Employment Land Review 2012.indd - Calderdale Council

Employment Land Review 2012
Selective Update

1 Introduction
Need to Update
Other Evidence
2 Policy Context
National Policy
Regional Policy
Local Policy
3 The Local Economy
4 The Property Market
East Calderdale
Halifax
West Calderdale
5 Audit of Employment Sites
Assessment Method
East Calderdale
Halifax
West Calderdale
6 Land Demand and Supply
7 Conclusions
Appendix
Baseline scenario
Regaining 2007 levels by 2015
Zero Job Growth
Comparison of the scenarios
Calculating Gross Employment Land Requirements
Comparison of Supply and Demand
A Detailed Assessment Method
Suitability Assessment
Availability Assessment
Contents
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Calderdale MBC Employment Land Review 2012 - Selective Update
Contents
Viability Assessment 57
Delivery Assessment
B East Calderdale Site Assessments
East Calderdale - Intensification
East Calderdale - Allocations
East Calderdale - New Sites
C Halifax Site Assessments
Halifax - Intensification
Halifax - Allocations
Halifax - New Sites
D West Calderdale Site Assessments
West Calderdale - Intensification
West Calderdale - Allocations
West Calderdale - New Sites
Map 4.1 The three employment market areas
Map B.1 ELR009 Brow Mills
Map B.2 ELR010 Atlas Mills, Brighouse
Map B.3 ELR011 Hipperholme Works, Halifax Road, Hipperholme
Map B.4 ELR013 Burrwood Way Industrial Estate, Holywell Green
Map B.5 ELR014 Black Brook Way, West Vale
Map B.6 ELR016 Ainleys Industrial Estate, Huddersfield Road, Elland
Map B.7 ELR019 Clough Mills, Halifax Road, Shelf
Map B.8 ELR025 Lowfields Way/ Off Shaw Lane, Elland
Map B.9 ELR101 (EM1) Birds Royd Lane, Brighouse
Map B.10 ELR102 (EM11A) Atlas Works and Ainleys, Elland
Map B.11 ELR103 (EM16) & ELR104 (EM17) Wistons Lane/ Century Road, Elland
Map B.12 ELR107 (EM42) Wakefield Road, Clifton
Map B.13 ELR108 (EM44) Southedge Quarry, Brighouse Road, Hipperholme
Map B.14 ELR109 (EM46) Adjacent Surfachem, Huddersfield Road, Elland
Map B.15 ELR110 (EM47) North of River, Stainland Road
Map B.16 ELR119 (EM60) River Street, Brighouse
Map B.17 ELR121 (EM62) Armytage Road, Brighouse
Map B.18 ELR125 (EM67) Lowfields, Elland
Map B.19 ELR126 (EM68) East of Brighouse Road, Hipperholme
Map B.20 ELR131 (MU4) Sugdens Mill, Mill Royd Street, Brighouse
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Map B.21 ELR205 Land adjacent Lowfields/ Wiston Lane, Elland
Map B.22 ELR209 Rear 9A Birds Royd Lane, Brighouse
Map B.23 ELR210 West of Anchor Place, Brighouse
Map B.24 ELR222 Rear Ainleys Industrial Estate, Elland
Map B.25 ELR223 Land at Brighouse Road, Ainley Top
Map B.26 ELR224 Burrwood Way, Holywell Green
Map B.27 ELR225 Blackley Brickworks, Blackley Road, Elland
Map B.28 ELR226 Land North of Dewsbury Road, Rastrick
Map B.29 ELR227 Land at Dewsbury Road, Old Earth
Map B.30 ELR228 West Vale Works, Stainland Road, West Vale
Map C.1 ELR017 Waterside, Water lane
Map C.2 ELR018 Railway Cutting, Holmfield Industrial Estate
Map C.3 ELR021 Asquith Bottom Mills, Sowerby Bridge
Map C.4 ELR022 Lloyds Data Centre, Copley
Map C.5 ELR023 Lee Bridge Industrial Estate, Halifax
Map C.6 ELR026 Sewage Works, Huddersfield Road, Salterhebble
Map C.7 ELR027Water Lane/ Sedbergh Road, Halifax
Map C.8 ELR028 & ELR029 Bus depots, Skircoat Road/ Shaw Hill, Halifax
Map C.9 ELR113 (EM52) West of Holmfield Industrial Estate
Map C.10 ELR114 (EM53) Shroggs Road, Ovenden
Map C.11 ELR116 (EM56) North of Holmfield Industrial Estate
Map C.12 ELR117 (EM57) Adjacent Lloyds, Wakefield Road, Copley
Map C.13 ELR122 (EM63) Adjacent Foseco, Holmfield Industrial Estate
Map C.14 ELR123 (EM64) Hays Lane, Mixenden
Map C.15 ELR127 (MU1) West of Boothtown Road, Boothtown
Map C.16 ELR128 (MU2) Former Transco site, Mulcture Hall Road
Map C.17 ELR129 (MU3) South Parade, Halifax
Map C.18 ELR132 (MU6) Broad Street, Halifax
Map C.19 ELR133 (MU8) Drakes Industrial Estate, Shay Lane
Map C.20 ELR136 (E20) Wakefield Road, Copley
Map C.21 ELR201 Clarence Mill, Pellon Lane, Halifax
Map C.22 ELR217 Industrial Premises, Adelaide Street, Halifax
Map C.23 ELR218 Haley/ Bankfield Works, Haley Hill, Halifax
Map C.24 ELR219 Coal Drops, Berry Lane, Halifax
Map C.25 ELR230 Land at Wakefield Road, Copley
Map C.26 ELR231 Star Garage, Wakefield Road, Copley
Map D.1 ELR001 Calderside Works, Off Burnley Road, Luddendenfoot
Map D.2 ELR002 Station Industrial Park, Station Road, Luddendenfoot
Map D.3 ELR003 Top Land Country Park, Cragg Road, Mytholmroyd
Map D.4 ELR004 Dean Hey, Cragg Road, Mytholmroyd
Map D.5 ELR005 Salford Industrial Estate, Todmorden
Map D.6 ELR006 Land opposite Salford Industrial Estate, Todmorden
Map D.7 ELR007 Bridge Royd House, Todmorden
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Contents
Map D.8 ELR008 Callis Mill, Charlestown, Todmorden
Map D.9 ELR024 Tenterfields Business Park, Luddendenfoot
Map D.10 ELR111 (EM50) Halifax Road, Ripponden
Map D.11 ELR112 (EM51) Burnley Road, Luddendenfoot
Map D.12 ELR115 (EM54) Bacup Road, Gauxholme
Map D.13 ELR120 (EM61) Mytholm Works, King Street, Hebden Bridge
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1 Introduction
Disclaimer
Introduction
In relation to the information contained within this report (and any other report relating, or
making reference to the findings of the Calderdale Employment Land Review) the Council
makes the the following disclaimer without prejudice:
It should be noted that this selective review is purely a technical background
document and does not allocate sites for development. That is the role of the
new development plan and will require full public consultation at the relevant time.
This document does not give any planning status to land and none of the sites
have any commitment or support from the Council. This document also provides
an assessment of some existing employment allocations from the adopted 2006
Replacement Calderdale Unitary Development Plan. The assessments of those
sites within this document does not change those allocations.
The inclusion of potential employment sites within this document does not preclude
them from being developed for other uses, likewise the non-inclusion of a site
does not mean it cannot be developed for employment use.
The deliverability categories used (short, medium and long term) are based upon
judgements made on the best information available at the time of the assessment.
Circumstances or assumptions may change meaning sites could either come
forward sooner, later or never at all.
The floorspace and employment capacity of each site is based upon evidence
collected by Roger Tym & Partners (2010).These are only indicative assessments
based upon judgements about the type and density of possible uses on site.
Should the site be developed these are likely to change based upon individual
users requirements.
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Introduction
Introduction
1.1 This document is a selective review of the 2008 Employment Land Review. The aim
of this document is to build upon the information and conclusions contained within
the 2008 Employment Land Review (ELR) by;
Need to Update
Providing an up to date forecast of the future need for employment land within
Calderdale until 2031;
Identifying the suitability and deliverability of existing and submitted sites for
employment; and
Providing an up to date evidence base for the Local Development Framework
(LDF) Core Strategy.
1.2 The 2008 ELR provided a good analysis of future employment projections and land
requirements in Calderdale until 2026.This ELR did not take account of the recession,
the effects of which need to be taken into account through revised forecasts. The
revised forecasts will have ‘knock-on’ effects for Calderdale’s future employment land
requirements, particularly in the short to medium term, which need to be reflected. In
addition a number of other factors such as the change in government, the localism
agenda, the impending abolition of the Regional Spatial Strategy, publication of national
Planning Policy Statement 4: Planning for Sustainable Economic Growth and the draft
National Planning Policy Framework all need to be consideration.
1.3 5 'Audit of Employment Sites' builds upon the 2008 ELR site assessments and takes
account of relevant sites submitted as part of the LDF Call for Sites exercise as well
as any new information about existing site allocations.
1.4 6 'Land Demand and Supply' provides a number of evidence based scenarios for
calculating the amount of land required for employment purposes (as defined by PPS4)
within Calderdale over the plan period. The preferred scenario to be used to plan for
future employment land requirements is an important element of this consultation.
Other Evidence
1.5 This selective review forms part of the wider evidence base for the Local Development
Framework. It links closely with and draws data from other studies, particularly the
Calderdale Local Economic Assessment and Strategic Housing Land Availability
Assessment.

2 Policy Context
National Policy
Policy Context
2.1 National planning policy for employment uses are currently embodied within Planning
Policy Statement 4: Planning for Sustainable Economic Growth (PPS4).
2.2 To achieve sustainable economic growth, the Government’s objectives are to:
build prosperous communities by improving the economic performance of
cities,towns, regions, sub-regions and local areas, both urban and rural;
reduce the gap in economic growth rates between regions, promoting regeneration
and tackling deprivation;
deliver more sustainable patterns of development, reduce the need to travel,
especially by car and respond to climate change;
promote the vitality and viability of town and other centres as important places
for communities. To do this, the Government wants:
new economic growth and development of main town centre uses to be
focused in existing centres, with the aim of offering a wide range of services
to communities in an attractive and safe environment and remedying
deficiencies in provision in areas with poor access to facilities;
competition between retailers and enhanced consumer choice through the
provision of innovative and efficient shopping, leisure, tourism and local
services in town centres, which allow genuine choice to meet the needs of
the entire community (particularly socially excluded groups);
the historic, archaeological and architectural heritage of centres to be
conserved and, where appropriate, enhanced to provide a sense of place
and a focus for the community and for civic activity;
raise the quality of life and the environment in rural areas by promoting thriving,
inclusive and locally distinctive rural communities whilst continuing to protect the
open countryside for the benefit of all
2.3 PPS4 identifies Employment Land Reviews as a key way to positively plan for current
and future business needs.
2.4 More recently (July 2011) the government published a draft National Planning Policy
Framework which provides a strong indication of the Coalition Governments position
on planning for employment uses.The draft NPPF states the government is committed
to securing sustainable economic growth. In particular, there is an urgent need to
restructure the economy, to build on the country’s inherent strengths and to meet the
twin challenges of global competition and a low carbon future.
2.5 The government are keen planning policies recognise and address potential barriers
to investment, including poor environment or any lack of infrastructure, services or
housing. The NPPF retains the emphasis upon town centres, set out within PPS4,
but crucially removes office uses from the sequential test for town centre development.
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Policy Context
2.6 The draft NPPF also states planning policies should avoid the long term protection of
employment land or floorspace, and applications for alternative uses of designated
land or buildings should be treated on their merits having regard to market signals
and the relative need for different land uses.
Regional Policy
2.7 Whilst the Coalition Government have begun the process of abolishing Regional
Spatial Strategies until this process is completed Calderdale's LDF is required to
conform to the 2008 Yorkshire and Humber Plan. The Yorkshire and Humber plan
aims to reverse the long-term trend towards dispersal of both housing and jobs, so
that the main towns and cities of the region are transformed into attractive locations,
where growth and investment are concentrated.
2.8 As part of its core spatial strategy the Plan establishes a hierarchy of urban centres,
comprising:
4 Regional Cities, including Leeds and Bradford;
11 Sub-Regional Cities and Towns, including Halifax;
32 Principal Towns, including Brighouse
The strategy aims to focus the majority of development and investment in the top two tiers
with Principal Towns playing a local role.
2.9 The plan provides potential annual job growth figures for all districts based upon
forecasts from the Regional Econometric Model.This indicated relatively small growth
in Calderdale compared to other West Yorkshire districts.
Local Authority
Bradford
Calderdale
Kirklees
Leeds
Wakefield
West Yorkshire
Table 2.1 Potential Annual Job Growth in West Yorkshire (from 2006)
Change per year (RSS 2008)
4,720
610
1,550
6,030
1,140
14,050
2.10 Calderdale is also part of Leeds City Region but also borders Manchester and Central
Lancashire City Regions. This provides quick and easy access to a population in
excess of 5.5million providing significant economic opportunities for Calderdale's
businesses. It is therefore important that the district plays an active role in the
development and implementation of the respective economic aims and strategies of
the City Regions and relevant Local Enterprise Partnerships, particularly Leeds.

Local Policy
Policy Context
2.11 The Replacement Calderdale Unitary Development Plan (RCUDP), adopted 2006,
provides the local planning policy context for the district. The RCUDP provided
115.26ha of allocated employment land and a further 39.5ha of mixed-use allocations
where employment may be appropriate.This selective review reconsiders the remaining
undeveloped employment and mixed-use allocations from the RCUDP.
2.12 The RCUDP also provides criteria based policies to safeguard employment land and
buildings from other uses with the aim of retaining employment land for current and
future users.
2.13 The district's Sustainable Community Strategy covers the period 2006-2016 and seeks
to deliver sustainable communities through economic growth by developing a resilient
and competitive economy, increasing economic inclusion and participation and creating
the conditions for sustainable economic growth.
2.14 Calderdale's Economy and Enterprise Strategy covers the period 2010 to 2020. This
strategy adds detail to the aims of the Sustainable Community Strategy and provides
initiatives and challenging targets for improving the overall performance of the districts
economy. The targets include ambitions to achieve 2007 employment levels by 2105,
reducing unemployment and increasing the number and types of businesses within
Calderdale.
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The Local Economy
3 The Local Economy
3.1 This sections provides an overview of the local economy. Further information can be
found in the Employment Land Review (2008) and Calderdale's Local Economic
Assessment 2011.
Population
GVA per employee
Employment Rate
(16-64)
Unemployment Rate
Claimant Count
Average Weekly
Resident Earnings
Average Weekly Worker
Earnings (FTE)
Skills
Profile by
NVQ
NVQ4+
NVQ3+
NVQ2+
Table 3.1 Key Economic Statistics
Calderdale
201,600
£41,699
91,100
(69.6%)
8,200
(8.2%)
5992
(4.6%)
£462
£442
34,600
(26.5%)
60,700(46.5%)
83,500(63.9%)
Leeds City
Region
2,947,400
£37,794
1,337,800
(69.4%)
137,600
(8.8%)
79,859
(4.1%)
£467.42
£457.53
531,600
(27.7%)
928,400
(48.4%)
1,223,300
(63.7%)
Yorkshire
and Humber
5,258,100
£36,617
2,339,000
(68.9%)
230,300
(9.0%)
149,606
(4.4%)
£463
£460.2
900,400
(26.6%)
1,591,600
(47.0%)
2,148,900
(63.5%)
UK
61,792,000
£41,941
28,020,000
(70.2%)
2,384,600
(7.8%)
1,505,068
(3.7%)
£498.8
£498.8
11,835,600
(29.8%)
19,599,400
(49.3%)
25,974,600
(65.3%)

NVQ1+
Self Employment
No
Qualification
Calderdale
104,000
(79.7%)
16,300
(12.5%)
11,800
(9%)
Leeds City
Region
1,507,900
(78.6%)
246,800
(12.9%)
165,600
(8.6%)
Sources: All from LEA (2011) (Primary sources include Regional Econometric Model and Nomis).
Sub regional context
Yorkshire
and Humber
2,661,800
(78.6%)
433,900
(12.8%)
265,000
(7.8%)
UK
31,308,000
(78.7%)
5,012,400
(12.6%)
3,566,500
(9%)
3.2 An active member of the Leeds City Region Calderdale is also adjacent to, and
functionally linked with, Manchester City Region. As such, the Calderdale economy
must be considered within both sub-regional contexts, since business activity (clusters
and supply chains), consumer and leisure patterns, and travel to learn and work cross
local authority, and regional boundaries.
3.3 Leeds City Region comprises the five West Yorkshire districts of Calderdale, Bradford,
Kirklees, Leeds and Wakefield, as well as Barnsley, York, Selby, Craven and
Harrogate. It has a population of just over 2.9 million, a working age population of
approximately 1.8 million and approximately 100,000 businesses.
3.4 The number of jobs in Leeds City Region expanded by 6% between 2000 and 2008,
to a point where almost 60% of all jobs in Yorkshire and Humber were located in
Leeds City Region. The majority of jobs in Leeds City Region were concentrated in
three sectors: public administration, education and health; distribution, hotels and
restaurants sectors; and banking, finance and insurance, as was the case regionally
and nationally.
3.5 Manchester City Region represents over one fifth of the North's economy and presents
a significant opportunity for Calderdale businesses. The financial sector, business
services and life sciences are set to develop, and Manchester Airport is due for
continued investment which will be key to attracting and serving the area's
knowledge-based industries.
The Calderdale Business Agenda
The Local Economy
3.6 Calderdale has the highest levels of productivity in Leeds City Region with GVA per
employee standing at £41,699. Calderdale has also seen the highest increase in
productivity between 2007 and 2010 with a 1.6% increase.
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The Local Economy
3.7 Manufacturing accounted for 19% of employment in 2008, far above the regional
(13%) and national (10%) figures. This figure has changed little since 2005, and whilst
the decline since 1998 of 27.6% has been rapid, it has been slower than the rate of
manufacturing decline regionally and nationally.
3.8 Finance now accounts for 25% of employment in the borough (and 33% of output),
above the national figure and far above the figures for Bradford, Kirklees and Wakefield.
The local economy is closely linked with HBOS, now Lloyds who are the biggest
private sector employer in Calderdale with over 6000 jobs.
3.9 The dependence of the local economy on finance and manufacturing raises issues
of vulnerability for the district moving forwards. This is due to the fact both finance
and manufacturing have experienced employment decline in recent years and are
likely to face more.
3.10 Despite this, estimates suggest a continued growth in the financial sector in Calderdale,
above the UK and regional rates. It is projected output in the financial sector will grow
22% by 2018, compared to an overall growth of 12% in local economic output, and
from an equal contribution to local economic output in 1998, by 2018 the Finance
sector will contribute double that of manufacturing.
3.11 Creative and Digital Businesses are becoming increasingly important in the Calderdale
economy, representing 18% of all businesses in the borough and 5% of employment.
Developments in the creative and digital sectors in Manchester City Region also have
enormous significance and potential for Calderdale businesses and residents. The
creative industries and digital media sector in Greater Manchester alone includes over
7,000 businesses employing around 53,000 people. The industry in Manchester is
forecast to grow by almost 20% by 2021.The opportunities this offers to neighbouring
authorities could be equally significant.
3.12 Tourism and the unique built environment is particularly important to Calderdale due
to its significant rural environment. Over 3 million people visit annually and the tourism
industry is worth approximately £250m, contributing to 4,200 full time equivalent jobs.
The Calderdale People Agenda
3.13 Calderdale has a current population of 201,600. 2009 estimates show that Calderdale
has an under-16 population of 40,200. This is 20% of the population and above the
sub-regional (19%), regional (18%) and national figures (19%). The older population
(60+) of 44,300 (2009) represents 22% of the total which is the same as the regional
figure, and similar to the UK rate of 22.4%, but slightly more than the sub regional
figure of 21%.
3.14 In 2008 the working-age group represented 61% of the population. By 2020 this is
projected to have fallen to 56.5% which is a significant decrease which has the potential
to significantly affect businesses ability to access local labour.
3.15 Whilst 69.7% of Calderdale residents work in Calderdale, nearly 30,000 people
commute out of the district and 26,000 people commute into Calderdale from other
districts. Out-commuting is continuing to grow whilst in-commuting remains stable.

Overall, in-commuting is typified by somewhat shorter distances and lower average
earnings, while those commuting out from Calderdale are typified by somewhat higher
earners and longer distances. Indeed from 2006 resident earning have consistently
outperformed earnings by workers commuting into the district.
3.16 Calderdale has performed better than the Leeds City Region and its immediate
neighbours in Key Stage 2 attainment. 82.01% of Calderdale pupils achieved KS2 in
English compared to a Leeds City Region figure of 78.51%. Attainment in KS2 Maths
and Science was also above the Leeds City Region and neighbouring authorities.
3.17 In 2008/09, 72.30% of pupils received 5 A* - C GCSEs in Calderdale, behind only
Harrogate (84.7%), Craven (82.7%), Wakefield (75.1%) and York (73%). Calderdale
outperforms its closest neighbours, including Leeds (67.70%) and Bradford (65.61%),
and is higher than both the Leeds City Region figure (69.15%), and national figure
(69.80%).
The Calderdale Place Agenda
The Local Economy
3.18 Whilst Calderdale’s environment is a unique selling point which can be used to attract
and retain businesses, residents and visitors alike, this same environment can also
act as a significant constraint to economic growth due to the lack of developable land
available.
3.19 The topography in Calderdale, whilst providing distinct natural beauty, limits and
constrains the expansion of the transport network. A recent transport study tested the
strategic highway network against future housing and employment growth and
concluded that most of the Calderdale network is close to or at capacity.
3.20 Factories are still the largest B-class land-use in Calderdale; however this is starting
to diminish in significance as offices and warehousing increase in significance.
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The Property Market
4 The Property Market
4.1 The Employment Land Review (2008) identified three economic markets areas within
Calderdale.This chapter provides a brief update of the Property Market section within
the 2008 ELR.
East Calderdale
Map 4.1 The three employment market areas
4.2 The East Calderdale local area comprises the towns of Brighouse and Elland and
borders Bradford, Cleckheaton and Huddersfield. Brighouse is a medium sized town
closely located to the M62. Elland is a smaller town located south west of Brighouse,
only four miles from Huddersfield, and easily accessed from junction 24 of the M62.
The Office Market
Profile
4.3 East Calderdale's proximity to the M62 provides good accessibility to Leeds,
Manchester and the M1.The topography of the area is typically flatter than other parts
of Calderdale allowing for the development of significant purpose built office
accommodation. Lowfields attracts regional occupiers wanting good access to the
road network but not requiring a town or city centre presence. Occupiers typically

include insurance providers and marketing and research companies who want modern
units at lower rents with car parking.
4.4 The majority of the remaining office accommodation in East Calderdale is located in
Brighouse town centre and serves the professional market such as accountants,
solicitors and financial services. Occupiers are generally local but regional, national
and international companies are represented.
Demand
4.5 The table below indicates the average take up of office accommodation in East
Calderdale over the last 8 years (excluding 2008) has been 1,590 sqm per annum.
This is higher than in the 2008 ELR (1,110 sqm) and is largely due to a few large
transactions such as Wilkin Royd Mills in Brighouse and Riverside House in Elland.
Year
Sqm
Source: Focus
2003
2,016
2004
454
Table 4.1 Office Take Up, East Calderdale
2005
878
2006
1,125
2007
1,077
The Industrial and Warehouse Market
Profile
2008
Not
available
2009
2,924
2010
3,682
Average
1,737
4.6 East Calderdale has the strongest industrial/warehouse market in Calderdale. The
area benefits from close proximity to the M62 and the availability of flat land. As an
industrial location it competes with other areas along the motorway corridor such as
Trident Business Park in Huddersfield. There are several international companies
located in the area as well as some large local companies such as Marshalls.
Demand
4.7 The average take up of industrial and warehouse accommodation in East Calderdale
over the last 8 years (excluding 2003 and 2008) has been 10,986 sqm per annum.
These figures are higher than those in the 2008 ELR.
Year
Sqm
Source: Focus
2003
Not
available
Table 4.2 Industry and Warehousing Take Up, East Calderdale
2004
19,092
2005
11,740
2006
8,866
2007
3,258
The Property Market
2008
Not
available
2009
12,602
2010
10,355
Average
10,986
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The Property Market
Conclusion
4.8 East Calderdale continues to be an attractive location for businesses, competing
successfully in the M62 market for high-value occupiers. There appears to be a good
level of supply and demand within the market. However as noted in the 2008 ELR
there does appear to be a few possible areas of shortage.The first is for large industrial
units where supply is restricted by a lack of large flat sites. There also appears to be
some shortage in smaller units for both industry and office accommodation.
Halifax
4.9 The Halifax area comprises the contiguous urban area of Halifax including Sowerby
Bridge. Halifax, Calderdale's largest settlement, is located approximately 5 miles north
of the M62, accessed either via the A629 or A58. Both of these routes suffer from
congestion at peak times with bottlenecks noted at Salterhebble on the A629 and at
Hipperholme and Stump Cross on the A58.The 2008 ELR indicates these bottlenecks
act as a deterrent to business from locating in Halifax, particularly if motorway access
is important.
4.10 The major employment sectors within the area are the public sector and the banking,
finance and the insurance sector with Lloyds being the major private sector employer.
The Office Market
Profile
4.11 The office stock is characterised by converted mill buildings, such as Dean Clough
which attracts both regional and national occupiers. Holmfield Mills is another
successful conversion providing accommodation for both office and industrial uses.
4.12 Halifax town centre contains a lot of secondary office accommodation due to limited
speculative developments over the recent past. This has resulted in a high proportion
of office accommodation not meeting modern requirements.
Demand
4.13 The average take up of office accommodation in Halifax over the last 8 years (excluding
2008) has been 3,250 sqm per annum. These figures are slightly lower than the
average in the 2008 ELR, 3,297 sqm.
Year
Sqm
Source: Focus
2003
3,984
2004
1,837
2005
377
Table 4.3 Office Take Up, Halifax
2006
6,376
2007
3,909
2008
Not
available
2009
4,016
2010
2,250
Average
3,250

The Industrial and Warehouse Market
Profile
4.14 The industrial/ warehouse market within Halifax is predominantly locally based firms.
It is more suitable for manufacturing than warehousing uses due to its less favourable
location to the motorway.
Demand
4.15 The average take up of industrial accommodation in Halifax over the last 8 years
(excluding 2008) has been approximately 5,600 sqm per annum. These figures are
slightly higher than the average in the 2008 ELR, however much of this is due to a
few large transactions particularly in 2010.
Year
Sqm
Source: Focus
2003
3,474
Conclusion
2004
5,393
Table 4.4 Industry and Warehousing Take Up, Halifax
2005
6,608
2006
6,091
2007
3,741
2008
Not
available
2009
3,190
2010
10,451
Average
5,564
4.16 The 2008 ELR noted Halifax is oversupplied in terms of office accommodation. Much
of this supply is, however, older stock unsuited to modern working practises.
Accommodation such as Dean Clough and Holmfield Mills do provide a good supply
in the short-term. In terms of industrial premises the supply is qualitatively poor and
new speculative development is often not financially viable without public sector
support, partially due to poor accessibility. There is little evidence that the market has
changed since the 2008 ELR. However, any significant redevelopments within the
town centre could provide new modern accommodation. Edge and out of centre sites
such as the new developments at Ladyship Mills, Boothtown and the forthcoming
Copley Valley scheme will undoubtedly assist short-term needs.
West Calderdale
4.17 West Calderdale is remotely located from the motorway network and employment
development is restricted due to the lack of flat land which is not prone to issues of
flood risk. The main settlements are Mytholmroyd, Hebden Bridge and Todmorden.
The Office Market
Profile
The Property Market
4.18 The area is most attractive to the local market due to its remoteness. The majority of
the stock is located in and around Mytholmroyd. The new Ripponden Business Park
of the A58 may be more appealing to a wider market due to its proximity to junction
22 of the M62.
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Calderdale MBC Employment Land Review 2012 - Selective Update
The Property Market
Demand
4.19 The average take up of industrial and warehouse accommodation in West Calderdale
over the last 8 years (excluding 2008) has been a relatively small 339 sqm per annum.
These figures are higher than those in the 2008 ELR, mainly due to one sale in 2009.
Year
Sqm
Source: Focus
2003
0
2004
656
Table 4.5 Office Take Up, West Calderdale
2005
0
2006
562
2007
195
The Industrial and Warehouse Market
Profile
2008
Not
available
2009
810
2010
151
Average
4.20 Industrial accommodation in West Calderdale is largely light industrial, manufacturing
or small workshops. The area is not generally suitable for large warehousing and
distribution due to the long distance from the motorway and lack of large flat sites for
such development.
4.21 Many of the mills have been converted to housing as they are often considered
unsuitable to modern working practises.
Demand
4.22 The average take up of industrial and warehouse accommodation in West Calderdale
over the last 8 years (excluding 2008) has been a relatively small 1,397 sqm per
annum. These figures are higher than those in the 2008 ELR, mainly due to a few
significant sales.
Year
Sqm
Source: Focus
2003
215
Conclusions
Table 4.6 Office Industry and Warehousing, West Calderdale
2004
1,548
2005
308
2006
2,254
2007
900
2008
Not
available
2009
2,208
2010
2,347
339
Average
1,397
4.23 The market for both offices and industrial accommodation is small compared to the
rest of Calderdale.There does appear to be a shortage of industrial space, particularly
smaller units for light industry and workshops. Since 2008 there has not been any
significant development within the area to relieve this shortage.

5 Audit of Employment Sites
Assessment Method
Audit of Employment Sites
5.1 This chapter provides a qualitative assessment of existing and proposed employment
sites within Calderdale. It builds upon the recommendations contained within the 2008
ELR and aims to;
1. Assess new sites submitted for employment or mixed-use as part of the ‘Call for
Sites’ exercise;
2. Assess sites filtered from the 2010 Review of the Strategic Housing Land
Availability Assessment (SHLAA) due to being unsuitable for housing often
because of ‘bad neighbour’ uses such as other employment locations;
3. Re-consider existing RCUDP allocations; and
4. Consider the potential of existing RCUDP Primary Employment Areas identified
in the 2008 ELR for intensified employment use.
5. This update DOES NOT re-consider the recommendations for any other existing
RCUDP Primary Employment Area as the recommendations to safeguard or
release for other uses, contained within the 2008 ELR are still considered valid.
5.2 When considering potential sites for intensification or allocation it is important that
there is a reasonable prospect of the site being developed within the plan period. To
aid these considerations and provide compatibility with the SHLAA the suitability,
availability and viability of providing employment uses on each site has been
considered.
5.3 The likely timescale of delivery is an important consideration. To provide guidance
upon delivery the following categories have been identified. Allocation to a category
is based upon information gathered through the assessment criteria noted above.
Short-term sites – sites which are likely to be brought forward in the first 6 years
of the plan (2011-2017).
Medium-term sites – sites which are likely to be brought forward in years
2018-2023.
Long-term sites – sites currently bound by constraints, suitability or availability
issues but which could be reasonably expected to be overcome in the long-term
(2024-2031).
Held in Abeyance – sites which currently fail one or more of the assessments
but where a change in circumstance may assist the site to come forward.
Filter - sites which fail one or more of the assessments and where this position
is unlikely to change in the foreseeable future.
5.4 Some sites have already been filtered from this exercise. The reason for filtering sites
at this early stage included;
1. The site has already been developed;
2. The site is not in a sustainable location (not attached to an existing urban area
and distant from public transport); and/or
3. The site is below the threshold of 0.25ha. (1)
1 recommended by the DCLG guidance on Employment Land Reviews, 2004
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Audit of Employment Sites
5.5 An overall site size of 0.25ha has been chosen as sites below this size would
significantly limit the amount of employment space available. The exceptions to this
are likely to be town centre sites and some small rural diversification sites. However,
in both cases the Core Strategy will seek to promote such opportunities through
relevant policies and in the case of town centres designations.
5.6 To accord with the 2008 ELR the sites have been split between East Calderdale,
Halifax and West Calderdale. Summaries of the site assessments are supplied for
each area. Potential jobs and floorspaces have been calculated using officer
assumptions about the most appropriate employment use (office or industry and
warehousing) and are based upon the recommendations within the Roger Tym (2010)
report, unless other information was available. Further details can be found in the
appendicies.

East Calderdale
Table 5.1 Intensification Site Assessments - East Calderdale
Comment
Potential
Jobs
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
Site largely occupied
intensification would
require demolition.
Potential as part of a
wider scheme.
Not
applicable
Held
Not
applicable
Not
applicable
3.86
Brighouse
Road,
Hipperholme
Brow Mills
Industrial
Estate
ELR009
Site appears largely
occupied intensification
would require relocation
and demolition. Unlikely
to be viable in current
market.
Not
applicable
Filtered
Not
applicable
Not
applicable
3.08
Atlas Mill
Road,
Brighouse
Atlas Mills
ELR010
Audit of Employment Sites
Site largely occupied
intensification would
require demolition.
Potential as part of a
wider scheme.
Not
applicable
Held
Not
applicable
Not
applicable
3.25
Halifax Road,
Hipperholme
Hipperholme
Works
ELR011
Filtered due to size
threshold
Not
applicable
Filtered
Not
applicable
Not
applicable
0.13
Birds Royd
Lane
Unit at
Heywood's
Industrial
Park
ELR012
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Audit of Employment Sites
Comment
Potential
Jobs
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
Whilst some empty units
little opportunity for
additional new build.
Not
applicable
Filtered
Not
applicable
Not
applicable
0.94
Rawroyds
Road,
Holywell
Green
Burrwood
Way
Industrial
Estate
ELR013
Site fully occupied - no
opportunity for additional
units.
Not
applicable
Filtered
Not
applicable
Not
applicable
0.52
Stainland
Road, West
Vale
Black Brook
Way
ELR014
Filtered due to size
threshold
Not
applicable
Filtered
Not
applicable
Not
applicable
0.18
Quebec
Street, Elland
Wellington
Mills
ELR015
Site fully occupied by
modern units little
opportunity for expansion
(see allocations section
for other linked sites)
Not
applicable
Filtered
Not
applicable
Not
applicable
3.4
Huddersfield
Road, Elland
Ainleys
Industrial
Estate
ELR016
Planning permission for
918sqm of B1 office on
0.26ha of site.
95
Short term
1,540
0.7
2.13
Halifax Road,
Shelf
Clough Mills
ELR019
Owner intends to bring
forward.
160
Medium term
10,600
3.03
3.03
Off Shaw
Lane, Elland
Lowfields
Way
ELR025

Table 5.2 Allocations Site Assessments - East Calderdale
Comment
Potential
Jobs
Deliverability
Potential
floorspace
(sqm)
Developable
area for
employment
(ha)
Site
size
(ha)
Town
Site
ELR
Reference
(RCUDP
Ref)
Planning permission in
2007 now lapsed. Flood
risk issues
70
Medium term
4,585
1.31
1.31
Brighouse
Birds Royd
Lane
ELR101
(EM1)
Large flat site on existing
estate. Planning
permission exists on half
site but three time
renewal. Highway access
issues may need to be
addressed.
175
Medium term
11,690
3.34 (2)
6.36
Elland
Atlas Works
and Ainleys
ELR102
(EM11A)
Audit of Employment Sites
Planning permission and
agreement between Asda
and Nuswift to develop
site for supermarket and
replace existing factory.
Not
applicable
Filtered
Not
applicable
1.25
1.25
Elland
Wistons
Lane
ELR103
(EM16)
Filtered
Not
applicable
1.67
1.67
Elland
Century
Road
ELR104
(EM17)
Access issues, motorway
junction and slight
gradient. But good site for
inward investment.
5,580
Medium term
89,250
25.5
25.5
Clifton
Wakefield
Road
ELR107
(EM42)
Former quarry, now
in-filled. Improvements to
720
Medium term
11,550
3.3
13.09
Hipperholme
Southedge
Quarry,
ELR108
(EM44)
2 part removed due to valid planning permission to avoid double counting
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Calderdale MBC Employment Land Review 2012 - Selective Update
Audit of Employment Sites
Comment
Potential
Jobs
Deliverability
Potential
floorspace
(sqm)
Developable
area for
employment
(ha)
Site
size
(ha)
Town
Site
ELR
Reference
(RCUDP
Ref)
Hipperholme junction
required creating viability
issues unless mixed-use.
Brighouse
Road
Planning permission for
housing on this site.
Not
applicable
Filtered
Not
applicable
0
3.73
Elland
Adj
Surfachem,
Huddersfield
Road
ELR109
(EM46)
0 Not Medium term Not Currently being actively
applicable
applicable marketed and valid
(3)
North of Elland 2.5
River,
Stainland
planning permission.
Road Flood issues and shape
may create issues with
viability.
ELR110
(EM47)
Owned by Firth Steel for
possible expansion.
Attractive to open market
but flood issues could
effect viability.
90
Medium term
5,915
1.69
1.69
Brighouse
River Street
ELR119
(EM60)
Currently occupied for car
storage by BCA.
40
Medium term
2,555
0.73
0.73
Brighouse
Armytage
Road
ELR121
(EM62)
Part of site developed.
Flood risk is an issue but
180
Short term
11,900
3.4
5.07
Elland
Lowfields
ELR125
(EM67)
3 removed due to valid planning permission to avoid double counting

Comment
Potential
Jobs
Deliverability
Potential
floorspace
(sqm)
Developable
area for
employment
(ha)
Site
size
(ha)
Town
Site
ELR
Reference
(RCUDP
Ref)
on a popular modern
estate.
Improvements to
Hipperholme junction
required. Interest
expressed for housing on
part but rest required for
potential expansion.
150
Long term
10,150
2.9
7.43
Hipperholme
East of
Brighouse
Road
ELR126
(EM68)
Audit of Employment Sites
Town centre site
possibility for some
employment uses but
unlikely to be main focus.
190
Medium term
3,000
0.5 (nominal
figure)
3.28
Brighouse
Sugdens
Mill, Mill
Royd Street
ELR130
(MU4)
Development of industrial
units commenced 2011.
Not
applicable
Filtered
Not
applicable
0
4.71
Elland
Dewsbury
Road
ELR131
(MU5)
Table 5.3 New Site Assessments - East Calderdale
Comment
Potential
Jobs
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
Filtered due to size
threshold
Not
applicable
Filtered
Not
applicable
N/A
0.18
Gas Works
Lane, Elland
Riverside
Works
ELR204
Floodrisk issues, small
size and triangular shape
Not
applicable
Held
Not
applicable
0.93
0.93
Wiston Lane,
Elland
Land Adj
Lowfields
ELR205
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Audit of Employment Sites
Comment
Potential
Jobs
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
will limit viability. Held as
may have potential in
future.
Filtered due to size
threshold
Not
applicable
Filtered
Not
applicable
0.01
0.01
Bank Street,
Brighouse
Land to
side of car
park
ELR206
Filtered due to size
threshold
Not
applicable
Filtered
Not
applicable
0.13
0.13
Mill Lane,
Brighouse
Opposite
Wilkin
Royd Mills
ELR207
Filtered due to size
threshold
Not
applicable
Filtered
Not
applicable
0.17
0.17
Bradford
Road,
Brighouse
Opposite
333-339
ELR208
Difficult to access and
sloping, site shape and
flood risk likely to make
unviable.
Not
applicable
Held
Not
applicable
0.35
0.35
Birds Royd
Lane
Rear 9A
ELR209
Difficult site access and
flood risk likely to make
unviable.
Not
applicable
Held
Not
applicable
0.61
0.61
Anchor Place,
Brighouse
West of
ELR210
Filtered due to size
threshold
Not
applicable
Filtered
Not
applicable
0.11
0.11
Rastrick
Common,
Brighouse
Adj 25
ELR212

Comment
Potential
Jobs
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
Small site difficult to
access. Levelling and
access would make
unviable.
Not
applicable
Filtered
Not
applicable
0.33
0.33
Ainleys
Industrial
Estate, Elland
Rear
Ainleys
Industrial
Estate
ELR222
Submitted as part of a
wider project including
sites in Kirklees. Unlikely
to be viable on its own.
290
Medium term
4,950
3.2
6.98
Brighouse
Road, Ainley
Top
Land at
ELR223
Submitted as a mixed-use
site with residential. Some
units on Burrwood way
currently vacant therefore
currently unlikely to be
viable.
50
Medium term
3,500
1
2.04
Holywell
Green
Burrwood
Way
ELR224
Audit of Employment Sites
Submitted for a mixed use
scheme 50% office uses.
Site is disconnected from
Elland but constitutes a
derelict site with good
motorway access.
590
Long term
9,450
2.7
5.4
Blackley
Road, Elland
Blackley
Brickworks
ELR225
Submitted for mixed-use.
Indicative masterplan
indicates 5.6ha. Some
465 (4)
Medium term
12,000
5.6
27.25
Dewsbury
Road, Rastrick
Land to
North of
ELR226
4 basedupon an equal split between office and industry
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Audit of Employment Sites
Comment
Potential
Jobs
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
ground conditions may
need to be overcome.
Site access and slope
would make difficult to
develop for B uses.
Not
applicable
Filtered
Not
applicable
3
3
Dewsbury
Road, Old
Earth
Land at
ELR227
Existing mill currently
occupied. Owner
suggesting retail. Unlikely
viable to demolish for new
industrial.
Not
applicable
Filtered
Not
applicable
0
0.8
Stainalnd
Road, West
Vale
West Vale
Works
ELR228

Land Availability
5.7 The assessment of sites within East Calderdale indicates approximately 61ha of
potentially available employment land (B1, B2 and B8 uses) which could be viable
within the plan period. Using the methodology developed by Roger Tym Associates
this could equate to approximately 190,000 sqm of new employment floorspace over
the plan period. Many of the sites originally identified as having intensification potential
were discounted because whilst the building or site was being under-utilised there
was little or no opportunity to create more employment floorspace on the site other
than through demolition and rebuild which is unlikely to be viable at present.
5.8 The above figures do not include speculative town centre developments for office
uses in Brighouse and Elland which may become viable as the economy recovers.
Such sites could provide a valuable source of office accommodation for the local
market.
5.9 It is important to note that many of these sites may require changes to existing
allocations within the RCUDP which will require formal consultation.
Key Findings
Audit of Employment Sites
Number of sites: Potential for 15 sites to be developed, 2 intensification of an existing
site, 9 existing RCUDP allocations and 4 new sites
Approx area: The potential combined site areas is in excess of 61ha
Approx floor space: There is over 190,000 sqm of new floorspace potentially available
(excluding planning permissions). This may be higher if new town centre developments
become viable.
Potential jobs: Up to 8,850 new jobs could be created in office, industry and warehousing
occupations in the area.
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Audit of Employment Sites
Halifax
Table 5.4 Intensification Site Assessments - Halifax
Comment
Potential
jobs
(FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
Site fully occupied
Not
applicable
Filtered
Not
applicable
0
0.34
Water Lane
Waterside
ELR017
Planning application
approved. Removed to
avoid double counting.
Not
applicable
Short term
Not
applicable
0
5.2
Holmfield
Industrial
Estate
Railway
Cutting
ELR018
Filtered due to size
threshold
Not
applicable
Filtered
Not
applicable
0.01
0.01
43 Crown
Street
Above 43
Crown
Street
ELR020
Site fully occupied
Not
applicable
Filtered
Not
applicable
0
0.34
Asquith
Bottom,
Sowerby
Bridge
Asquith
Bottom Mills
ELR021
Site fully occupied
Not
applicable
Filtered
Not
applicable
0
0.32
Wakefield
Road
Lloyds
Copley
ELR022
Site fully occupied
Not
applicable
Filtered
Not
applicable
0
2.02
Lee Bridge
Lee Bridge
Industrial
Estate
ELR023
Flood alleviation,
contamination and
clearance may create
viability issues.
150
Medium term
9,975
2.85
2.85
Salterhebble
Sewage
Works
ELR026

Comment
Potential
jobs
(FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
Contamination, access
and flood alleviation
likely to create viability
issues at least in short
term.
160
Medium term
10,465
2.99
2.99
Sedbergh
Road
Water Lane
ELR027
Garages currently
occupied by First Bus
Company if they were to
move would provide a
good gateway site for
office/ leisure uses but
will require
redevelopment.
630
Long term
10,080
2.88
2.88
Skircoat
Road/ Shaw
Hill
Bus depots
ELR028 &
ELR029
Audit of Employment Sites
Table 5.5 Allocations Site Assessments - Halifax
Comment
Potential
Jobs
(FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area for
employment
(ha)
Site
size
(ha)
Town
Site
ELR
Reference
(RCUDP
Ref)
Access if not for Siddal
Group expansion would be
problematic.
320
Long term
21,350
6.1
6.1
Halifax
West of
Holmfield
Industrial Estate
ELR113
(EM52)
Former tip may create
viability issues.
210
Medium term
14,000
4 (limited due
to trees/
6.62
Halifax
Shroggs Road,
Ovenden
ELR114
(EM53)
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Audit of Employment Sites
Comment
Potential
Jobs
(FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area for
employment
(ha)
Site
size
(ha)
Town
Site
ELR
Reference
(RCUDP
Ref)
tipping
issues)
Access is a considerable
issue unless comes forward
with ELR113 unlikely to be
viable.
355
Long term
23,800
6.8
6.8
Halifax
North of
Holmfield
Industrial Estate
ELR116
(EM56)
Expansion land for Lloyds
unlikely to become available
unless Lloyds expand.
880
Long term
14,070
4.02
4.02
Copley
Adj. Lloyds,
Wakefield Rd
ELR117
(EM57)
Likely to be attractive to
local market in medium
term. Was held by Foseco
for expansion however
Foseco now vacant.
90
Medium term
6,055
1.73
1.73
Halifax
Adj Foseco,
Holmfield
Industrial Estate
ELR122
(EM63)
Poor access in a remote
location only usable if
Swinton Insurance want to
expand.
Not
applicable
Held
Not
applicable
0.57
0.57
Halifax
Hays Lane,
Mixenden
ELR123
(EM64)
Site built out.
Not
applicable
Filtered
Not
applicable
0
0.61
Halifax
Shay Lane,
Illingworth
ELR124
(EM65)
Mixed-use site with existing
range of employment firms.
Possibility of a limited
110
Long term
1,750
0.5 (nominal
figure)
15.35
Halifax
West of
Boothtown
ELR127
(MU1)

Comment
Potential
Jobs
(FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area for
employment
(ha)
Site
size
(ha)
Town
Site
ELR
Reference
(RCUDP
Ref)
amount of B1 use on
remainder of site but likely
to be residential led.
Road,
Boothtown
Flood risk and potential
contamination will have a
major implication upon
viability. Would need to be
predominantly retail/
residential led scheme. Only
minimal amounts of B uses
expected.
190
Long term
3,000
0.5 (nominal
figure)
3.76
Halifax
Former Transco
site, Mulcture
Hall Road
ELR128
(MU2)
Audit of Employment Sites
Mixture of users on site
including industrial and B1.
Vacant sites likely to be
attractive to range of uses.
375
Long term
6,000
1
2.92
Halifax
Former Horses
at Work, South
Parade
ELR129
(MU3)
Site under construction - no
B uses.
Not
applicable
Filtered
Not
applicable
0
1.96
Halifax
Broad Street
ELR132
(MU6)
Drakes Halifax 3.65 2.3
Not Held
Not Partially developed for
Industrial
applicable
applicable distribution warehouse. Land
Estate, Shay
owner wanting residential on
Lane other part of site. Unlikely
will be available for B uses.
ELR133
(MU8)
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Calderdale MBC Employment Land Review 2012 - Selective Update
Audit of Employment Sites
Comment
Potential
Jobs
(FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area for
employment
(ha)
Site
size
(ha)
Town
Site
ELR
Reference
(RCUDP
Ref)
Location means B uses
unlikely
Not
applicable
Filtered
Not
applicable
0
0.4
Halifax
Parade of
Shops,
Mixenden Road
ELR134
(MU9)
Location means B uses
unlikely
Not
applicable
Filtered
Not
applicable
0
3.47
Halifax
Furness Avenue
ELR135
(MU10)
Development commenced -
application approval post
April 2011.
580
Short-term
16,873
-
-
Copley
Wakefield Road
ELR136
(E20)
Table 5.6 New Site Assessments - Halifax
Comment
Potential
Jobs
(FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
Re-development
potential but costs may
inhibit viability
110
Medium term
1,750
0.5
0.5
Pellon Lane,
Halifax
Clarence Mill
ELR201
Filtered due to size
threshold
Not
applicable
Filtered
Not
applicable
0.15
0.15
New Bond
Street, Halifax
East side
ELR202
Filtered due to size
threshold
Not
applicable
Filtered
Not
applicable
0.14
0.14
Bowling Dyke,
Halifax
Land under
Bridge
ELR203
Part of site ELR018
Not
applicable
Filtered
Not
applicable
0.32
0.32
Halifax
Land Adj.
Brow Lane
ELR211

Comment
Potential
Jobs
(FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
Filtered due to size
threshold
Not
applicable
Filtered
Not
applicable
0.14
0.14
Dean Clough,
Halifax
Land at
Jemmy Lane
ELR216
Land to side available.
Possibly attractive to
local market but
contamination may
impact on viability
10
Medium term
490
0.14
0.29
Adelaide
Street, Halifax
Industrial
premises
east of
ELR217
Currently large mill area
largely occupied.
Not
applicable
Filtered
Not
applicable
0
1.49
Haley Hill,
Halifax
Haley
Works/
Bankfield
Works
ELR218
Audit of Employment Sites
Important area of public
open space. Small
restricted site.
Not
applicable
Filtered
Not
applicable
0.28
0.28
Berry Lane,
Halifax
Coal Drops
ELR219
Planning application
09/01681 filtered to
avoid double counting
Not
applicable
Filtered
Not
applicable
0.45
0.45
Hopwood
Lane, Halifax
Land at
ELR221
Slope may create
viability issues. Owner
indicates market
interest in site.
110
Medium term
7,500
2.66
2.66
Wakefield
Road, Copley
Land at
ELR230
Flat site adjacent other
commercial uses.
25
Short term
1,680
0.48
0.48
Wakefield
Road, Copley
Star Garage
ELR231
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Audit of Employment Sites
Land Availability
5.10 In common with East Calderdale the majority of the sites identified as having
intensification potential have been discounted. In most cases the building or site was
being under-utilised but there was little or no opportunity to create more employment
floorspace on the site other than through demolition and rebuild which is unlikely to
be viable at present.
5.11 The assessment of sites within Halifax indicates that there is approximately 51ha of
employment land available for B1, B2 and B8 uses which is likely to be viable within
the plan period. Using the methodology developed by Roger Tym Associates and
information available from planning applications this could equate to approximately
150,000 sqm of new employment floorspace over the plan period.
5.12 The above figures do not reflect potential long-term developments within Halifax or
Sowerby Bridge town centres. The ambitious proposals set out within Halifax: Streets
Ahead and Halifax Masterplan as well as further development potential at Dean Clough
could provide a significant office resource for both local and regional occupiers.
Likewise the Holmes Road area of Sowerby Bridge was indicated within the RCUDP
as having potential for new development which could provide valuable office space
for the local market. Due to uncertainties of scale and opportunity this potential has
not been reflected within this study.
5.13 It is important to note that many of these sites may requires changes to existing
allocations within the RCUDP which will require formal consultation.
Key Findings
Number of sites: Potential for 16 sites to be developed, 3 intensification of an existing
site, 9 existing RCUDP allocations and 4 new sites
Approx area: The approximate site area for development could be over 51ha
Approx floor space: There is approximately 150,000 sqm of new floorspace potentially
available (excluding planning permissions). This may be higher if new town centre
developments become viable.
Potential jobs: There could potentially be over 4300 new jobs in office, industry and
warehousing occupations created in the area.

West Calderdale
Table 5.7 Intensification Site Assessments - West Calderdale
Comment
Potential
Jobs
(FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
Opportunities for limited
intensification of uses but
restricted by existing
users and poor access.
50
Long term
3,500
1
3.17
Off Burnley
Road,
Luddendenfoot
Calderside
Works
ELR001
Deliverability dependent
upon availability of site
given existing users.
Minor flood risk issues.
Only really suitable for
local market.
65
Medium term
4,200
1.2
2.16
Station Road,
Luddendenfoot
Station
Industrial
Park
ELR002
Audit of Employment Sites
Existing good quality site
but remotely located.
Expansion would have
impacts upon countryside
in this out of centre
location.
Not
applicable
Filtered
Not
applicable
0
1.74
Cragg Road,
Mytholmroyd
Top Land
Country
Park
ELR003
Existing good quality site
but remotely located.
Expansion would have
impacts upon countryside
in this out of centre
location.
Not
applicable
Filtered
Not
applicable
0
5.12
Cragg Road,
Mytholmroyd
Dean Hey
ELR004
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Calderdale MBC Employment Land Review 2012 - Selective Update
Audit of Employment Sites
Comment
Potential
Jobs
(FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
Currently used as storage
for flood alleviation
works. Good site in an
area of limited supply.
10
Medium term
735
0.21
1.35
Todmorden
Salford
Industrial
Estate
ELR005
Currently used as a car
park.
Not
applicable
Filtered
Not
applicable
0
1.13
Todmorden
Land
opposite
Salford
Industrial
Estate
ELR006
Existing users on site
possible limited
expansion. May appeal
to local market.
10
Long term
420
0.12
0.71
Todmorden
Bridge Royd
House
ELR007
Clearance and possible
flood alleviation works.
May be attractive to local
market.
40
Medium term
2,625
0.75
0.75
Todmorden
Callis Mill,
Charlestown
ELR008
Vacant flat site adjacent
existing employment
premises. May need flood
alleviation works.
50
Medium term
3,500
1
1
Luddendenfoot
Tenterfields
Business
Park
ELR024

Table 5.8 Allocations Site Assessments - West Calderdale
Comment
Potential
Jobs
(FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area for
employment
(ha)
Site
size
(ha)
Town
Site
ELR
Reference
(RCUDP
Ref)
Site complete but
unoccupied.
Not
applicable
Filtered
Not
applicable
0
0.7
Mytholmroyd
Burnley
Road
ELR105
(EM31)
Possibly held by owners
for expansion. Flood
alleviation may limit
viability. Could be
attractive to office and
industrial, warehousing
markets.
250
Long term
6,510
1.86
1.86
Ripponden
Halifax
Road
ELR111
(EM50)
Audit of Employment Sites
Adjacent existing
industrial site. Owners
indicate sloping nature of
site make employment
unviable.
120
Medium term
7,875
2.25
2.25
Luddendenfoot
Burnley
Road
ELR112
(EM51)
Good flat site suitable for
local market although
access and flood risk may
create viability issues.
30
Medium term
2,065
0.59
0.59
Todmorden
Bacup
Road,
Gauxholme
ELR115
(EM54)
Site largely developed for
housing - remainder of
site unlikely to come
forward for employment.
Not
applicable
Filtered
Not
applicable
0
2.32
Todmorden
Mons Mill,
Burnley
Road
ELR118
(EM59)
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Audit of Employment Sites
Comment
Potential
Jobs
(FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area for
employment
(ha)
Site
size
(ha)
Town
Site
ELR
Reference
(RCUDP
Ref)
Renewal of permission,
including B1, recently
refused due to flood risk.
This may impact upon
overall site viability.
175
Medium term
2,800
0.8
2.03
Hebden Bridge
Mytholm
Works,
King Street
ELR120
(EM61)
Table 5.9 New Site Assessments - West Calderdale
Comment
Potential
Jobs (FTEs)
Deliverability
Potential
floorspace
(sqm)
Developable
area (ha)
Site
size
(ha)
Address
Site
ELR
Reference
Filtered due to
size threshold
Not
applicable
Filtered
Not
applicable
0.15
0.15
Calder Brook,
Mytholmroyd
Opposite 2-7
ELR213
Filtered due to
size threshold
Not
applicable
Filtered
Not
applicable
0.16
0.16
Station
Approach,
Mytholmroyd
Station
Embankment
ELR214
Filtered due to
size threshold
Not
applicable
Filtered
Not
applicable
0.18
0.18
Edge Lane,
Hebden Bridge
Land at
Crack Hill
ELR215
Filtered due to
size threshold
Not
applicable
Filtered
Not
applicable
0.13
0.13
Hebble End,
Hebden Bridge
Hebble End
Mill
ELR229

Land Availability
5.14 The majority of the sites identified as having intensification potential have been
discounted. In most cases the building or site was being under-utilised but there was
little or no opportunity to create more employment floorspace on the site other than
through demolition and rebuild which is unlikely to be viable at present.
5.15 The assessment of sites within West Calderdale indicates that there is nearly 10ha
of employment land available for B1, B2 and B8 uses which could be viable within
the plan period. Using the methodology developed by Roger Tym Associates and
information available from planning applications this could equate to approximately
34,000 sqm of potential new employment floorspace over the plan period.
5.16 The above figures do not include potential Todmorden and Hebden Bridge town centre
developments which could supply new office accommodation for the local market.
5.17 It is important to note that many of these sites may require changes to existing
allocations within the RCUDP which will require formal consultation.
Key Findings
Audit of Employment Sites
Number of sites: Potential for 10 sites to be developed, 6 intensification of an existing
site and 4 existing RCUDP allocations
Approx area: The potential combined site areas is nearly 10ha
Approx floor space: There is over 34,000 sqm of new floorspace potentially available
(excluding planning permissions). This may be higher if new town centre developments
become viable.
Potential jobs: Up to 800 new jobs could be created in office, industry and warehousing
occupations in the area.
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Calderdale MBC Employment Land Review 2012 - Selective Update
Land Demand and Supply
6 Land Demand and Supply
6.1 To identify possible economic futures three scenarios have been created and tested
using the Regional Econometric Model (REM) (5) . The REM has become the standard
model used across the Yorkshire and Humber region to consider possible economic
futures and model their impacts. In common with all forecasting the further away from
the present the forecast is made the more inaccurate it is ultimately likely to be.
Therefore the final employment land requirements will need to have in-build flexibility
to deal with changing economic conditions. Regular monitoring is also required to
ensure the plan can be responsive and amended to reflect changes in the economy.
6.2 Whilst the ELR is primarily concerned with employment uses defined as B1, B2 or B8
by the Use Classes Order 2005 other employment generating uses, such as retail are
also included in the employment projections.These other uses are not included within
the requirements for employment land set out within the remainder of this report.
Scenarios
6.3 To provide a range of possible economic futures three different economic scenarios
have been tested. These three scenarios have been used to identify a realistic
employment target and hence employment land requirement for Calderdale. This
target and employment land requirement will form a fundamental part of the new
development plan. The three scenarios were;
1. REM Baseline;
2. Regaining 2007 levels of employment by 2015; and
3. Zero job growth
6.4 All three scenarios make assumptions of sufficient skills being available within the
district to fill the jobs created.They have been constructed using the September 2011
REM and run from the period 2009 to 2026. The model only accounts for net
employment floor space (6) requirements, however, a gross requirement is needed to
account for losses of employment land to other uses. The gross requirement is
discussed later in this report. There was also be a need to extrapolate from 2026 to
2031, as 2026 is the current end point of the REM. This has been done by simply
continuing the identified trends for each scenario.
Discounted scenarios
6.5 Before the above scenarios were chosen other alternatives were considered and
discounted. These included;
RSS growth - The potential annual job growth within the 2008 Yorkshire and
Humber Regional Spatial Strategy (7) indicated an annual increase in jobs of 610
5 The REM has been developed by Experian for Yorkshire Forward. The REM provides forecasts of key
economic variables to 2026, it takes account of economic trends in 30 broad industrial classifications to
forecast future growth trends in each sector, and allows local economic impacts to be tested.
6 floor space requirements have been used instead of land requirements as densities will inevitably change
from town or edge of centre developments to more rural locations, particularly for office uses
7 the RSS still remains part of the development plan, although it is likely to be abolished in the near future

Baseline scenario
Land Demand and Supply
per year between 2006 and 2026.This figure was based upon a scenario derived
from an older version of the REM and the assumption that the regional economy
would perform well. This scenario has been discounted as the REM projections
were derived prior to the most recent recession which was not predicted by the
REM or many other economic models. In the five years since the baseline date
of 2006 the economy of Calderdale has not performed as predicted.
Calderdale Employment Land Review (2008) – The 2008 ELR provided
predictions of future employment requirements. This study indicated up to 810
new jobs per year could on average be created over the plan period. This figure
was based upon Yorkshire Forward's Policy Plus scenario using the same baseline
as the RSS but factoring in an additional 2,250 direct jobs in Calderdale between
2006-2016 based upon a number of transformational projects such as South
Edge Quarry, Broad Street, Halifax Renaissance, and Upper Calder Valley.Whilst
some of these projects are still being actively progressed the scenario was
constructed prior to the recession and therefore for similar reasons to the RSS
scenario this scenario has been discounted.
Land Availability – This scenario would consider utilising all employment
allocations and Employment 'Call for Sites'. The sites would then be converted
into jobs using the REM. This scenario was considered unrealistic due to the
location and amount of public funding necessary to bring forward some of the
sites. Given the current austerity measures the likelihood of achieving such a
scenario in the short to medium term appears remote.
Reduced out commuting – This scenario would aim to reduce out-commuting
from Calderdale by 10% over the plan period.The scenario would retain the same
rate of job growth as the REM baseline scenario but include an additional
proportion of jobs to account for 10% less out-commuting. The out-commuting
rate would have been based upon the 2001 census data until more up to date
data became available. This scenario was considered impractical due to the
difficulties of reducing out-commuting and the close connections between
Calderdale and adjoining local authorities.
Encouraging growth sectors – This scenario would utilise the REM baseline
projections for jobs but actively enhance certain sectors within Calderdale’s
economy based upon strategic aspirations. This scenario has been discounted
due to the difficulties of accurately modelling the required growth sectors.
6.6 This scenario is solely based upon the September 2011 REM baseline forecast of job
growth within Calderdale. The new version of the REM takes account of the most up
to date data for the performance of the district based upon projected changes in
occupational structure. The REM also converts the jobs into land requirements for a
variety of land-uses. This scenario does not, however, take account of any policy
interventions to encourage greater rates of employment growth.
6.7 The Full Time Equivalent (FTE) employment growth rate within the baseline scenario
indicates a bottoming out of the Calderdale economy, in terms of employment, in 2010
with a full recovery (in terms job numbers) expected by 2017 following this a steady
increase to over 86,000 by 2026 is predicted.
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Calderdale MBC Employment Land Review 2012 - Selective Update
Land Demand and Supply
Figure 6.1 Scenario 1 Projected full time equivalents in Calderdale
Source: REM September 2011
6.8 The REM does not project past 2026 so a final figure for the end of the plan period
cannot be predicted using this method alone. However between 2009 (8) and 2026 the
REM is predicting a further 8950 FTE jobs could be created over the 17 years. This
equates to approximately 526 additional jobs per year. This annualised figure has
been used to project forward to the end of the plan period for employment land
purposes. It is, however, important to note that not all of these jobs will be in traditional
employment land-use jobs (offices, industry and warehousing) as many will be within
retail, restaurants, pubs, schools, hospitals and other services.
Regaining 2007 levels by 2015
6.9 The Calderdale Economy and Enterprise Strategy 2010 to 2020 includes an aspiration
to return employment levels back to their March 2007 peak by 2015. This would be
a quicker recovery from the recession, in terms of employment, than suggested by
the REM baseline. This scenario has also be linked to the projected growth in the
working age population and includes increases in economic activity of those aged 65
and over to align with government plans to raise pensionable ages and the continued
pressures on many people to supplement their pensions with income from employment.
8 2009 has been used as the base year and not 2011 to account for the time lag in updating statistics within
the REM model and this is also the base year within the REM for employment land.

Land Demand and Supply
Figure 6.2 Calderdale working age population projections
Source: ONS 2008 mid year estimates
6.10 The scenario retains the 2007 peak of 74.7% people of working age in employment
for the remainder of the plan period (2031). Between 2011 and 2015 the proportions
of working age residents employed have been incrementally raised from the current
REM baseline levels in 2011 to 74.7% in 2015. The scenario assumes a spread of
growth across all sectors with proportions in line with those in the REM baseline and
that the jobs are created within Calderdale. The scenario also includes a 50% overall
increase in the employment levels of those of 65 and over the plan period through a
gradual incremental increase until 2015. An incremental approach is applied to reflect
the gradual impact of these employment factors.
6.11 Scenario 2 indicates a far quicker climb out of recession than under scenario 1. It also
indicates a higher overall growth in jobs between 2009 (9) and 2026 an additional
14,570 jobs are predicted in this scenario equating to 857 FTE jobs per year. This
annualised figure has been projected forward to the end of the plan period for
employment land purposes. It is, however, important to note that not all of these jobs
will be in traditional employment land-use jobs (offices, industry and warehousing) as
many will be within retail, restaurants, pubs, schools, hospitals and other services.
6.12 The continued effects of the economic downturn suggest this scenario is unlikely to
be achieved. It seems this scenario is likely to be overly optimistic about job creation
over the plan period.
9 2009 has been used as the base year and not 2011 to account for the time lag in updating statistics within
the REM model and this is also the base year within the REM for employment land.
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Land Demand and Supply
Zero Job Growth
Figure 6.3 Scenario 2: Regaining 2007 levels by 2015
Source: Modelled via REM September 11
6.13 This scenario is an unlikely occurrence but is used to demonstrate a worst case
scenario for Calderdale. In this scenario job numbers remain static over the plan period
from 2011. Therefore the amount of jobs would still increase from the 'bottom out'
position in 2010 but not increase above 2011 levels. Some sectors would still increase
as others decrease (as per REM baseline), but this scenario assumes these are in
balance.This effectively means an overall reduction in the percentage of the population
employed and hence rising unemployment within the district over the plan period as
the population is predicted to grow.
Comparison of the scenarios
6.14 A comparison of the scenarios is shown below; the difference between the three
scenarios by 2026 is in excess of 9000 jobs. The zero job growth and regaining 2007
levels by 2015 are likely to be the worst and best case scenarios respectively.
6.15 The comparison of growth in FTE jobs within the three different scenarios indicates
a significant difference in both the total and annual rate of jobs growth. Whilst many
of these jobs will not be within office, industry or warehousing the impact is a significant
additional requirement for employment floorspace within the scenario which aims to
regain 2007 levels of employment by 2015. It is notable that even the zero job growth
scenario will require new office floorspace, but this is countered by a significant
reduction in floorspace requirements for industry and warehousing. These changes
within this scenario are due to the forecast restructuring of the economy over the plan
period.

Scenario
Baseline
Regaining 2007 by 2015
Zero Job growth (10)
Scenario
Baseline
Regaining 2007
by 2015
Zero Job growth
Figure 6.4 Comparison of the scenarios
Table 6.1 Comparison of scenario job growth (FTEs)
2026
8,950
14,570
-190
2031
11,580
18,855
-190
Per annum total
526
857
Table 6.2 Comparison of net employment floorspace requirements (sqm)
Office to
2026
73,590
95,130
19,870
Industry and
warehousing to
2026
91,340
156,200
-109,000
Office to
2031
95,234
123,109
25,714
0
Industry and
warehousing to
2031
118,205
202,141
-141,059
6.16 From the three scenarios tested it appears that the baseline scenario would be the
most likely to reflect future employment growth within Calderdale. This scenario still
provides an optimistic, yet potentially manageable, target to plan for. It is, however,
important that this is kept under review to ensure there is enough land allocated for
10 Using 2009 as baseline but zero growth from 2011
Land Demand and Supply
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Calderdale MBC Employment Land Review 2012 - Selective Update
Land Demand and Supply
employment purposes to provide choice and flexibility but not to oversupply allowing
'cherry-picking' of the prime sites early in the plan period. A significant oversupply
could have the effect of undermining the viability of the less desirable sites and the
strategic growth aspirations of the plan.
Calculating Gross Employment Land Requirements
6.17 In order to turn the net land requirement into proposed employment land allocations,
a gross requirement, or gross gain (11) needs to be identified. To arrive at a gross
requirement, the net requirement needs to be added to a further quantity of land equal
to the expected future loss. If this adjustment is not made and significant amounts of
existing employment land are lost in future, the planned land supply will fall significantly
short of what is needed to accommodate the employment target for the area. The
Roger Tym (2010) regional study (12) identified four different approaches to calculating
future losses of employment land. These were;
1. Confusing net and gross figures - this produces misleading results which are
open to challenge, and risks under-supplying employment land, especially if large
losses of existing space are occurring;
2. Assuming a percentage will be replaced each year - this method would not
produce satisfactory results due to the large variation in losses between areas
and over time;
3. Projection of past losses - this method is commonly used but it is open to the
objection that the future may be very different from the past. In using this method
a careful judgement using local knowledge of how the future might compare with
the past is required; and
4. Qualitative assessment of existing sites - this is considered the most robust
of the methods as all sites are considered for their future viability. It is, however,
not fool proof as it cannot account for all circumstances and a number of
unforeseen losses will inevitably happen over the plan period.
6.18 To determine the amount of future losses in this selective update both the qualitative
assessment and projection of past losses methods have been utilised.The qualitative
assessments are based upon the assessments of Primary Employment Areas
undertaken as part of the 2008 ELR and this selective review. This indicates that from
a 2009 baseline up to 6,800 sqm of existing Primary Employment Area floorspace is
likely to be lost during the plan period. It is notable that the majority of these losses
are predicted to be within older industry and warehousing premises which are often
closely related to residential properties.
Area
East Calderdale
Table 6.3 Potential loss of PEA by area (sqm)
Potential Office
floorspace loss
658
Potential Industrial and
Warehousing floorspace loss
2,412
11 estimate of the new land that should be identified for employment, including any existing land which will
be lost to employment use
12 Planning for employment land - translating jobs into land

Area
Halifax
West Calderdale
Total
Source: ELR 2008
Potential Office
floorspace loss
0
0
658
Potential Industrial and
Warehousing floorspace loss
3,610
120
6,142
6.19 Due to the fact that the 2008 ELR did not look at sites outside of the Primary
Employment Areas a projection of past losses has also been considered. Unfortunately
only three years of reliable data is currently available upon which to consider past
losses of employment floorspace within the district.
Year
Within PEA: Office
Within PEA: Industry &
Warehousing
Outside PEA: Office
Outside PEA: Industry &
Warehousing
Total
Source: Calderdale Economy Land Monitoring database
Table 6.4 Past employment land losses (sqm)
2008/9
0
1,895
0
2,819
4,714
2009/10
1,135
31,209
223
176
32,743
2010/11
150
529
101
2,336
3,116
Average
428
11,211
108
1,777
13,524
6.20 The monitoring information shows relatively low levels of losses over the last three
monitoring years, except in 2009/10 which was high due to the loss of a single large
site (almost 23,000 sqm) to a retail use. The loss of land outside PEA areas are
generally low with most recorded losses being either unsuitable industrial premises
located near residential premises or town centre offices being converted to other uses.
6.21 A comparison of the quantitative assessments of PEA compared to actual losses over
the last 3 monitoring years indicates the quantitative assessments appear too low.
6.22 Recent government statements (13) regarding employment land indicates planning
authorities will need to be more willing to release employment sites for other uses in
the future. Given this fact and the difference between the quantitative assessments
and monitoring data it appears reasonable that a higher rate of loss will be encountered
than the qualitative assessments indicate. It is, therefore, considered a more
appropriate method is to add the PEA losses from the qualitative assessments to the
13 Draft National Planning Policy Framework
Land Demand and Supply
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average rate of loss over the last three monitoring years minus the single large site
loss in 2009/10 (14) . This would provide an average figure of;
536 sqm per annum for office + 658 sqm additional over the plan period
5,370 sqm per annum for Industry and warehousing + 6,142 sqm additional over
the plan period
This rate of loss would be higher than has generally be the case in the recent past, allowing
for the combined effects of any future losses of large sites and the implications of changes
in government policy. Future losses will continue to be monitored to ensure a flexible supply
of appropriate employment land is provided throughout the plan period.
Comparison of Supply and Demand
6.23 The supply of employment land floorspace is made up of the following;
Area
East
Calderdale
Halifax
West
Calderdale
Total
Valid unimplemented planning permissions;
Current RCUDP allocations;
Existing RCUDP employment sites with potential for intensification; and
New sites identified through the 'Call for Sites' or filtered from the SHLAA
processes
Type
Office
Industry &
Warehousing
Office
Industry &
Warehousing
Office
Industry &
Warehousing
Office
Industry &
Warehousing
Table 6.5 Potential new employment floorspace (sqm)
Planning
Permissions
5,814
25,336
12,277
24,131
1,365
678
19,456
50,145
Allocations
100,800
46,795
32,298
74,600
0
14,980
133,098
130,460
Intensification
1,540
10,600
10,080
20,440
6,055
13,195
17,675
44,235
New
Sites
15,450
14,450
1,750
9,670
0
0
17,200
24,120
Total
123,604
97,181
56,405
128,841
7,420
28,853
187,429
254,875
6.24 There are wide disparities in potentially available employment land across Calderdale.
This is particularly stark when comparing West Calderdale to the rest of the district.
14 Experience indicates such large losses are unlikely to be regular features, particularly given the fact that
many of the larger more marginal employment sites have already been lost

Whilst earlier chapters and the 2008 ELR have indicated there is less demand for
new employment floorspace within West Calderdale the amount of potential new land
is very limited. This enhances the need to utilise and protect existing and potential
sites within this area. Elsewhere the amount of potential new floorspace is more
buoyant but there are still threats to supply. This is particularly apparent in East
Calderdale's potentially available office accommodation as 90% of the supply is locked
within the existing RCUDP allocation at Wakefield Road, Clifton (ELR107, EM42)
which has development constraints.
6.25 To identify if the available capacity fulfils the requirements of each of the three
scenarios it is necessary to add the potential employment land losses identified in
'Calculating Gross Employment Land Requirements' to the requirements identified in
'Comparison of Supply and Demand'.
Table 6.6 Matching scenario floorspace requirements (2031) to potential floorspace availability (sqm)
Scenario
Baseline
2007
levels by
2015
Zero job
growth
Type
Office
Industry &
Warehousing
Office
Industry &
Warehousing
Office
Industry &
Warehousing
Net new
95,234
118,205
123,109
202,141
25,714
-141,059
Anticipated
Loss
12,457
118,147
12,457
118,147
12,457
118,147
Gross
Requirement
107,691
236,352
135,566
320,288
38,171
-22,912
Surplus
79,738
18,523
51,863
-65,413
149,258
277,787
6.26 The above table indicates that this selective review has identified sufficient capacity
for employment land within Calderdale up to 2031. The only exception to this is would
be a shortfall of over 65,000sqm of floorspace for Industry and Warehousing
development within the scenario which aims to regain 2007 levels of employment by
2015. However, as discussed within 'Regaining 2007 levels by 2015' this scenario
appears overly optimistic given recent economic trends.
6.27 Therefore the sites identified as having development potential within this study would
appear to provide a small but adequate supply of potentially available sites from which
the most appropriate and deliverable could be chosen for land allocations.
Other opportunities
Land Demand and Supply
6.28 It is likely that other sites will come forward as the development plan process
progresses and identify more sites with employment potential. A significant source of
office development is likely to be identified through town centre masterplanning work.
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This would include the ambitions within the draft Halifax Town Centre Masterplan and
development ambitions at Dean Clough which are not identified in this study as they
are currently unquantified. In addition the potential for improvements to existing
buildings in Brighouse, Elland, Halifax, Sowerby Bridge, Hebden Bridge and Todmorden
for modern office requirements could provide a significant resource should the economy
allow. The potential for further industrial and warehouse space is more limited due to
the availability of large flat sites within Calderdale. It is therefore important that the
best of the existing sites and the new sites with highest potential are protected and
pursued wherever possible.

7 Conclusions
7.1 In setting the employment land policies for Calderdale it is essential the Council
determines the amount of employment land needed to support economic development
within the district. To do this the Core Strategy of the LDF, or any subsequent plan,
will need to establish a broad target, or benchmark, for job creation as a framework
for more specific policies.
7.2 As discussed in chapter 6 'Land Demand and Supply' a number of possible futures
have been modelled, using the Regional Econometric Model. Given the recent
economic conditions it would appear that a job creation rate in the region of 526 per
year, as identified in the baseline scenario, would provide a realistic, yet positive,
target which is most likely to match actual job growth in the short to medium term. It
is, however, noted that this is dependent upon the current fragile recovery being
experienced nationally continues and strengthens as predicted. This cannot be
guaranteed and therefore it is important that the amount of employment land take-up
and loss be closely monitored so that adjustments can be made as necessary.
7.3 The baseline scenario would provide the following net and gross employment land
floorspace requirements;
Net
requirement
Gross
requirement
Table 7.1 Recommended net and gross employment floorspace requirements
Office to
2026
73,590
83,360
Industry and
warehousing to
2026
91,340
188,772
Office to
2031
95,234
107,691
Industry and
warehousing to
2031
118,205
236,352
7.4 From the amount of land identified the indicative floorspace requirements provided
above could be accommodated on the sites indicated as having development potential
for employment uses. It is, however, important that this 'pool' of sites be increased
with good viable sites in sustainable locations to provide a better range of sites which
can be given due consideration during the consultation process on land allocations.
A floorspace requirement is used rather than a site area requirement due to the large
variation in floorspace to site area which can occur, particularly when considering
town centre sites as opposed to out of centre sites. This has also been done so as
not to prejudice future consultation or policy development within the plan.
Employment Locations
Conclusions
7.5 The viability of identified sites is included in 5 'Audit of Employment Sites', with further
detail on individual sites found in Appendix B 'East Calderdale Site Assessments'.
The recommendation is that those sites not indicated as being viable during the plan
period are either not allocated or released for other uses.
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East Calderdale
7.6 East Calderdale has a good supply of potential employment land for both office and
industrial/ warehouse accommodation. The office market is, however, heavily reliant
upon the development of the existing RCUDP allocation at Wakefield Road, Clifton.
If this site were to be lost to other uses it would lead to a significant under supply
within the area over the plan period. This site was identified within the 2008 ELR as
a 'flagship' site for inward investment and could qualitatively improve Calderdale's
economy. Brighouse and to a lesser extent Elland town centres may provide
opportunities for new office accommodation through redevelopments. Such
opportunities are likely to be attractive to the local market wishing to expand or
'upgrade' their current accommodation.
7.7 In terms of industry and warehousing space both Brighouse and Elland remain
attractive locations.Those sites located near existing employment areas and transport
infrastructure are likely to remain attractive and have significant market potential.
Halifax
7.8 Halifax potentially has a good supply of both office and industrial/ warehousing
employment land spread over a number of different sites. These include the Copley
Valley site where work has recently commenced and sites in Holmfield. Halifax town
centre and the nearby Dean Clough could continue to play a significant role in office
development for the town. It is crucial that the office market is given due consideration
during site allocation and master planning exercises within the town.
7.9 The 2008 ELR identified transport improvements at bottle-necks would be required
to improve the market potential of Halifax, and in particular North Halifax, for industrial
locations. This is still considered to be the case and it is therefore important that the
LDF considers how such infrastructure improvements could be achieved and facilitated.
West Calderdale
7.10 There is a limited supply of viable employment land within West Calderdale. It is
therefore important the best of the remaining land is retained for local employers. As
elsewhere there may be some potential for small-scale office development within the
town centres, particularly Todmorden.
7.11 To encourage supply a flexible approach to economic activity may be required within
the area. This could include encouraging the use of redundant agricultural buildings
and promoting opportunities for home-working providing these do not produce
unacceptable impacts. Improvements to public transport and broadband within this
area will be key to improving the local economy and job opportunities.

Appendix A Detailed Assessment Method
Suitability Assessment
A.1 The 2004 DCLG Employment Land Reviews Guidance Note, Planning Policy Statement
4 and the draft National Planning Policy Framework provide the overall context for
identifying the suitability of land for employment uses. Sites with planning permission
and RCUDP allocations identified as good or very good in the 2008 ELR are generally
considered suitable, unless a change in circumstance indicates otherwise (e.g. RCUDP
allocation EM46 now being developed for housing).
A.2 Other suitability criteria considered were;
Previously developed/ green field - preference given to previously developed
sites;
Settlement size - greatest weight should be given to those sites which are situated
in and around main towns to help minimise travel distances;
Access to public transport;
Town centre, edge of centre or out of centre.Town centre being the most desirable
(particularly office use) and out of centre being the least;
Neighbouring land-uses to minimise incompatibilities; and
Location near areas of high unemployment (as per PPS4)
A.3 Areas not suitable will included designations such as the South Pennines Special
Protection Area, SSSIs and sites within flood zone 3b (functional flood plain). All of
these are likely render any site unsuitable. However, local policies such as green belt
and area around Todmorden, whilst noted, have not be considered at this stage as
these will be considered during the plan making process. The assessment criteria
and method of assessment for suitability are included in the table below;
Criteria
Previously Developed Land / Greenfield
Settlement size
Access to public transport
30 min or better bus route (daytime)
400m bus stop
750m train station
Location
Town centre
Edge of centre
Out of centre
Detailed Assessment Method
Table A.1 Suitability Assessment Criteria
Method of Assessment
Site assessment
Settlement Hierarchy classification
Metro
GIS analysis
Site assessment
Site assessment
RCUDP urban area boundary
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Detailed Assessment Method
Criteria
Neighbouring land-uses – need to consider if this
may restrict uses
Easily accessible from high unemployment areas
Direct bus/rail access
Walking distance (750m)
Constraints
Flooding
Pylons
Environmental designation
Rights of way
Method of Assessment
Site assessment
Metro
Site assessment
Site assessment
RCUDP designations
GIS files
A.4 Suitability has been recorded as either “Yes”, “Possibly” or “No” based upon an
assessment of the above criteria and the professional judgement of the officer
concerned.
Availability Assessment
A.5 The factors considered for this assessment were the intentions of the land-owners. If
the site is in single ownership and intended by the owner for either employment or
mixed-use (including employment) the site has been considered available. However,
issues such as multiple ownership, tenancies, ransom strips and operational
requirements needed further consideration.
A.6 The fact that a site has planning permission or is allocated does not necessarily mean
the site is available. To investigate availability the information provided on the Call for
Sites (CFS) form was used to assist investigations. In some instances further
investigations were necessary through land registry and discussion with owners. The
assessment criteria and method of assessment for availability are included in the table
below;
Criteria
Owners intentions
Single/ multiple ownership/ tenancies
Ransom strips
Table A.2 Availability Assessment Criteria
Method of Assessment
CFS form
Contact with owner
CFS form
Land registry search
Site assessment

Criteria
Method of Assessment
CFS form
Land registry
A.7 The availability of sites was considered on a four point scale of “Yes”, “High Possibility”,
“Low Possibility” and “No”.
Viability Assessment
A.8 It is important that sites have a reasonable prospect of being developed within the
lifetime of the plan. This assessment therefore judges the economic viability of a site
and considers the following;
Market factors such as the attractiveness of the existing buildings and/or external
environment (including neighbouring uses), accessibility to public transport,
accessibility to the national motorway network and local market evidence (including
vicinity of other uses, site marketing etc.)
Cost of development – infrastructure costs such as the need for highway
improvements and access to utilities, clearance of old buildings/ structures, site
remediation and overcoming flooding issues.
Topography – steeply sloping sites which could be considered prohibitive to
employment development.
A.9 The 2008 ELR provided a lot of useful information on market factors for some sites
which have informed the assessment. In some instances future allocation of a site for
mixed-use may make employment viable on the site due to the higher land values
which can be achieved. In such instances an indication of the possible area for
employment has been provided. The Call for Sites submissions were also used to
assist these considerations.
Criteria
Table A.3 Viability Assessment Criteria
Market factors
Ability to re-use existing buildings
External environment
Ease of access to motorway network/ other towns
and cities
Local Market evidence
Lack of investment in other premises
Empty premises/ fully occupied
For sale boards
Detailed Assessment Method
Method of Assessment
Site assessment
GIS
Site assessment
Discussion with Council's
Business and Economy Section
Discussion with local agents
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Detailed Assessment Method
Criteria
Cost of Development
Clearance of existing buildings
Utilities infrastructure available
Highway access
Wider highway improvements
Internal highway infrastructure available
Within flood zone 3b, 3a, 2
Contamination issues
Site conditions
Topography (identify on map if only part viable)
Unstable land
Method of Assessment
Site assessment
GIS files
Site assessment
RCUDP
A.10 Viability was assessed as either “Viable”, “Possible” or “Unviable”.
Delivery Assessment
A.11 The likely timescale for the delivery of sites also needs consideration. Each site has
been allocated to one of the categories identified below. The allocation to a category
was based upon the information gathered through the assessment of suitability,
availability and viability.
Short-term – are those which are likely to be brought forward in the first 6 years
of the plan (2011-2017). Six years has been chosen as the plan is unlikely to be
adopted until 2012 at the earliest, therefore still giving 5 years from adoption.The
sites included within this phase are likely to be those with planning permission
or under construction, which are available now, are attractive to the market and
have few if any constraints.
Medium-term – are those sites which are likely to be brought forward in years
2018-2023. These sites are likely to include allocations (without planning
permission) or new sites which are available now or likely to be available in the
near future, attractive to the market and with either no constraints or constraints
which will be overcome in the medium term.
Long-term sites – Are those sites which currently are bound by constraints,
suitability or availability issues but which could be reasonably expected to be
overcome in the long-term (2024-2031).
Held in Abeyance – Sites which currently fail one or more of the assessments
but where a change in circumstance may assist the site to come forward.
Filter - Sites which fail one or more of the assessments and where this position
is unlikely to change in the foreseeable future or sites which fall into the criteria
in paragraph 5.4 (These sites will be retained on the database and may be
re-assessed in the future should circumstances change).

East Calderdale Site Assessments
Appendix B East Calderdale Site Assessments
Lowfields Way, Elland
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East Calderdale Site Assessments
East Calderdale - Intensification
Map B.1 ELR009 Brow Mills

Map B.2 ELR010 Atlas Mills, Brighouse
East Calderdale Site Assessments
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Map B.3 ELR011 Hipperholme Works, Halifax Road, Hipperholme East Calderdale Site Assessments

Map B.4 ELR013 Burrwood Way Industrial Estate, Holywell Green
East Calderdale Site Assessments
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Map B.5 ELR014 Black Brook Way, West Vale East Calderdale Site Assessments

Map B.6 ELR016 Ainleys Industrial Estate, Huddersfield Road, Elland
East Calderdale Site Assessments
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Map B.7 ELR019 Clough Mills, Halifax Road, Shelf East Calderdale Site Assessments

Map B.8 ELR025 Lowfields Way/ Off Shaw Lane, Elland
East Calderdale Site Assessments
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East Calderdale Site Assessments
East Calderdale - Allocations
Map B.9 ELR101 (EM1) Birds Royd Lane, Brighouse

Map B.10 ELR102 (EM11A) Atlas Works and Ainleys, Elland
East Calderdale Site Assessments
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Map B.11 ELR103 (EM16) & ELR104 (EM17) Wistons Lane/ Century Road, Elland East Calderdale Site Assessments

Map B.12 ELR107 (EM42) Wakefield Road, Clifton
East Calderdale Site Assessments
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Map B.13 ELR108 (EM44) Southedge Quarry, Brighouse Road, Hipperholme East Calderdale Site Assessments

Map B.14 ELR109 (EM46) Adjacent Surfachem, Huddersfield Road, Elland
East Calderdale Site Assessments
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Map B.15 ELR110 (EM47) North of River, Stainland Road East Calderdale Site Assessments

Map B.16 ELR119 (EM60) River Street, Brighouse
East Calderdale Site Assessments
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Map B.17 ELR121 (EM62) Armytage Road, Brighouse East Calderdale Site Assessments

Map B.18 ELR125 (EM67) Lowfields, Elland
East Calderdale Site Assessments
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Map B.19 ELR126 (EM68) East of Brighouse Road, Hipperholme East Calderdale Site Assessments

Map B.20 ELR131 (MU4) Sugdens Mill, Mill Royd Street, Brighouse
East Calderdale Site Assessments
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East Calderdale Site Assessments
East Calderdale - New Sites
Map B.21 ELR205 Land adjacent Lowfields/ Wiston Lane, Elland

Map B.22 ELR209 Rear 9A Birds Royd Lane, Brighouse
East Calderdale Site Assessments
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Map B.23 ELR210 West of Anchor Place, Brighouse East Calderdale Site Assessments

Map B.24 ELR222 Rear Ainleys Industrial Estate, Elland
East Calderdale Site Assessments
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Map B.25 ELR223 Land at Brighouse Road, Ainley Top East Calderdale Site Assessments

Map B.26 ELR224 Burrwood Way, Holywell Green
East Calderdale Site Assessments
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Map B.27 ELR225 Blackley Brickworks, Blackley Road, Elland East Calderdale Site Assessments

Map B.28 ELR226 Land North of Dewsbury Road, Rastrick
East Calderdale Site Assessments
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Map B.29 ELR227 Land at Dewsbury Road, Old Earth East Calderdale Site Assessments

Map B.30 ELR228 West Vale Works, Stainland Road, West Vale
East Calderdale Site Assessments
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Halifax Site Assessments
Appendix C Halifax Site Assessments
Dean Clough, Halifax

Halifax - Intensification
Map C.1 ELR017 Waterside, Water lane
Halifax Site Assessments
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Map C.2 ELR018 Railway Cutting, Holmfield Industrial Estate Halifax Site Assessments

Map C.3 ELR021 Asquith Bottom Mills, Sowerby Bridge
Halifax Site Assessments
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Map C.4 ELR022 Lloyds Data Centre, Copley Halifax Site Assessments

Map C.5 ELR023 Lee Bridge Industrial Estate, Halifax
Halifax Site Assessments
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Map C.6 ELR026 Sewage Works, Huddersfield Road, Salterhebble Halifax Site Assessments

Map C.7 ELR027Water Lane/ Sedbergh Road, Halifax
Halifax Site Assessments
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Map C.8 ELR028 & ELR029 Bus depots, Skircoat Road/ Shaw Hill, Halifax Halifax Site Assessments

Halifax - Allocations
Map C.9 ELR113 (EM52) West of Holmfield Industrial Estate
Halifax Site Assessments
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Map C.10 ELR114 (EM53) Shroggs Road, Ovenden Halifax Site Assessments

Map C.11 ELR116 (EM56) North of Holmfield Industrial Estate
Halifax Site Assessments
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Map C.12 ELR117 (EM57) Adjacent Lloyds, Wakefield Road, Copley Halifax Site Assessments

Map C.13 ELR122 (EM63) Adjacent Foseco, Holmfield Industrial Estate
Halifax Site Assessments
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Map C.14 ELR123 (EM64) Hays Lane, Mixenden Halifax Site Assessments

Map C.15 ELR127 (MU1) West of Boothtown Road, Boothtown
Halifax Site Assessments
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Map C.16 ELR128 (MU2) Former Transco site, Mulcture Hall Road Halifax Site Assessments

Map C.17 ELR129 (MU3) South Parade, Halifax
Halifax Site Assessments
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Map C.18 ELR132 (MU6) Broad Street, Halifax Halifax Site Assessments

Map C.19 ELR133 (MU8) Drakes Industrial Estate, Shay Lane
Halifax Site Assessments
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Map C.20 ELR136 (E20) Wakefield Road, Copley Halifax Site Assessments

Halifax - New Sites
Map C.21 ELR201 Clarence Mill, Pellon Lane, Halifax
Halifax Site Assessments
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Map C.22 ELR217 Industrial Premises, Adelaide Street, Halifax Halifax Site Assessments

Map C.23 ELR218 Haley/ Bankfield Works, Haley Hill, Halifax
Halifax Site Assessments
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Map C.24 ELR219 Coal Drops, Berry Lane, Halifax Halifax Site Assessments

Map C.25 ELR230 Land at Wakefield Road, Copley
Halifax Site Assessments
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Map C.26 ELR231 Star Garage, Wakefield Road, Copley Halifax Site Assessments

West Calderdale Site Assessments
Appendix D West Calderdale Site Assessments
Top Land Country Business Park, Cragg Vale
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West Calderdale Site Assessments
West Calderdale - Intensification
Map D.1 ELR001 Calderside Works, Off Burnley Road, Luddendenfoot

Map D.2 ELR002 Station Industrial Park, Station Road, Luddendenfoot
West Calderdale Site Assessments
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Calderdale MBC Employment Land Review 2012 - Selective Update
Map D.3 ELR003 Top Land Country Park, Cragg Road, Mytholmroyd West Calderdale Site Assessments

Map D.4 ELR004 Dean Hey, Cragg Road, Mytholmroyd
West Calderdale Site Assessments
121
D
Employment Land Review 2012 - Selective Update Calderdale MBC

122
D
Calderdale MBC Employment Land Review 2012 - Selective Update
Map D.5 ELR005 Salford Industrial Estate, Todmorden West Calderdale Site Assessments

Map D.6 ELR006 Land opposite Salford Industrial Estate, Todmorden
West Calderdale Site Assessments
123
D
Employment Land Review 2012 - Selective Update Calderdale MBC

124
D
Calderdale MBC Employment Land Review 2012 - Selective Update
Map D.7 ELR007 Bridge Royd House, Todmorden West Calderdale Site Assessments

Map D.8 ELR008 Callis Mill, Charlestown, Todmorden
West Calderdale Site Assessments
125
D
Employment Land Review 2012 - Selective Update Calderdale MBC

126
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Calderdale MBC Employment Land Review 2012 - Selective Update
Map D.9 ELR024 Tenterfields Business Park, Luddendenfoot West Calderdale Site Assessments

West Calderdale - Allocations
Map D.10 ELR111 (EM50) Halifax Road, Ripponden
West Calderdale Site Assessments
127
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Employment Land Review 2012 - Selective Update Calderdale MBC

128
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Calderdale MBC Employment Land Review 2012 - Selective Update
Map D.11 ELR112 (EM51) Burnley Road, Luddendenfoot West Calderdale Site Assessments

Map D.12 ELR115 (EM54) Bacup Road, Gauxholme
West Calderdale Site Assessments
129
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Employment Land Review 2012 - Selective Update Calderdale MBC

130
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Calderdale MBC Employment Land Review 2012 - Selective Update
Map D.13 ELR120 (EM61) Mytholm Works, King Street, Hebden Bridge West Calderdale Site Assessments

West Calderdale - New Sites
West Calderdale Site Assessments
D.1 All new sites within this area have been filtered due to the size threshold.
131
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Employment Land Review 2012 - Selective Update Calderdale MBC