Employment Land Review 2012.indd - Calderdale Council

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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. 41 5 Employment Land Review 2012 - Selective Update Calderdale MBC
42 6 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
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