Supporting documents - Renfrewshire Council
Supporting documents - Renfrewshire Council
Supporting documents - Renfrewshire Council
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Proposed Mixed Use<br />
Development, Braehead<br />
Socio-Economic Impact Report<br />
January 2013
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Proposed Mixed Use Development, Braehead : Socio-Economic Impact Report<br />
Contents<br />
Executive Summary 1<br />
1.0 Introduction 1<br />
Proposed Development 1<br />
Methodology 2<br />
2.0 Planning Policy Context 3<br />
Glasgow and The Clyde Valley Strategic Development Plan 3<br />
The <strong>Renfrewshire</strong> Local Development Plan 6<br />
Conclusions 7<br />
3.0 Baseline Conditions 8<br />
Area of Impact 8<br />
Socio-Economic Conditions 8<br />
Local Labour Market Conditions 11<br />
Existing Economic Contribution of Braehead 12<br />
Retail Facilities 13<br />
4.0 Potential Impacts 14<br />
Introduction 14<br />
Construction Impacts 14<br />
Operational Impacts 15<br />
Maximising the Impacts 22<br />
5.0 Wider Economic Role & Attraction of Investment 25<br />
Origins of the Braehead Shopping Centre 25<br />
Catalyst for Regeneration 26<br />
Conclusions 27<br />
6.0 Conclusions 28<br />
7.0 Abbreviations 30<br />
8.0 References 31
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Proposed Mixed Use Development, Braehead : Socio-Economic Impact Report<br />
Figures3<br />
Figure 1.1 Braehead Indicative Masterplan - 2025 Vision 2<br />
Figure 3.1 Main Impact Area and Sub-Regional Context 8<br />
Figure 3.2 Indices of Multiple Deprivation - Main Impact Area 10<br />
Tables3<br />
Table 4.1 Job Generation of Proposed Development 16<br />
Table 4.2 Retail Employment Generation by Occupation 17<br />
Table 4.3 Net Additional Employment 19<br />
Table 4.4 Operational GVA Impacts (Net Additional) 19<br />
Table 4.5 Gross Employment Related to scheme in the Impact Area 20<br />
Table 4.6 Gross Employment Related to scheme in the Region 20<br />
Appendices3<br />
Appendix 1 Socio Economic Data
Braehead Shopping Centre Extension : Socio-Economic Impact Report<br />
PROPOSED MIXED USE DEVELOPMENT, BRAEHEAD.<br />
This Socio-Economic Impact Report has been prepared in support of a planning<br />
application submitted on behalf of Capital Shopping Centres PLC at King’s Inch<br />
Road / King’s Inch Drive, Braehead, Renfrew, G51 4BN. The planning<br />
application seeks planning permission in principle for the following:<br />
Mixed use development comprising Class 1 (retail use), Class 2 (use for<br />
financial, professional and other services), Class 3 (food and drink use), Class<br />
7 (hotel use), Class 11 (assembly and leisure use) including an events arena,<br />
and other ancillary uses; construction of transport interchanges and new<br />
route for Fastlink bus service, car parking, roads and accesses, footpaths and<br />
covered walkways, public realm works (including provision of open space and<br />
civic square) together with landscaping, all associated works and necessary<br />
infrastructure; and demolition of some existing buildings to enable the<br />
proposed development to proceed.<br />
The schedule below details the submitted plans in relation to this application:<br />
Plan Reference Plan Title Scale<br />
CTM-XX-00-15-1100-01 Location plan<br />
1:5000 @ A3/1:2500<br />
@ A1<br />
CTM-XX-00-15-1001-06<br />
Site Plan / Proposed Building<br />
Plots<br />
1:5000 @ A3 and<br />
1:2500 @ A1<br />
CTM-XX-00-15-1002-06<br />
Site Plan/Indicative Vehicular<br />
Access Locations<br />
1:5000 @ A3 and<br />
1:2500 @ A1<br />
CTM-A-00-15-1051-05<br />
Zone A / Horizontal Limits of<br />
Deviation<br />
1:2500 @ A3 and<br />
1:1250 @ A1<br />
CTM-A-00-15-1053-08<br />
Zone A / Vertical Limits of<br />
Deviation<br />
1:2500 @ A3 and<br />
1:1250 @ A1<br />
CTM-B-00-15-1055-04<br />
Zone B / Horizontal Limits of<br />
Deviation<br />
1:2500 @ A3 and<br />
1:1250 @ A1<br />
CTM-B-00-15-1057-06<br />
Scale Zone B / Vertical Limits of<br />
Deviation<br />
1:2500 @ A3 and<br />
1:1250 @ A1<br />
CTM-XX-00-15-3000-03 Demolition and Alterations<br />
1:5000 @ A3 and<br />
1:2500 @ A1<br />
CTM-XX-00-21-2001-05 Site Sections Not to Scale @ A3<br />
Further illustrative and indicative plans and information is also provided within<br />
the Design and Access Statement accompanying the planning application.<br />
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This document is formatted for double sided printing.<br />
© Nathaniel Lichfield & Partners Ltd 2012. Trading as Nathaniel Lichfield & Partners.<br />
All Rights Reserved.<br />
Registered Office:<br />
14 Regent's Wharf<br />
All Saints Street<br />
London N1 9RL<br />
All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of<br />
Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A
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Proposed Mixed Use Development, Braehead : Socio-Economic Impact Report<br />
Executive Summary<br />
This report provides an assessment of the potential socio-economic impacts of<br />
the proposed mixed use development at Braehead, <strong>Renfrewshire</strong>.<br />
The scheme comprises up to 41,000m 2 of new retail floorspace, 3,100m 2 of<br />
financial/professional and/or new food and drink floorspace, a 200-bed hotel,<br />
and a 5,000 seat events arena for sports, concerts and exhibitions, together<br />
with new civic square and spaces. The proposed development would also<br />
include a new integrated transport interchange, car parking and associated<br />
access and landscaping works.<br />
The development will generate a wide range of direct, indirect and catalytic<br />
economic effects, both quantifiable and non-quantifiable. These effects will be<br />
spread over a wide area, but are likely to be focused on the local authority<br />
areas of <strong>Renfrewshire</strong> and Glasgow City which is taken to be the main impact<br />
area. These effects are summarised below.<br />
Construction Impacts Operational Impacts Wider Impacts<br />
2,310 person-years (231 FTE)<br />
construction jobs<br />
£10.6 million GVA generated<br />
by construction jobs<br />
46 FTE indirect construction<br />
jobs supported in supply chain<br />
2,650 direct operational jobs<br />
on-site<br />
Annual Annual GVA GVA uplift uplift of of £45<br />
£45<br />
million million from from operational operational jobs<br />
jobs<br />
Supplier Supplier & & wage wage expenditure<br />
expenditure<br />
will will support support 400 400 ‘spin-off’<br />
‘spin-off’<br />
jobs jobs (800 (800 in in Scotland)<br />
Scotland)<br />
Capital Capital expenditure expenditure of of £200<br />
£200<br />
million<br />
million<br />
Improvements Improvements to to local<br />
local<br />
transport transport and and public public realm<br />
realm<br />
Stimulate Stimulate further further investment<br />
investment<br />
and and economic economic activity activity in in the<br />
the<br />
local local area<br />
area<br />
Braehead has acted as a major driver of the wider regeneration of the Clyde<br />
waterfront since its completion in the late 1990s, delivering new facilities and<br />
infrastructure and accelerating the renewal of a former derelict industrial area.<br />
The proposed development will cement Braehead’s position as a focus for<br />
growth, anchor further investment, and support the diversification of the centre<br />
in support of its role as a new Strategic Town Centre in <strong>Renfrewshire</strong>.
Proposed Mixed Use Development, Braehead: Socio-Economic Impact Report<br />
1.0 Introduction<br />
1.1 This Socio-Economic Impact Report has been produced on behalf of Capital<br />
Shopping Centres plc (CSC) by Nathaniel Lichfield & Partners (NLP). It assesses<br />
the socio-economic impacts arising from the proposed mixed use development<br />
at Braehead, in particular:<br />
1 how the proposed development is likely to impact upon employment<br />
during its construction and operation in terms of the number, type and<br />
status of jobs in the local labour market;<br />
2 the identification of any ‘spin off’ effects of the proposed development in<br />
terms of stimulating investment or other economic activity;<br />
3 consideration of the wider benefit to the economy that the new retail and<br />
leisure facilities will provide; and<br />
4 how the current proposals will continue the process of regeneration that<br />
have taken place over the past 15 years since development at Braehead<br />
was initiated.<br />
Proposed Development<br />
1.2 The proposal is for a mixed use development at the existing Braehead<br />
Shopping Centre comprising up to 41,000m 2 of new retail floorspace, 3,100m 2<br />
of financial/professional and/or new food and drink floorspace, a 200-bed<br />
hotel, and a 5, 000 seat events arena for sports, concerts and exhibitions, and<br />
a new civic square. The proposed development also includes a new integrated<br />
transport interchange, car parking and associated access and landscaping<br />
works.<br />
1.3 Braehead lies on the south bank of the River Clyde, just north of Junction 26 of<br />
the M8 motorway and some 5km north east of the town of Paisley. It forms part<br />
of an 80 ha area of former industrial land along the riverbank which continues<br />
to represent one of the largest strategic regeneration locations in Scotland. The<br />
Masterplan for the wider development of Braehead is presented in Figure 1.1.<br />
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Proposed Mixed Use Development, Braehead : Socio-Economic Impact Report<br />
Figure 1.1 Braehead Indicative Masterplan - 2025 Vision<br />
Source: Capital Shopping Centres / Chapman Taylor<br />
Methodology<br />
1.4 The report first establishes the policy context and baseline position in terms of<br />
local economic and social conditions before considering the potential impacts<br />
of the proposed development on the local and regional economy. The impact<br />
assessment is based on the proposed development for which planning<br />
permission is sought as described above, rather than the wider masterplan<br />
area as illustrated in Figure 1.1.<br />
1.5 The assessment draws upon published Government and local authority<br />
statistics, and social, economic and community strategy <strong>documents</strong> relating to<br />
the area. The latest available data from the 2001 Census, 2008 Annual<br />
Business Inquiry (ABI), 2011 Business Register and Employment Survey (BRES)<br />
and other published national statistics have been used. <strong>Supporting</strong> data is<br />
included in Appendix 1.<br />
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2.0 Planning Policy Context<br />
2.1 This section provides a review of the policy context as it relates to socioeconomic<br />
issues and draws on the accompanying Planning Statement prepared<br />
by RDPC. The development plan for the Braehead area consists of the Glasgow<br />
and The Clyde Valley Strategic Development Plan (SDP) and the <strong>Renfrewshire</strong><br />
Local Plan. The Local Plan was adopted in March 2006 and will shortly be<br />
replaced by the new proposed <strong>Renfrewshire</strong> Local Development Plan (LDP). The<br />
SDP was approved by Scottish Ministers on 29th May 2012, and therefore<br />
represents the up-to-date strategic planning context for the area. However the<br />
development plan will not be fully up to date until the proposed LDP is adopted.<br />
Glasgow and The Clyde Valley Strategic Development<br />
Plan<br />
2.2 The SDP consists of several tiers of policy, starting with the ‘Spatial Vision’<br />
which in turn leads to the ‘Spatial Development Strategy’. Proposals are tested<br />
against the Spatial Development Strategy to establish whether or not they<br />
support the strategy and therefore the delivery of the Spatial Vision.<br />
2.3 Core components of the Spatial Development Strategy are several geographical<br />
areas in which a particular focus on investment and regeneration is to be<br />
encouraged. The Clyde Waterfront is one such area, where it is intended that<br />
there should be a focus on mixed use developments, including the following<br />
uses and functions: economic activity, housing, tourism, fixed and green<br />
infrastructure, culture, leisure, education, health and public transport. The<br />
Clyde Waterfront is regarded as a sustainable location for these uses and<br />
activities.<br />
2.4 Paragraph 4.8 of the SDP describes the Clyde Waterfront area in the following<br />
terms:<br />
The Clyde Waterfront is a key component of the SDS model and is a major longterm<br />
mixed use regeneration and urban community restructuring project. It is<br />
designed to revitalise the River Clyde section of the Development Corridor;<br />
reconnect its communities with the river and provide a new central development<br />
focus for the city-region. It is the most advanced project in development terms of<br />
the SDS, and whilst significant progress has been achieved, e.g. Pacific Quay, the<br />
Exhibition Centre campus, Glasgow Harbour, Renfrew Riverside, the scale of the<br />
challenge remains strategically significant.<br />
2.5 Of all the areas listed as examples of where significant progress has been<br />
achieved, the Renfrew Riverside area – centred on Braehead – is the one which<br />
displays by far the greatest range of achievements in terms of sheer scale of<br />
urban renewal and environmental transformation, from a derelict contaminated<br />
power station site, disused railway sidings and run-down factories, to a thriving<br />
new business and residential community, with Braehead’s retail, leisure and<br />
community facilities at its heart. Without the success achieved at Braehead,<br />
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the strategy for regeneration on the Clyde Waterfront would still be at a<br />
relatively early stage. Similarly, without assurances as to the future long-term<br />
success of Braehead as a thriving economic catalyst, the next phase of<br />
regeneration of the Clyde Waterfront would be severely hindered.<br />
2.6 The Spatial Development Strategy of the SDP includes five ‘Spatial<br />
Frameworks’, relating to competitiveness, environmental action, sustainable<br />
communities, infrastructure, and strategic development priorities. As an<br />
introduction to the section which addresses the issue of sustainable<br />
communities, paragraph 4.64 of the SDP explains that the future economic<br />
growth and quality of life in the city-region depends on being able to meet basic<br />
demands and needs for the community, such as ensuring easy access to good<br />
quality housing and shopping facilities. These needs should be met in the<br />
most sustainably accessible locations, predominantly on brownfield land. This<br />
means focusing on regeneration and renewal of existing communities, and<br />
investing in the urban centres which are at the core of existing communities.<br />
2.7 Paragraph 4.96 of the SDP notes that the traditional role of the urban centre is<br />
usually characterised by their retail and civic functions, but that the role and<br />
function of many of the urban centres in the SDP area are changing and<br />
evolving in response to retail market demand and trends in society change.<br />
Many urban centres have become multi-dimensional in nature, with multiple<br />
roles, although each centre tends to have identifiable dominant roles which vary<br />
from centre to centre. Paragraph 4.97 identifies Braehead as being dominant<br />
in regeneration and retailing.<br />
2.8 Paragraph 4.98 explains that certain urban centres in the SDP area have been<br />
identified as having key strategic roles, and it is these centres which have been<br />
included in a ‘Network of Strategic Centres’ which are regarded as central to<br />
delivering the SDP’s Spatial Vision through its Spatial Development Strategy.<br />
These centres have a mixed use focus which consists of the following uses,<br />
features and activities: retail, culture, education, leisure, health, public realm,<br />
local governance, and public transport. Paragraph 4.99 stresses that Glasgow<br />
City Centre is at the apex of this network of strategic centres, and that its longterm<br />
future is fundamental to the economic well-being of the city-region.<br />
2.9 At the same time, while continuing investment and modernisation is required in<br />
the City Centre, the wider network of strategic centres beyond the City Centre<br />
“equally needs to be protected and enhanced” (paragraph 4.101), with a<br />
“channelling of investment to secure their respective roles, improve their quality<br />
of offer, their diversity, their public realm and environment, and their continuing<br />
sustainable accessibility”.<br />
2.10 Schedule 12 in the SDP sets out the Network of Strategic Centres, and lists<br />
their roles and functions and the strategy for managing change. Braehead is<br />
one of 23 strategic centres identified in the network.<br />
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SDP Approach to Braehead<br />
2.11 Under the heading ‘Current Planning Status / Dominant Roles and Functions’,<br />
Schedule 12 of the SDP describes Braehead as a ‘commercial centre with<br />
retail, leisure, commercial, employment and business’. Under the heading of<br />
‘Challenges’, the SDP identifies the need to diversify and roles and functions of<br />
the centre in support of the Clyde Waterfront regeneration initiative, with the<br />
aim of incorporating a range of functions including residential, civic, and<br />
transport and leisure sectors. The purpose of this development of Braehead is<br />
stated as being in order to “maintain the sustainability of the centre and wider<br />
regeneration programme, thereby contributing to a Strategic Development<br />
Priority – Clyde Waterfront”. The identified future action for Braehead is to bring<br />
forward a masterplan for a further regeneration of the centre and wider<br />
environment.<br />
2.12 Thus the vision for Braehead is to maintain its role of regenerating the<br />
surrounding area, as it has been doing for 15 years, with its retail, leisure,<br />
commercial, employment and business roles broadened to include residential<br />
and civic functions and expansion of transport and leisure facilities. In reality<br />
the residential role for Braehead is already well established, with more than<br />
1,000 homes recently built in the vicinity to the north and south of Kings Inch<br />
Road, and many more planned and consented.<br />
2.13 Background Report 11 – Retailing and Town Centres – (BR11) is one of a<br />
number of background papers which were prepared to support the Main Issues<br />
Report of the SDP. Subsequently a shorter version of the same document,<br />
renumbered BR14, was prepared to explain in more detail the policy<br />
approaches adopted by the SDP and to provide additional technical background<br />
information. These background papers were submitted to Scottish Ministers<br />
with the proposed SDP so that Ministers could have a full understanding of the<br />
evolution and intentions of the Plan.<br />
2.14 BR11 explains the background to the policy approach adopted for Braehead.<br />
BR11 notes that Braehead is the second-largest centre in the plan area, after<br />
Glasgow City Centre. In section 4.16 is states, “The role and function of<br />
Braehead is of vital importance. This commercial centre forms its own extensive<br />
catchment and draws expenditure from much of Glasgow and the Clyde Valley,<br />
and beyond. It is clearly of a strategic scale, but as a commercial centre it would<br />
be accorded less sequential priority than identified town centres. This issue<br />
needs to be addressed”.<br />
2.15 Having recognised the policy anomaly affecting Braehead, whereby the secondlargest<br />
strategic centre in the SDP area would have a planning status<br />
subordinate to many smaller and less important centres, BR11 continues by<br />
examining three possibilities for a policy resolution for Braehead. The three<br />
options discussed are:<br />
1 designation as a strategic town centre;<br />
2 having equivalence to other strategic centres but remaining as a<br />
commercial centre; or<br />
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3 remaining as a commercial centre and being subordinate to other<br />
strategic centres.<br />
2.16 Section 4.16 of BR11 reaches the conclusion that, “the most appropriate option<br />
is to recognise Braehead as an evolving town centre in a relationship with Paisley<br />
town centre, which fulfils a wider range of town centre functions and which has a<br />
distinctly different retail offer. This would allow the Local Development Plan to<br />
frame this policy and to support investment in Braehead on the basis of the<br />
relationship with Paisley”.<br />
The <strong>Renfrewshire</strong> Local Development Plan<br />
2.17 On 20 th November 2012 <strong>Renfrewshire</strong> <strong>Council</strong> approved its proposed Local<br />
Development Plan (replacing the previous 2006 Local Plan) and agreed to<br />
commence public consultation on the Plan in January 2013. The proposed LDP<br />
identifies a network of centres comprising Strategic Town Centres, Core Town<br />
Centres, Local Service Centres and Retail Warehouse Parks. Paisley and<br />
Braehead are identified as Strategic Town Centres at the top of the hierarchy.<br />
The proposed Plan states that <strong>Renfrewshire</strong> <strong>Council</strong> recognises that providing<br />
the policy backing of town centre status for Braehead is very important if the<br />
aim of the Strategic Development Plan for regeneration on the Clyde Waterfront<br />
is to be achieved.<br />
2.18 The proposed LDP comments: “There is a need for Braehead to continue to<br />
develop its town centre character, to reflect its identification as a new town<br />
centre in <strong>Renfrewshire</strong>. The LDP establishes a framework for a masterplan for<br />
Braehead. This spatial strategy connects Braehead to its adjacent communities,<br />
improves accessibility around and through the centre, enhances its commercial<br />
and business functions and delivers substantive enhancements to its public<br />
realm. All of this should aim to meet an overall objective of creating a modern<br />
and exemplary town centre environment”.<br />
2.19 As regards new retail development at Braehead, the proposed LDP recognises<br />
that the implication of its new town centre status is to allow further retail<br />
development, and comments: “There is a need for Braehead as a place to<br />
develop a town centre rather than shopping mall character and this must have a<br />
bearing on all proposals that emerge in the future”.<br />
2.20 Figure 11 in the proposed LDP summarises the strategy for each centre in the<br />
Network of Centres. It describes Braehead’s role and function as the “principal<br />
retail centre within <strong>Renfrewshire</strong> with strong supporting leisure, commercial and<br />
business uses”. Under the heading ‘Challenges / Opportunities’, the LDP<br />
states that the aim will be to “develop the town centre character, creating a<br />
sense of place and increasing connectivity between Braehead and Renfrew while<br />
developing a hub for public transport”. It states that there is a “significant<br />
opportunity for development of town centre uses that will continue to stimulate<br />
and complete the wider Clyde Waterfront regeneration”.<br />
2.21 Thus the overriding theme of the proposed LDP regarding Braehead is to confer<br />
town centre status and support development which will reinforce and extend its<br />
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central role as <strong>Renfrewshire</strong>’s primary shopping destination and key driver for<br />
regeneration of the Clyde Waterfront.<br />
Conclusions<br />
2.22 Braehead has been a primary driver for economic regeneration and urban<br />
renewal in <strong>Renfrewshire</strong> for 15 years. The substantial benefits which it has<br />
delivered during this period, and the essential role which it plays in meeting<br />
retail, leisure, employment and community needs, have been recognised in<br />
planning policy at strategic and local levels, which now supports further<br />
investment and regeneration at Braehead.<br />
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3.0 Baseline Conditions<br />
3.1 This section establishes the economic context, and any existing socio-economic<br />
impacts of the development site and its surroundings. It also defines the scope<br />
for the assessment of socio-economic effects by identifying the area likely to be<br />
most strongly affected by the development proposals, against which any future<br />
impacts can be measured.<br />
Area of Impact<br />
3.2 The area in which economic effects are most strongly felt will correspond to the<br />
labour catchment area of Braehead – the area which the majority of the workers<br />
based at the Centre live. Based on 2001 Census workplace data, some 86.3%<br />
of workers employed in <strong>Renfrewshire</strong> live in the local authorities of<br />
<strong>Renfrewshire</strong> or Glasgow City. More recent data, taken from the 2008 Annual<br />
Population Survey shows a slight decrease to this figure, with approximately<br />
73.5% of workers employed in <strong>Renfrewshire</strong> living within <strong>Renfrewshire</strong> or<br />
Glasgow City (see Tables 1 and 2 in Appendix 1). These local authorities have<br />
been taken to define the ‘labour catchment area’, or primary area of economic<br />
impact of Braehead, outlined in Figure 3.1.<br />
Figure 3.1 Main Impact Area and Sub-Regional Context<br />
Socio-Economic Conditions<br />
3.3 Key economic characteristics and trends in this labour catchment area are<br />
summarised below, with supporting statistical data contained in Appendix 1.<br />
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Economic Context<br />
3.4 The residential population of the local area in 2010 amounted to 763,100 of<br />
which 170,300 were resident in <strong>Renfrewshire</strong> (22.3%). 1 The population of<br />
<strong>Renfrewshire</strong> in 2001 was 172,900 and has fallen slightly by 2,600 people<br />
(1.5%) in the period 2001-2010; this compares with the positive growth rate for<br />
Scotland and Great Britain of 3.1% and 5.3% respectively. 2<br />
3.5 Total employment in the labour catchment area fell by 19,340 (4.1%) in the<br />
period 2001-2011 (Table 3, Appendix 1). The greatest decrease in the<br />
percentage of employment was in <strong>Renfrewshire</strong> (11.6%) followed by Glasgow<br />
City with a decrease of 9,831 people (2.5%).<br />
3.6 The employment structure of the labour catchment area is dominated by the<br />
service sector, which accounts for 87.9% (at 2011) of employment, a rise of 3%<br />
from 2001. However, this growth is below the average for Great Britain at<br />
approximately 4.6% over the same time period (Table 4, Appendix 1). Despite<br />
an increase in the proportion of service sector workers in the labour catchment<br />
area, (largely due to the workforce of other sectors shrinking) the quantity of<br />
service sector employees actually fell by 2,546 (0.6%) between 2001 and<br />
2011. Within the service sector, the retail sector accounts for 13.5% of total<br />
employment, this is lower than the Scotland (“Regional”) and GB averages<br />
(14.7% and 16.1% respectively). Health (15.7%), property and business<br />
activities (14.6%) and financial intermediation (12.1%) represent the three<br />
other largest sectors of employment.<br />
3.7 The most significant sector decline in employment terms has been<br />
manufacturing which decreased by 37.5% in the period 2001-2011, reducing its<br />
share of the workforce from 9.2% to 6% (Table 4 and 5, Appendix 1). Public<br />
administration and defence experienced an 18.8% decline in employment, from<br />
7.7% of the workforce in 2001 to 6.5% in 2011. This reflects the trend for<br />
Scotland as a whole with a national decline in manufacturing of 41.2% in the<br />
same period; however public administration saw a much smaller decrease in<br />
the proportion of its workforce at 5.5%. The fastest growth sector was financial<br />
and insurance, scientific and technical (57.2%) increasing its share of the<br />
workforce from 6.7% to 12.1%, this is however well below the average for<br />
Scotland which saw an increase of 103.5% in the same period. Although<br />
employment within wholesale and retail trades fell by 12.8% within the local<br />
area over the last decade, nationally this sector experienced a decline in<br />
employment of 15.2%.<br />
3.8 In the period 1997-2007, the number of VAT-registered firms increased by<br />
13.7% across the labour catchment as a whole, a similar rate to Scotland<br />
(15.5%) but below the average for Great Britain (21.3%). The growth rate in<br />
<strong>Renfrewshire</strong> alone was 17.3% (Table 6, Appendix 1).<br />
1 Mid-year population estimates, ONS<br />
2 Does not account for regional boundary changes<br />
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Deprivation<br />
3.9 Braehead is located on the border between the local authorities of Glasgow City<br />
and <strong>Renfrewshire</strong>. The Scottish Index of Multiple Deprivation 2009 provides a<br />
measure of multiple deprivation at small areas called datazones, much smaller<br />
than a local authority, based on indicators such as income, employment,<br />
health, education and crime.<br />
3.10 While much of <strong>Renfrewshire</strong> experiences relatively low levels of deprivation,<br />
significant pockets of deprivation exist within wards to the east of the local<br />
authority adjoining Glasgow City, close to both Paisley and Braehead.<br />
Approximately eight of these datazones appear in the top 5% of the most<br />
deprived areas in Scotland.<br />
3.11 Of the 694 datazones marked by this index in Glasgow City, approximately 325<br />
(47%) of them appear in the top 20% of the most deprived areas in Scotland,<br />
with 14 from the top 20 located in Glasgow City. The ranking represents an<br />
improvement on the 2004 SIMD whereby 17 of the top 20 most deprived areas<br />
in Scotland were found in Glasgow City including the entire top ten. In 2004,<br />
404 (58%) datazones out of 694 appeared in the top 20% of the most deprived<br />
areas in Scotland.<br />
Figure 3.2 Indices of Multiple Deprivation - Main Impact Area<br />
Source: SIMD 2009<br />
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Economic Developments<br />
3.12 The Clyde Waterfront Area where Braehead is located has a variety of<br />
developments either in the planning process, under construction or recently<br />
completed. Some of the major developments are highlighted below:<br />
a Junction 26: The development at Junction 26 will take place on a nine<br />
acre site and consists of proposals for a hotel, residential and further<br />
commercial uses to support and build on the success of Scotland’s first<br />
Infiniti car dealership and newly completed Costa Coffee Drive Thru store<br />
which have been delivered to date.<br />
b Situated next to the shopping centre is Renfrew Riverside which includes<br />
the Ferry Village residential development of more than 2,000 new homes<br />
and Riverside Braehead Business Park.<br />
c Royal Ordnance Site, Bishopton: the former Royal Ordnance site at<br />
Bishopton is one of the largest brownfield site regeneration projects in<br />
the UK. In partnership with <strong>Renfrewshire</strong> <strong>Council</strong> and the Scottish<br />
Environment Protection Agency (SEPA), site owner BAE Systems is driving<br />
a multi-million pound transformation over the next 15 years. Approval has<br />
been granted for a mixed use development comprising 2,500 units of<br />
housing, 150,000m2 of commercial and employment space within a<br />
business park, along with associated community facilities and local<br />
services. Around 4,000 full and part-time employment opportunities are<br />
expected to be created through the construction phases and operation of<br />
the planned commercial businesses.<br />
Local Labour Market Conditions<br />
3.13 The level of local claimant unemployment is relatively high, with approximately<br />
28,810 claimants across the labour catchment area in September 2012. Long<br />
term unemployment, defined by the proportion of the resident population<br />
claiming JSA over 12 months, is marginally higher than the average for Scotland<br />
(1.1%), with Glasgow City recording the highest rate of long term unemployment<br />
(1.7%) followed by <strong>Renfrewshire</strong> (1.4%).<br />
3.14 Among claimant unemployment workers in the labour catchment area, the most<br />
sought after occupations were elementary (31.5%, for example cleaners,<br />
labourers, refuse workers, food preparation etc) and sales and customer<br />
service occupations (28%, for example retail assistants). This accounts for<br />
greater than half of all jobs sought by claimants in the labour catchment area<br />
and broadly reflects national trends (Table 8, Appendix 1).<br />
3.15 Actual levels of unemployment are likely to be higher than claimant<br />
unemployment, as some residents opt not to register for out-of-work benefits.<br />
The unemployment rate within both <strong>Renfrewshire</strong> (9.3%) and Glasgow City<br />
(10.8%) exceeded the regional (7.9%) and national (8.1%) averages in June<br />
2012 (the most recent data available) (Table 8, Appendix 1).<br />
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3.16 The labour catchment area has a very weak local labour market with 7.8<br />
claimant unemployment workers per unfilled job centre vacancy. This is higher<br />
than the ratios for Scotland (5.1) and for GB (3.9) (Table 9, Appendix 1). The<br />
problem is most acute in Glasgow City (8.0).<br />
3.17 Average FTE wage levels in <strong>Renfrewshire</strong> are slightly (0.6%) above the national<br />
average (Table 11, Appendix 1). This contrasts with Glasgow City which has FTE<br />
weekly earnings of £460 per week, 8.5% below the national average.<br />
3.18 The labour force within the labour catchment area displays a wide disparity of<br />
occupation skill levels. Relatively low skilled workers are indicated through the<br />
higher proportion of elementary (13.1%) and sales and customer service<br />
occupations (9.5%) compared to Scotland (11.5%, 9.2% respectively) (Table 12,<br />
Appendix 1). Administrative occupations in the labour catchment area (10.6%)<br />
largely match the proportion seen in Scotland 10.9% and GB 11%. On the other<br />
hand, there are some high skilled groups in the labour catchment area<br />
including professional occupations (21.4%) which exceed the Scottish and GB<br />
averages (19% and 19.1%). However, fewer people work as managers/senior<br />
officials (7.6%) or associate professionals or in technical roles (12.9%) than<br />
seen in the average for Scotland (8.3% and 12.9%) or GB (10.1% and 14%)<br />
respectively.<br />
3.19 This disparity is also reflected in workforce skills. Both <strong>Renfrewshire</strong> and<br />
Glasgow City have a higher proportion of residents with NVQ4 or higher<br />
qualifications than the average for Scotland and Great Britain. For example, this<br />
proportion in Glasgow City is 7.2% higher than the national average at 40.1%.<br />
At the same time, the labour catchment area also has higher than national<br />
average proportion of residents with no qualifications. This is particularly the<br />
case within Glasgow City, where 16.6% of residents have no qualifications<br />
compared with a national average of 10.6% and an average for Scotland of<br />
11.6% (Table 13, Appendix 1).<br />
Existing Economic Contribution of Braehead<br />
3.20 Braehead, one of Scotland’s leading shopping destinations, makes a significant<br />
contribution to the local and regional economy. A recent report 3 commissioned<br />
by CSC and undertaken by NLP assessed the existing economic contribution of<br />
the development, and identified that:<br />
approximately 6,720 (4,620 FTE) jobs are directly supported at Braehead<br />
through the retail, catering, leisure and other tenants that occupy the<br />
Centre, representing around 9% of all jobs in <strong>Renfrewshire</strong> district;<br />
CSC and its partners employ just under 140 staff to support the day-today<br />
running of the centre;<br />
3 The Economic Contribution of Braehead Shopping Centre, Glasgow, NLP December 2012<br />
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between them, these employees generate just over £100 million Gross<br />
Value Added (GVA) per year to the local economy; and<br />
a further 1,900 indirect jobs linked to Braehead are supported across<br />
Scotland.<br />
3.21 It also identifies that CSC spend on average £4 million each year on ongoing<br />
capital expenditure (management, upgrade, maintenance and refurbishment<br />
work) at Braehead, in turn supporting further employment, expenditure and<br />
economic activity in the local area. Last year (2011), CSC and its tenants<br />
generated nearly £16 million of business rate revenue.<br />
3.22 Of the 6,720 direct jobs supported by Braehead’s retail and leisure tenants,<br />
approximately 550 (360 FTE) are estimated to be accommodated within the<br />
retail floorspace 4 that will be demolished and reprovided as part of the<br />
extension development.<br />
Retail Facilities<br />
3.23 Braehead Shopping Centre and Retail Park provides over one million square<br />
feet (circa 110,000m 2 ) of retail and leisure floorspace over two floors, and is<br />
anchored by Marks and Spencer, Primark and BHS. The centre accommodates<br />
125 units and attracts around 17 million visitors each year.<br />
4 80,902 sqft at Primark and 19,332 sqft at New Look<br />
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4.0 Potential Impacts<br />
Introduction<br />
4.1 This section identifies and assesses the scale and nature of the main socioeconomic<br />
impacts arising from the proposed development, including at both<br />
construction and operational stages.<br />
Construction Impacts<br />
Direct employment<br />
4.2 Construction employment will be a direct impact of the scheme and has been<br />
estimated based on a total construction cost for the built development and<br />
localised infrastructure of approximately £200 million 5 . An average 30% of the<br />
total cost is typically accounted for by labour costs, which equates to £60<br />
million. Dividing this figure by the gross average cost of construction labour in<br />
Scotland 6 , produces approximately 2,310 person-years of employment.<br />
4.3 An alternative approach is to divide total construction costs by the average<br />
turnover per employee in this sector in Scotland, which was £104,234 in<br />
2011 7 . This produces approximately 1,920 person-years of construction<br />
employment.<br />
4.4 This suggests that between 1,920 and 2,310 person-years of construction work<br />
would result directly from the proposed development. Since the build period for<br />
this development is anticipated to be spread over a 64 month (just over 5<br />
years) period, an overall average of between 360 and 433 temporary job<br />
opportunities per year could be directly created. In economic terms, there is a<br />
convention that 10 temporary construction jobs are equivalent to 1 Full Time<br />
Equivalent (FTE) jobs, so that up to approximately 231 FTE construction jobs<br />
will result in total.<br />
4.5 Given that national construction firms sometimes use their own permanent<br />
workforce on projects, but also employ contractors with a proportion of<br />
construction workers drawn locally, it is difficult to identify the likely source of<br />
workers to fill these construction jobs before contracts have been let. However,<br />
based on experience elsewhere it would be reasonable to expect a proportion<br />
of the construction jobs created by the proposed development could be taken<br />
5 This is a high level outline estimate of construction cost provided by the applicant.<br />
6 The mean gross annual wage of Skilled Construction and Building trades employees in Scotland was<br />
£23,598 in 2011 (Annual Survey of Hours and Earnings).10% has been added to this figure to cover<br />
overheads.<br />
7 Business Population Estimates for the UK and Regions 2011, BIS - total construction turnover in 2011 was<br />
estimated at £15,150,405,000 for Scotland, whilst total construction workers in Scotland was estimated at<br />
145,350.<br />
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up by the local workforce, therefore retaining economic benefits associated with<br />
construction employment locally, particularly if measures are in place to<br />
encourage local recruitment and to raise local skills levels.<br />
Indirect and induced employment<br />
4.6 In addition, it is also likely that some businesses in the local area, as well as<br />
the wider Scotland economy, would benefit from the trade linkages that would<br />
be established during the construction of the proposed development. This<br />
means that further indirect jobs would be supported locally in suppliers of<br />
construction materials and equipment. Local businesses would generally also<br />
benefit to some extent from temporary increases in expenditure as a result of<br />
the direct and indirect employment effects of the construction phase, for<br />
example, as construction workers spend wages in local shops and other<br />
facilities.<br />
4.7 Applying an employment multiplier of 1.2 to the FTE construction employment<br />
indicates that a further 46 FTE indirect / induced jobs could be supported in<br />
the impact area as a result of such construction related expenditure.<br />
4.8 Drawing together these various effects, the construction of the new<br />
development could generate up to 277 FTE jobs, thereby providing a range of<br />
employment benefits to residents of the local area.<br />
Gross Value Added<br />
4.9 The construction phase of the proposed development will also make a<br />
significant contribution to local Gross Value Added (GVA) which provides a<br />
measure of productivity. It is estimated that the development could deliver an<br />
additional £10.6 million of GVA 8 per year during construction, although it should<br />
be noted that not all of this will be retained locally.<br />
Operational Impacts<br />
4.10 The proposed development at Braehead comprises a range of retail and food<br />
and drink uses, a new arena and associated leisure uses, a hotel and transport<br />
interchange, all of which will generate employment, GVA and expenditure within<br />
the impact area once complete and operational. The following section<br />
estimates the nature and scale of these impacts.<br />
8 2011 Experian data suggests that the UK construction industry generates average GVA per employee of<br />
£38,350. This is applied to the net additional employment impact of the scheme (approximately 277 FTE<br />
jobs) to estimate additional GVA<br />
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Direct employment<br />
4.11 The level of direct employment associated with the proposed development has<br />
been estimated using ratios between job numbers and floorspace of the<br />
various employment generating uses proposed. This draws on CSC blended<br />
average employment densities generated by previous centre employment<br />
surveys/economic studies undertaken by NLP, operator estimates and<br />
published studies of employment densities 9 .<br />
4.12 As indicated in Table 4.1 below, the number of jobs generated for each use or<br />
facility is estimated by applying the appropriate ratio to the amount of net<br />
additional floorspace proposed in each case or the estimated operational staff<br />
for the facility. This produces approximately 2,650 jobs (2,090 FTE).<br />
Table 4.1 Job Generation of Proposed Development<br />
Proposed<br />
Use<br />
Department<br />
Class 1 Store<br />
(Retail) Other Retail<br />
Units<br />
Class 2<br />
and 3<br />
Class 7 Hotel<br />
Component Net<br />
Additional<br />
Floorspace<br />
Financial/<br />
Professional<br />
and Food and<br />
Drink<br />
Average Employment<br />
Density<br />
No. of Jobs<br />
Generated<br />
(m 2 ) Total FTE Total FTE<br />
21,660<br />
19,080<br />
3,100<br />
11,295<br />
(200 bed)<br />
1 job per<br />
20.3m 2<br />
1 job per<br />
16.9m 2<br />
1 job per<br />
8.7m 2<br />
1 job per<br />
21.7m 2<br />
1 job per<br />
26.1m 2<br />
1 job per<br />
11.8m 2<br />
1,067 998<br />
1,129 731<br />
356 263<br />
1 job per 3 bedrooms 67<br />
Class 11 Arena 18,844 † Operator Estimate 20<br />
Transport Interchange 7,978 Operator Estimate 7<br />
Total (rounded) 2,650 2,090<br />
Source: CSC/NLP survey, HCA/Offpat 2010, Operator Estimates<br />
† This figure refers to the new arena building rather than net additional arena floorspace<br />
4.13 In addition, a number of part time jobs (largely hospitality and catering) will be<br />
created at the new, larger arena. However, as this number will depend on the<br />
scale and frequency of events being held, these employment impacts have not<br />
been specifically quantified and considered as part of this assessment.<br />
4.14 The proposals will provide a mix of full-time and part-time employment<br />
opportunities, reflecting the mix of uses and facilities proposed within the<br />
development. FTE jobs in the development would be lower than the number of<br />
total jobs due to the large proportion of retail floorspace within the proposed<br />
9 2010 HCA/Offpat<br />
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development which are typically characterised by higher proportions of part time<br />
employees within their operations.<br />
4.15 Given the proportions of floorspace and the types of units proposed, the<br />
majority of these jobs (approximately 2,200 or 83%) will fall broadly within the<br />
retail sector. Table 4.2 below translates the potential retail sector employment<br />
generated by the scheme into occupations based on the occupational profile of<br />
retail employees in the UK as a whole. This indicates that opportunities would<br />
be provided at a range of skill levels, primarily sales and customer services, but<br />
also significant numbers of management as well as elementary and<br />
administrative occupations.<br />
Table 4.2 Retail Employment Generation by Occupation<br />
Occupation Retail Sector (% of<br />
Employees)<br />
National Profile<br />
Braehead Extension<br />
(Retail Jobs<br />
Generated)<br />
Managers and Senior Officials 18.2% 400<br />
Professional Occupations 2.1% 46<br />
Associate Professional and Technical<br />
Occupations<br />
4.5% 99<br />
Administrative and Secretarial Occupations 5.4% 119<br />
Skilled Trades Occupations 3.5% 77<br />
Personal Service Occupations 0.2% 4<br />
Sales and Customer Service Occupations 50.3% 1,107<br />
Process, Plant and Machine Operatives 3.5% 77<br />
Elementary Occupations 12.3% 271<br />
Total 100% 2,200<br />
Source: Skillsmart Retail (Sector Skills <strong>Council</strong>) 'The Age of Retail' July 2010 using 2009 Labour Force<br />
Survey Data (totals rounded)<br />
4.16 Overall, the proposals will create a substantial amount of direct new<br />
employment in the local (<strong>Renfrewshire</strong>) area, with a mix of full-time, permanent<br />
jobs, and flexible part-time opportunities spanning a range of occupation types<br />
and skill levels, but reflecting the retail-led nature of the scheme and the<br />
characteristics of employment within this sector.<br />
Net Additional Employment<br />
4.17 As part of the proposed development site is currently developed and in use<br />
(accommodating the existing Primark and New Look stores on the lower mall), a<br />
number of existing jobs on the site will be transferred into the new scheme<br />
(e.g. through the extension of the mall and alterations to existing units within<br />
the centre). Because these existing jobs (estimated to amount to c.550 or 360<br />
FTE) are associated with uses that will be retained/re-provided in the new<br />
scheme, the resulting effect will be a transfer rather than loss of employment.<br />
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4.18 In addition to existing jobs on the site, some employment generated may be<br />
displaced from elsewhere in the local area (e.g. retailers moving units from<br />
elsewhere in <strong>Renfrewshire</strong> and Glasgow to the Braehead development or new<br />
jobs being filled by employees drawn from existing retail operators in the local<br />
area). Net employment impacts in the main impact area have been estimated<br />
by considering the extent to which the proposed development would displace<br />
some jobs from existing local businesses, or prevent other employment<br />
development proceeding.<br />
4.19 The retail impact assessment which accompanies the planning application<br />
identifies that trade diversion from existing comparison floorspace in the<br />
<strong>Renfrewshire</strong> and wider Glasgow area would be limited, as a number of new<br />
retail developments are due to come on stream over the next few years across<br />
the West of Scotland which will reduce Braehead’s current turnover and shrink<br />
its wider trade draw. The Glasgow and The Clyde Valley SDP expects Glasgow<br />
City Centre to remain the principal retail destination in the plan area, and the<br />
retail impact analysis identifies that the proposed development at Braehead will<br />
not affect this commitment to the future role of the City Centre.<br />
4.20 The assessment estimates trade diversion associated with the proposed<br />
additional retail development at Braehead, taking account of factors such as<br />
the existing pattern of trade draw to Braehead, the location and nature of the<br />
main competing centres including those new developments which will have<br />
been implemented by 2018, and the extent to which the expanded Braehead<br />
facilities are likely to be sufficiently attractive to divert trade from other centres.<br />
Compared with expected turnover in 2018 without any investment/expansion,<br />
this trade diversion analysis indicates a 46% increase in turnover at Braehead,<br />
at the expense of a 9% reduction at the retail park, 1% reduction in Glasgow<br />
City Centre, 9.1% reduction at Glasgow Harbour and 7.3% reduction at<br />
Silverburn. However, in all instances the estimated levels of trade diversion are<br />
well within tolerance levels for the affected centres and most centres can<br />
expect to be trading at well above benchmark levels following the Braehead<br />
development (the two exceptions being the Braehead retail park and Glasgow<br />
Harbour).<br />
4.21 As such, displacement effects are expected to be low, and as a broad estimate<br />
it is assumed that no more than 5% of the additional jobs created by the<br />
proposed development will result from displacement of the retail and other jobs<br />
from elsewhere in the local area. This equates to 133 (105 FTE) jobs.<br />
4.22 Overall, after allowing for such displacement effects, the net additional jobs<br />
resulting from the proposed development are estimated to be in the order of<br />
2,520 (1,990 FTE) at the local level, as shown in Table 4.3 below.<br />
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Table 4.3 Net Additional Employment<br />
Total Jobs FTE Jobs<br />
Gross job generation of proposed development 2,650 2,090<br />
Less job displacement in Local Area (5%) 133 105<br />
Net additional employment 2,520 1,990<br />
Source: NLP analysis (totals rounded)<br />
Gross Value Added<br />
4.23 As with the construction phase of the development, the operational phase will<br />
also make a significant contribution to local GVA by supporting the creation of<br />
new employment. Between them, the net additional direct jobs generated by<br />
the proposed extension could deliver an additional £45 million of GVA per year<br />
for the local economy (Table 4.4). This is equivalent to 1.4% of the total GVA<br />
generated across the whole of <strong>Renfrewshire</strong>’s economy in 2012.<br />
Table 4.4 Operational GVA Impacts (Net Additional)<br />
Proposed Use No of FTE Jobs Average GVA<br />
per FTE †<br />
Total GVA<br />
Retail 1,643 £24,380 £40.1m<br />
Financial/Professional<br />
and Food and Drink<br />
250 £13,395 £3.3m<br />
Hotel 64 £20,080 £1.3m<br />
Arena/Leisure 19 £11,480 £218,110<br />
Transport Interchange 6 £25,040 £150,220<br />
Total (rounded) 1,990 £45m<br />
Source: Annual Business Inquiry 2008 / NLP analysis<br />
† Based on ABI 2008 GVA data (Scotland)<br />
Indirect/Induced Employment<br />
4.24 Indirect jobs will be supported by the spending on goods, supplies and<br />
services, of the retail and other operators based on site with firms in the<br />
surrounding area. The spending of wages by both employees of firms on the<br />
site and of the local firms supplying goods and services to these companies<br />
will also support induced employment in other local shops, other services and<br />
other firms. These types of employment are normally estimated using<br />
employment multipliers derived from research on similar operations elsewhere,<br />
with adjustments to reflect the specific characteristics of the proposed<br />
development, the amount of spending retained in the local area, and local<br />
economic and labour market conditions.<br />
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4.25 Based on the characteristics of the proposed development, its local economic<br />
context and labour market, a combined employment multiplier of 1.2 is<br />
considered appropriate to estimate both indirect and induced employment for<br />
the main impact area of <strong>Renfrewshire</strong> and Glasgow, while a multiplier of 1.4 is<br />
assumed to reflect regional job impacts, in the context that many occupiers will<br />
be national retailers. Applying this local area multiplier to the estimated 1,990<br />
net additional direct FTE jobs results in a further 400 ‘spin-off’ FTE jobs in local<br />
services and other firms in the area.<br />
4.26 On this basis, the operational phase of the proposed development is estimated<br />
to support, directly and indirectly, 2,920 net additional direct and indirect jobs<br />
in total across the main impact area. Across the region (i.e. Scotland), a similar<br />
calculation indicates that 3,320 net additional, direct and indirect operations<br />
related jobs would be generated, including those in the main impact area.<br />
Table 4.5 Gross Employment Related to scheme in the Impact Area<br />
Type of Employment Total Jobs FTE Jobs<br />
Direct net additional 2,520 1,990<br />
Multiplier of 1.2 (on FTE Jobs)<br />
Indirect/Induced Jobs in Impact Area 400 400<br />
TOTAL (Net Additional) 2,920 2,390<br />
Source: NLP analysis (totals rounded)<br />
Table 4.6 Gross Employment Related to scheme in the Region<br />
Type of Employment Total Jobs FTE Jobs<br />
Direct net additional 2,520 1,990<br />
Multiplier of 1.4 (on FTE jobs)<br />
Indirect/Induced Jobs in Region (inc. Impact Area<br />
induced jobs)<br />
800 800<br />
TOTAL (Net Additional) 3,320 2,790<br />
Source: NLP analysis (totals rounded)<br />
4.27 These total employment figures would represent an increase of 3.5% (2,520)<br />
over the existing employment baseline in terms of net additional jobs to<br />
<strong>Renfrewshire</strong>; 0.6% (2,920) increase in the impact area (<strong>Renfrewshire</strong> and<br />
Glasgow) and 0.1% (3,320) increase over the existing baseline in terms of<br />
additional jobs to the region (Scotland). Within the context of the recent<br />
recession and the need for private sector led job growth to drive short and<br />
medium term economic prosperity, the levels of employment proposed – whilst<br />
relatively small at the impact and regional area – are nonetheless significant.<br />
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Impact on Retail and Leisure Facilities<br />
4.28 Retail impact analysis undertaken as part of the planning application<br />
submission indicates that the effect of the proposed extension to Braehead’s<br />
retail and leisure floorspace will serve to restore the Centre’s turnover by 2018<br />
to the level which would have been achieved in 2008 based on 2004 shopping<br />
patterns, before allowing for the effect of the Silverburn retail development at<br />
Pollok, which has impacted negatively upon Braehead’s market share.<br />
4.29 A number of significant new retail developments are expected to come on<br />
stream over the next few years which are likely to greatly reduce Braehead’s<br />
current turnover, particularly within Glasgow City Centre with current proposals<br />
to extend the Buchanan Galleries development. At the same time, the retail<br />
impact analysis predicts that Braehead’s wider trade draw will also shrink as it<br />
relies to a greater extent upon locally generated expenditure, as new retail<br />
developments in the wider catchment consume trade which might otherwise<br />
have been attracted to an expanded Braehead. As a result, the ability of<br />
Braehead to continue to function as a catalyst for economic regeneration on<br />
the Clyde Waterfront would be seriously undermined, and its role as an<br />
economic driver could potentially diminish.<br />
4.30 It is crucial that Braehead continues to provide a competitive retail and leisure<br />
offer (in terms of both floorspace and market appeal) in order for the Centre to<br />
effectively compete with these other planned developments and ensure that the<br />
Strategic Development Plan’s aims for continued economic regeneration along<br />
the Clyde Waterfront are realised. The proposed development at Braehead will<br />
specifically meet this identified need to maintain its existing status as a<br />
strategic centre. If new retail and leisure accommodation is not provided at<br />
Braehead, or is delayed, then existing retailers may be drawn elsewhere, new<br />
retailers will not be attracted to the Centre and customers will increasingly look<br />
to other centres for shopping, which may involve travelling longer distances.<br />
4.31 The SDP and proposed LDP recognise the need for the regeneration of the<br />
Braehead Centre and that diversification of its roles and functions should be<br />
encouraged. Diversification to deliver a wider range of roles and functions can<br />
only be made viable by reinforcement of its principal role as a retail and leisure<br />
destination, so that those other functions can flourish in association with its<br />
established role. The retail impact analysis identifies that because Braehead’s<br />
role is currently under threat, a strategy for new investment is vital.<br />
4.32 As well as delivering an enhanced retail offer, the proposed development will<br />
also enhance Braehead’s reputation as a leading venue for leisure facilities by<br />
providing a new multi-functional 5,000 seat arena. This will accommodate the<br />
capacity for larger, higher value and higher profile events that the existing arena<br />
is unable to attract. This in turn will impact upon the local economy by<br />
supporting ancillary services such as hotels and restaurants, improving<br />
perceptions of the area, and stimulating further investment in the surrounding<br />
area as developer confidence grows. The new arena building will also provide<br />
conferencing facilities, supported by a new hotel providing on-site<br />
accommodation for delegates. It will also enable Braehead to more effectively<br />
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compete with nearby venues such as the Scottish Exhibition and Conference<br />
Centre in Glasgow, to attract top concerts, shows and events to <strong>Renfrewshire</strong>.<br />
4.33 The provision of a new public square will bring about a step-change in the<br />
quality of public realm at Braehead, substantially improving the external<br />
environment, its accessibility, its attractiveness as a place to live, work, shop<br />
and relax, and its ability to meet the needs of its catchment population who rely<br />
on it for a wide range of services and functions.<br />
Impact on Regeneration and Deprivation<br />
4.34 Braehead is located on the eastern border of <strong>Renfrewshire</strong> adjoining Glasgow<br />
City, an area which is characterised by pockets of relatively high levels of<br />
deprivation. Its development has acted as a major economic stimulus in an<br />
area of relatively high unemployment and poor image, raising investor<br />
confidence and helping attract further investment to the surrounding area. As<br />
part of the wider Clyde Waterfront renewal, Braehead now has the potential to<br />
transform the area into an internationally competitive 'central belt' for<br />
business, employment, living and tourism.<br />
4.35 The Glasgow and Clyde Valley Strategic Development Planning Authority has<br />
outlined its strategic aims within the Joint Structure Plan (2008) which include<br />
increasing economic competitiveness, promoting greater social inclusion and<br />
integration. Specifically, it aims to improve overall quality of life for local<br />
communities by improving access to local employment, shopping, social and<br />
cultural facilities.<br />
4.36 In this context, the extension proposals will not only provide an enhanced retail<br />
and leisure offer for <strong>Renfrewshire</strong>, but also provide access to employment<br />
across a range of skill levels, community facilities and social opportunities. It<br />
will also bring substantial economic benefits, including business investment<br />
and 2,510 net additional direct permanent jobs to <strong>Renfrewshire</strong>, which in turn<br />
will support wider residential, commercial and infrastructure development,<br />
creating a balanced community which is key to the successful wider<br />
regeneration of the Clyde Waterfront area.<br />
4.37 The development proposals will also enhance Braehead’s existing transport<br />
infrastructure (which currently comprises a dedicated bus station and travel<br />
information centre) by providing a new state of the art transport interchange to<br />
enhance local accessibility and support the development of a more sustainable<br />
public transport network in the local area. This will include a new Fastlink bus<br />
service route – a regional bus rapid transit system serving key sites along the<br />
northern and southern banks of the River Clyde including Braehead, Glasgow<br />
City and Paisley town centre.<br />
Maximising the Impacts<br />
4.38 Whilst the socio-economic impacts of the proposals will largely be positive, the<br />
pro-active use of a number of approaches and measures could enhance and<br />
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maximise the extent of these benefits upon the local economy. Specific<br />
measures that could be adopted are indicated below.<br />
During construction<br />
4.39 The main socio-economic impacts from construction will relate to employment<br />
generation and investment in the scheme. These positive aspects may be<br />
maximised by encouraging local recruitment and identifying any current training<br />
initiatives that could be tapped into.<br />
4.40 As indicated previously, national construction firms often use their own<br />
permanent workforce on projects, but also employ contractors with a proportion<br />
of construction workers drawn locally. CSC has engaged in discussion with a<br />
number of potential construction firms, and whilst no firm agreement with any<br />
one has been reached, a number of measures have been discussed such as:<br />
i Providing the opportunity for local labour resources to be used<br />
where possible, including sub-contracting of construction services<br />
to local firms, encouraging recruitment through local press and local<br />
job centres and introducing community benefit clauses in<br />
construction contracts;<br />
ii Providing apprenticeships and work experience opportunities, with<br />
initial estimates that circa 5% of the peak construction labour<br />
demand could be filled by apprentices from the local labour force<br />
and a large number of work experience days could be supported for<br />
NEETs and other young people. There is the opportunity for this to<br />
be undertaken in conjunction with local skills partners; and<br />
iii Promoting sub-contract and supply opportunities to local firms to<br />
seek to establish a supply chain based in the <strong>Renfrewshire</strong> and<br />
wider Glasgow area both encouraging sustainable sourcing of<br />
materials/labour (short transport distances) as well as retaining<br />
economic benefits locally.<br />
4.41 These measures are typically subject to discussion with the relevant authority<br />
with targets for local recruitment set and may form part of any planning<br />
obligations agreed between CSC and <strong>Renfrewshire</strong> <strong>Council</strong>. However, CSC are<br />
committed to providing measures for such local employment and training<br />
support, recognising the benefits this can provide to the local area.<br />
After completion<br />
4.42 While the proposed development is anticipated to deliver a range of local<br />
economic benefits, these could be maximised through measures to encourage<br />
local recruitment for the new job opportunities offered in the longer term<br />
operation of the proposed development.<br />
4.43 For example, CSC are committed to promoting a package of measures to<br />
promote jobs in the retail industry and enhance skills. It is anticipated that this<br />
will follow CSC’s programmes at a number of their other shopping centre<br />
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developments, including most recently where the Retail Gold scheme has been<br />
established by CSC and the Newcastle Education Business Partners as part of<br />
CSC’s interests in Eldon Square shopping centre in Newcastle and the<br />
MetroCentre shopping centre in Gateshead. The scheme aims to support upskilling<br />
in the labour force by providing retail placements for students studying<br />
vocational retail based qualifications (e.g. BTECs) as well as providing support<br />
for students with CVs and interview skills etc.<br />
4.44 More specifically, CSC will work with <strong>Renfrewshire</strong> <strong>Council</strong> and the local<br />
Employability Partnership to promote and maximise the new employment<br />
opportunities generated by the proposed development in order to benefit local<br />
people. Together with local job centres, the <strong>Council</strong> will play a key role in<br />
assisting this process with increased support for pre vocational training to<br />
ensure that appropriate skills are available to the local workforce. Potential<br />
measures could include an Employment Recruitment Centre to ensure new job<br />
opportunities are accessible to local communities (a model which has been run<br />
successfully at Glasgow Airport and is about to be delivered in Hillington<br />
Industrial Park) and tapping into the <strong>Council</strong>’s £2.5million Invest in<br />
<strong>Renfrewshire</strong> programme whereby local companies provide opportunities for 18-<br />
24 year-olds in return for wage and apprenticeship subsidies, small loan funds<br />
and retail improvement grants.<br />
4.45 These measures will help maximise the benefits to the local labour market by<br />
ensuring people with the right skills are matched to the retail jobs created and<br />
creating a structured placement scheme to develop skills in the local workforce.<br />
4.46 In addition, CSC will endeavour (and encourage its sub-contractors) to source<br />
goods and services from local suppliers to support its ongoing programme of<br />
capital expenditure and development at Braehead. For example, this could<br />
include:<br />
Taking active steps to inform companies in the <strong>Renfrewshire</strong> and wider<br />
Glasgow area of opportunities to tender for the supply of ongoing goods<br />
and services once the proposed development is operational.<br />
Advertising tendering opportunities to small and medium sized<br />
enterprises that are based in the <strong>Renfrewshire</strong> and wider Glasgow area<br />
through local business networks.<br />
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5.0 Wider Economic Role & Attraction of<br />
Investment<br />
5.1 This section identifies the wider economic role that the development of<br />
Braehead has had in supporting the regeneration of the Clyde waterfront and<br />
attracting additional investment to the area. It draws on earlier economic<br />
analysis of the Centre prepared by NLP and OXIRM. 10<br />
Origins of the Braehead Shopping Centre<br />
5.2 The site on which the Braehead development is now located was once<br />
industrial land and part of the former Braehead Power Station, but had largely<br />
become vacant and neglected by the 1990s. The location was surrounded by<br />
large-scale industrial activities such as scrap metal processing, steel<br />
fabrication, whisky bottling, animal feed processing and a container depot. The<br />
site was environmentally unattractive with a line of electricity pylons, presenting<br />
high remediation and development costs. It also formed part of an extensive<br />
area of partly derelict former industrial land running along the south bank of the<br />
River Clyde following the long period of decline of ship building and port-related<br />
industries that commenced from the 1960s onwards.<br />
5.3 A planning application for the Braehead complex, including the shopping centre,<br />
was first submitted by the Clyde Port Authority in 1987. Permission was granted<br />
by the then Secretary of State for Scotland on appeal in 1990, after initial<br />
refusal by the then Strathclyde Regional <strong>Council</strong>, identifying the following<br />
factors in support of the proposals:<br />
a restoring and making positive use of a large unused site, largely through<br />
private investment, that would otherwise be unlikely to be achieved in the<br />
near future without considerable public expense;<br />
b the creation of in excess of 1,000 net jobs;<br />
c providing an attractive, high quality development with leisure elements<br />
that would attract visitors from a wide area and would contribute towards<br />
urban renewal and regeneration of the area; and<br />
d providing retail facilities that would more than compensate for any<br />
deterioration in existing centres and the net overall gain in the range and<br />
attractiveness of the shopping facilities serving the area.<br />
5.4 In 1992, the site was acquired from the Clyde Port Authority by Marks &<br />
Spencer plc and J. Sainsbury plc. A detailed masterplan for the site was<br />
submitted in 1993 and full planning permission was granted in May 1996.<br />
10<br />
Economic Study of Braehead Shopping Centre, Nathaniel Lichfield & Partners and Oxford Institute of Retail<br />
Management, 2005.<br />
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5.5 In January 1995, CSC bought the site and announced a partnership with Marks<br />
& Spencer plc and J. Sainsbury to develop it. Planning permission for an<br />
amended scheme was granted in May 1997. Initial work on site had<br />
commenced in 1996 and the Centre opened in 1999, at a cost of about £285<br />
million to build.<br />
Catalyst for Regeneration<br />
5.6 Braehead Shopping Centre and Retail Park now has over one million square<br />
feet of shopping and leisure facilities and attracts 17 million visitors annually. It<br />
has provided the catalyst for one of the largest privately funded waterside<br />
regeneration projects in the country.<br />
5.7 The construction of Braehead Shopping Centre constituted the first significant<br />
new development in the area for many years, and also brought substantial new<br />
transport infrastructure to the location including new road links and bus station<br />
with a range of routes to the surrounding area. More generally, the initial<br />
development was able to raise both developer and occupier confidence in the<br />
area and fund the large amount of infrastructure needed to kick-start<br />
regeneration. It also helped change the image and perceptions of the area from<br />
one of dereliction and distinguish it from other areas of vacant brownfield land<br />
along the Clyde. The scope of the investment at Braehead now extends much<br />
further than the original shopping centre complex, and across a full range of<br />
land-uses and supporting infrastructure.<br />
5.8 The original shopping centre was immediately followed by a first phase of other<br />
investments:<br />
a £35 million IKEA store, with an estimated 500 jobs, was developed on an<br />
adjoining site one year after Braehead opened;<br />
b £15 million Audi ‘Centre of Excellence’ opened in 2004, creating the<br />
world’s largest Audi retail venue, alongside restaurant and conferencing<br />
facilities;<br />
c £65 million Xscape leisure complex opened in 2006, generating 800<br />
jobs; and<br />
d £12.5 million Scottish headquarters for Porcelanosa was completed in<br />
2008.<br />
5.9 Subsequent investments were not just limited to retail and leisure activities,<br />
but also included new provision for business space. Titanium Business Park<br />
was the first phase of what has subsequently expanded into<br />
braehead4business, marketed as Scotland’s “Premier Business Quarter.” This<br />
comprises a further three business parks – Riverside, Platinum and Shiel’s<br />
Gate. Braehead now has a significant track record in attracting corporate<br />
occupiers, including:<br />
a Ceridian, one of the largest providers of HR outsourcing services in the<br />
world, created 200 new jobs when it located at Titanium Business Park in<br />
2011;<br />
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b relocation of Campbell Dallas LLP, one of Scotland’s leading accountancy<br />
firms, to Titanium 1 in 2011;<br />
c one of Scotland’s fastest growing software development businesses, The<br />
Solution Works, moved to new offices at Riverside Business Park in<br />
2010.<br />
5.10 Taken together, these developments illustrate the broad appeal of this location<br />
for a range of investment. This reflects the commercial success, range of<br />
facilities, improved infrastructure and good transport links that have derived<br />
from the presence of the Braehead Shopping Centre.<br />
Conclusions<br />
5.11 Alongside public sector initiatives, the development at Braehead has stimulated<br />
the wider regeneration of the Clyde Waterfront. Two decades ago, the area was<br />
characterised by high unemployment, a lack of investment and large areas of<br />
derelict land.<br />
5.12 The original Braehead Shopping Centre scheme which opened in 1999 was<br />
entirely the result of private sector investment, delivering significant new<br />
infrastructure and providing a clear signal of investor confidence in the area.<br />
The Centre’s development provided a critical mass of investment at an early<br />
stage able to help address the substantial remediation challenges that existed.<br />
The development also came at a time when the regeneration of the wider Clyde<br />
Waterfront was still very much in its infancy. The Centre has since provided the<br />
platform for further public sector initiatives, through Renfrew Riverside and its<br />
partners.<br />
5.13 Significant further investment has been attracted around the Braehead site in<br />
which CSC continues to have a leading role. The Centre appears to have<br />
accelerated development activity on surrounding sites, significantly enhancing<br />
investor confidence through its scale, profile and success in commercial terms.<br />
The proposed mixed use development will cement Braehead’s position as a<br />
focus for growth, anchor further investment, and support the diversification of<br />
the centre in support of its role as a new Strategic Town Centre in<br />
<strong>Renfrewshire</strong>.<br />
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6.0 Conclusions<br />
6.1 Overall, the proposals will deliver an expanded Centre at Braehead, cementing<br />
its status as one of Scotland’s leading retail and leisure destinations. The<br />
development will generate a wide range of direct, indirect and catalytic<br />
economic effects, both quantifiable and non-quantifiable. These effects will be<br />
spread over a wide area, but are likely to be focused on the local authority<br />
areas of <strong>Renfrewshire</strong> and Glasgow City which is taken to be the main impact<br />
area.<br />
6.2 The labour catchment area is characterised by population decline, high levels of<br />
unemployment and localised incidences of deprivation. However, the Clyde<br />
Waterfront area – which in the past has been characterised by a lack of<br />
investment and large areas of derelict land – has undergone significant<br />
regeneration in recent years, with the shopping and leisure facilities at<br />
Braehead at the heart of this transformation, stimulating confidence and further<br />
investment in the area.<br />
6.3 Based on the preceding sections, the most significant impacts of the proposed<br />
development on the local economy would be:<br />
a A capital investment of approximately £200 million over 5 years;<br />
b Up to 2,310 person-years of temporary construction work spread over a<br />
c.5 year period;<br />
c Approximately 2,650 direct permanent job opportunities to be created<br />
directly on site once the development is complete, in an area which has<br />
undergone recent employment decline;<br />
d 2,920 net additional direct and indirect job opportunities in total in the<br />
local area and 3,320 net additional direct and indirect job opportunities<br />
spread across the region (including those in the local area and on the<br />
site);<br />
e GVA generated by the construction and operational phases of the<br />
development amounting to £55.6 million per annum, providing a<br />
significant boost to the local economy;<br />
f Wider economic benefits, including maintaining and enhancing<br />
Braehead’s role as a Strategic Centre, providing major employment<br />
benefits to the local labour market and providing a catalyst for wider<br />
regeneration of the surrounding Clyde Waterfront area.<br />
6.4 The proposals will have substantial beneficial economic impacts in the labour<br />
catchment area (<strong>Renfrewshire</strong> and Glasgow City) through the creation of a<br />
range of new jobs at both construction and operational stages and the<br />
implications of these on addressing unemployment and skills deprivation within<br />
the local labour force. These impacts will help tackle deprivation and underpin<br />
regeneration on Renfrew Riverside, complementing regeneration activity within<br />
other parts of the wider Clyde Waterfront area.<br />
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6.5 The proposed development will also contribute positively to the retail offer in<br />
<strong>Renfrewshire</strong>, providing new retail and leisure facilities to help enhance both<br />
the daytime and evening economy. It will also help to maintain Braehead’s role<br />
as a strategic centre and act as a catalyst to attract new operators and<br />
investment to the area.<br />
6.6 Overall, the proposals represent a significant new capital investment in the<br />
area and will raise the overall level of economic activity and expenditure in the<br />
local area, helping to achieve the socio-economic policy objectives of economic<br />
prosperity and delivering access to job opportunities. The development will<br />
expand the range of facilities at Braehead and help to further diversify the<br />
functions of the centre in support of its role as a new town centre in<br />
<strong>Renfrewshire</strong>.<br />
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7.0 Abbreviations<br />
1 CSC - Capital Shopping Centres<br />
2 ABI - Annual Business Enquiry<br />
3 BRES - Business Register and Employment Survey<br />
4 SPD - Strategic Development Plan<br />
5 LDP - Local Development Plan<br />
6 SDS - Spatial Development Strategy’<br />
7 BR - Background Report<br />
8 VAT - Value Added Tax<br />
9 SIMD - Scottish Index of Multiple Deprivation<br />
10 SEPA - Scottish Environment Protection Agency<br />
11 JSA - Job Seekers Allowance<br />
12 GB - Great Britain<br />
13 FTE - Full Time Equivalent<br />
14 NVQ - National Vocational Qualification<br />
15 GVA - Gross Value Added<br />
16 NEET - Not in Education, Employment or Training<br />
17 BTEC - Business and Technology Education <strong>Council</strong><br />
18 ONS - Office for National Statistics<br />
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8.0 References<br />
1 Glasgow and The Clyde Valley Strategic Development Plan (SDP), Glasgow<br />
and the Clyde Valley Strategic Development Planning Authority, May 2012<br />
2 <strong>Renfrewshire</strong> Local Plan, <strong>Renfrewshire</strong> <strong>Council</strong>, Adopted March 2006<br />
3 The Economic Contribution of Braehead Shopping Centre, Glasgow, NLP<br />
December 2012<br />
4 2001 Census, ONS, 2001<br />
5 Business Register and Employment Survey (BRES), ONS, 2008-2011<br />
6 Annual Business Inquiry (ABI), ONS, 1998-2008<br />
7 Annual Population Survey, Nomis, 2008<br />
8 Annual Survey of Hours and Earnings, ONS, 2011<br />
9 VAT registrations/de-registrations by industry, BERR 1997-2007<br />
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Appendix 1 Socio Economic Data<br />
Table 1: Area of Residence of <strong>Renfrewshire</strong> based Employees (Census 2001)<br />
Area<br />
% of<br />
Employees<br />
living in Area<br />
Cumulative %<br />
<strong>Renfrewshire</strong> 60.7 60.7<br />
Glasgow City 25.6 86.3<br />
Various other districts 13.7 100.0<br />
Source: 2001 Census Scottish travel flows (local authority) for full and part time employed<br />
Table 2: Area of Residence for <strong>Renfrewshire</strong> based Employees (APS 2008)<br />
Area<br />
% of<br />
Employees<br />
living in Area<br />
Cumulative %<br />
<strong>Renfrewshire</strong> 60.3 60.3<br />
Glasgow City 13.2 73.5<br />
Various other districts 26.5 100.0<br />
Source: 2008 Annual Population Survey<br />
Table 3: Changes in Employment 2001-2011<br />
Area 2001 2011 % Change<br />
<strong>Renfrewshire</strong> 82,207 72,698 -11.6<br />
Glasgow City 394,698 384,867 -2.5<br />
Source: 2001 Annual Business Inquiry and 2011 Business Register and Employment Survey (2001<br />
ABI data scaled to be consistent with current BRES estimates)<br />
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Table 4: Employment by Main Industrial Sectors<br />
Sector<br />
Agriculture, forestry,<br />
fishing, mining and utilities<br />
Labour Catchment<br />
Area (%)<br />
Scotland<br />
(%)<br />
Great Britain (%)<br />
2001 2011 2011 2001 2011<br />
1.1 1.5 4.2 1.7 2.1<br />
Manufacturing 9.2 6 7.7 14.1 8.7<br />
Construction 4.8 4.6 5.5 4.5 4.6<br />
Wholesale and retail trade;<br />
repair of motor vehicles,<br />
motorcycles and personal<br />
and household goods<br />
Transport, storage and<br />
communication<br />
14.9 13.5 14.7 17.8 16.1<br />
7 7.4 6.6 6.1 8.5<br />
Hotels and restaurants 6.1 6.2 7.1 6.5 6.8<br />
Financial intermediation 6.7 12.1 9.8 4.3 11.2<br />
Real estate, renting and<br />
business activities<br />
Public administration and<br />
defence<br />
15.7 14.6 9 15.3 9.7<br />
7.7 6.5 6.4 5.1 5.2<br />
Education 8.4 7.4 8.2 8.4 9.4<br />
Health and social work 12.9 15.7 16.3 10.8 13.2<br />
Other community, social<br />
and personal service<br />
activities<br />
5.5 4.5 4.5 5.2 4.5<br />
Source: 2001 Annual Business Inquiry and 2011 Business Register and Employment Survey (2001<br />
ABI data scaled to be consistent with current BRES estimates)<br />
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Table 5: Change in Employment Structure in Labour Catchment Area<br />
Sector<br />
Agriculture, forestry, fishing,<br />
mining and utilities<br />
2001<br />
(000s)<br />
Labour Catchment Area Scotland<br />
2011<br />
(000s)<br />
% change<br />
2001 – 2011<br />
(% change)<br />
5,289 6925 +30.9 +10.7<br />
Manufacturing 43,838 27,382 -37.5 -41.2<br />
Construction 22,866 20,894 -8.6 +0.1<br />
Wholesale and retail trade;<br />
repair of motor vehicles,<br />
motorcycles and personal and<br />
household goods<br />
Transport, storage and<br />
communication<br />
70,933 61,855 -12.8 -15.2<br />
33,768 33,978 +0.6 +11.5<br />
Hotels and restaurants 29,281 28,582 -2.4 -7.5<br />
Financial and insurance,<br />
scientific and technical<br />
Real estate, renting and<br />
business activities<br />
Public administration and<br />
defence<br />
31,776 55,219 +57.2 +103.5<br />
74,767 66,679 -10.8 -32.4<br />
36,624 29,737 -18.8 -5.5<br />
Education 40,101 33,906 -15.4 -4.5<br />
Health 61,346 71,875 +17.2 +24.7<br />
Other services 26,314 20,535 -21.2 -21.8<br />
Total 476,903 457,567 -4.1 -5.3<br />
Source: 2001 Annual Business Inquiry and 2011 Business Register and Employment Survey (2001<br />
ABI data scaled to be consistent with current BRES estimates)<br />
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Table 6: Number of VAT Registered Businesses<br />
Area 1997 2007 % Change<br />
<strong>Renfrewshire</strong> 3,130 3,670 17.3<br />
Glasgow City 12,190 13,750 12.8<br />
Scotland 122,840 141,895 15.5%<br />
Great Britain 1,619,470 1,964,920 21.3%<br />
Source: BERR vat registrations/de-registrations by industry 1997/2007<br />
Table 7: Sought Occupation of Claimant Unemployed Workers<br />
Sought Occupation<br />
Labour Catchment<br />
Area<br />
(no. / %)<br />
Scotland<br />
(no. / %)<br />
Occupation unknown 295 (1) 1,975 (1.5)<br />
Managers and Senior Officials 520 (1.8) 2,750 (2)<br />
Professional Occupations 570 (2) 2,785 (2.1)<br />
Associate Professional and<br />
Technical Occupations<br />
Administrative and Secretarial<br />
Occupations<br />
1,325 (4.6) 5.905 (4.4)<br />
2,340 (8.1) 10,250 (7.6)<br />
Skilled Trades Occupations 2,615 (9.1) 14,615 (10.8)<br />
Personal Service Occupations 1,740 (6) 8,725 (6.4)<br />
Sales and Customer Service<br />
occupations<br />
Process, Plant and Machine<br />
Operatives<br />
8,055 (28) 36,735 (27.1)<br />
2,275 (7.9) 11,695 (8.6)<br />
Elementary Occupations 9,080 (31.5) 40,005 (29.5)<br />
Total 28,810 135,440<br />
Source: NOMIS ONS September 2012<br />
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Table 8: Unemployment Rates and Long Term Unemployment<br />
Area<br />
No. Claimant<br />
Unemployed *<br />
Claimant<br />
Unemployment<br />
Rate (%) *<br />
Long Term<br />
Claimant<br />
Rate (%) #<br />
Unemployment<br />
Rate (%) †<br />
<strong>Renfrewshire</strong> 5,175 4.6 1.4 9.3<br />
Glasgow City 23,635 5.7 1.7 10.8<br />
Scotland ~ 3.9 1.1 7.9<br />
Source: * NOMIS ONS Claimant Count September 2012<br />
Source: # NOMIS ONS September 2012 over 12 months unemployed, (% is number of persons<br />
claiming JSA as a proportion of resident population of the same age).<br />
Source: † NOMIS ONS Employment and Unemployment (Jul 2011 – Jun 2012)<br />
Table 9: Job Vacancies and Unemployment Indicators<br />
Area<br />
Live Unfilled<br />
Vacancies<br />
No. of<br />
Claimant<br />
Unemployed<br />
Unemployed/<br />
Vacancy<br />
Ratio<br />
<strong>Renfrewshire</strong> 726 5,175 7.1<br />
Glasgow City 2,948 23,635 8.0<br />
Scotland 26,862 ~ 5.1<br />
Great Britain 385,746 ~ 3.9<br />
Source: NOMIS ONS September 2012<br />
Table 10: Average Gross Weekly Earnings of Full Time Employees by Workplace<br />
Area<br />
Average Weekly<br />
Earnings<br />
As a % of GB<br />
Average<br />
<strong>Renfrewshire</strong> 505.9 100.6<br />
Glasgow City 460.4 91.5<br />
Source: ONS Annual Survey of Hours and Earnings - workplace analysis 2011<br />
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Table 11: Occupational Breakdown of Labour Force<br />
Occupational Group<br />
Labour<br />
Catchment<br />
Area<br />
(no. / %)<br />
Scotland<br />
(%)<br />
Great<br />
Britain<br />
(%)<br />
Managers/senior officials 25,700 (7.6) 8.3 10.1<br />
Professional occupations 72,300 (21.4) 19.0 19.1<br />
Associate professional &<br />
technical<br />
Administrative & secretarial<br />
occupations<br />
43,700 (12.9) 12.9 14.0<br />
35,900 (10.6) 10.9 11.0<br />
Skilled trades 29,800 (8.8) 11.4 10.8<br />
Personal service occupations 35,100 (10.4) 9.8 9.1<br />
Sales and customer service<br />
occupations<br />
Process plant & machine<br />
operatives<br />
32,100 (9.5) 9.2 8.1<br />
19,500 (5.8) 6.6 6.4<br />
Elementary occupations 44,300 (13.1) 11.5 10.9<br />
Source: Annual Population Survey, NOMIS ONS January 2010/December 2010<br />
Table 12: Qualifications of Residents<br />
Area<br />
% of Residents with<br />
no Qualifications *<br />
% of Residents with<br />
NVQ4 or Higher<br />
Qualification *<br />
<strong>Renfrewshire</strong> 15,000 (13.6) 41,400 (37.5)<br />
Glasgow City 68,100 (16.6) 163,900 (40.1)<br />
Scotland (11.6) (37.2)<br />
Great Britain (10.6) (32.9)<br />
Source: Annual Population Survey January 2011 / December 2011, * proportion of working age<br />
population<br />
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(Computer generated images are for illustrative purposes only)