

(B1a/b)

Industrial

(B1c/B2/B8)Total

Offices

(B1a/b)

Industrial

(B1c/B2/B8)

DA4.C.1

DA8 Shoreham

Harbour

Whilst 4,274m2 industrial

floorspace is assumed in

City Plan, some B1a

floorspace is included as

part of the mix of

employment uses - ongoing

masterplan work indicates

potential capacity for net

Mixed Use Sites

Extant Planning

Permissions

TotalOffices

(B1a/b)

Industrial

(B1c/B2/B8)Total

Offices

(B1a/b)

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