Docstoc

Buckinghamshire - PDF - PDF

Document Sample
Buckinghamshire - PDF - PDF Powered By Docstoc
					 Buckinghamshire
  Employment Land Review
                    Final Report




Prepared by

              and

                     August 2006
BUCKINGHAMSHIRE EMPLOYMENT
        LAND REVIEW




           Prepared by




      DPDS Consulting Group


               and


         GWE Research




       DPDS Ref: MW/VW/C2890




           AUGUST 2006
CONTENTS
                                                                         PAGE No

Executive Summary


MAIN REPORT
1.0    Introduction                                                                 1
2.0    Context                                                                      3

Stage 1:   Forecasting Future Requirements
3.0        The Buckinghamshire Economy                                             12
4.0        Aylesbury Vale Growth Area                                              29
5.0        Unconstrained Projections of Employment Change                          40
6.0        The Labour Supply Constraint                                            46
7.0        Buckinghamshire & Buckinghamshire Commute Area Labour
           Market Prospects                                                       69
8.0        The Technological Boost Factor, Intensification and Worker Densities   77
9.0        The Land/Premises Constraint                                           80

Stage 2:   Employment Land – Existing Position, Performance and Potential
10.0       Collation of Employment Land Studies                           96
11.0       Site Assessment – Scoring                                    104
12.0       Site Assessment - Appraisals                                 114


Stage 3: Overview
13.0     Final Employment Forecasts and Conclusions                               122


TABLES AND CHARTS
Table 1.1 - District LDF Timetable
Table 2.1 - B Class Employment Floorspace

Stage 1
Table 3.1 -    Employment in Buckinghamshire in 2004 (workplace-based)
Table 3.2 -    Change in workplace-based employment 1998-2004
Table 3.3 -    Workplaces by industry, 2004
Table 3.4 -    Change in workplaces 1998-2004
Table 3.5 -    Size of businesses in Buckinghamshire
Table 3.6 -    Average business start-up and closure rates
                 per 10,000 of population in 2004
Table 3.7 -    Occupational profile of Buckinghamshire residents
Table 3.8 -    Reasons for economic activity amongst the working age population in
                 Buckinghamshire (%)
Table 3.9 -    Qualifications in Buckinghamshire (%)
Table 3.10 -   Gross weekly earnings
Table 3.11 -   Buckinghamshire working age population projections
Table 3.12 -   Unemployment rate amongst working age population (%)
Table 3.13 -   Job vacancies in Buckinghamshire
Chart 3.1-     Economic activity rates in Buckinghamshire (working age)
Chart 3.2 - Economic activity by gender and age
Table 4.1 - Forecast total employment in Aylesbury Vale in 2016 and 2026
Table 4.2 - Summary of total employment in Aylesbury Vale in 2016 and 2026
Table 4.3 - Sectors located on employment land
Table 4.4 - Employment land employment forecasts 2002-16 and 2016-26
Table 4.5 - Existing floorspace (office, industrial and warehousing)
Table 4.6 - Employment densities
Table 4.7 - Sectoral share of B2 and B8 employment growth
Table 4.8 - Land released from declining B2 and B8 sectors 2002-16
Table 4.9 - Reabsorbed land from Food and drink manufacturing 2002-16
Table 4.10 – Number of jobs from growth sectors located on absorbed land
Table 4.11 – Sectoral share of B1 employment growth
Table 4.12 – Reabsorbed land and equivalent jobs (B1)
Table 4.13 – Total land requirement 2002-26
Table 4.14 – New allocations of employment land
Table 4.15 – Total additional land requirement 2002-26
Table 5.1 - Sectors located on employment land
Table 5.2 - Sectoral breakdown of Chiltern projections 2001 to 2026
Table 5.3 - Sectoral breakdown of South Bucks projections 2001 to 2026
Table 5.4 - Sectoral breakdown of Wycombe projections 2001 to 2026
Table 6.1 - 1991 and 2001 Census-based projections for Buckinghamshire County
               to 2016 and 2026
Table 6.2 - 1991 and 2001 Census-based projections for
               Buckinghamshire Commute Area to 2016 and 2026
Table 6.3 - 1991 and 2001 Census-based projections for Chiltern
               to 2016 and 2026
Table 6.4 - Change in WAP, economic activity and unemployment in
               Chiltern 1991 to 2001
Table 6.5 - 1991 and 2001 Census-based projections for South Bucks
               to 2016 and 2026
Table 6.6 - Change in WAP, economic activity and unemployment in
               South Bucks 1991 to 2001
Table 6.7 - 1991 and 2001 Census-based projections for Wycombe to
               2016 and 2026
Table 6.8 - Change in WAP, economic activity and unemployment in
               Wycombe 1991 to 2001
Table 6.9 - Volume change table 1991 to 2026
Table 6.10 - Rates change table 1991 to 2026
Table 6.11 - IER projections for Buckinghamshire Commute Area to
               2016 and 2026
Table 6.12 - IER projections for Chiltern to 2016 and 2026
Table 6.13 - IER projections for South Bucks to 2016 and 2026
Table 6.14 - IER projections for Wycombe to 2016 and 2026
Table 9.1 - Chiltern employment floorspace losses and completions
               since 2001
Table 9.2 - Potential growth in employment land in Chiltern
               (no land/premises constraint) 2001 to 2016
Table 9.3 - Potential growth in employment land in Chiltern
               (no land/premises constraint) 2016 to 2026
Table 9.4 - South Bucks employment floorspace losses and
               completions since 2001
Table 9.5 - Potential growth in employment land in South Bucks
             (no land/premises constraint) 2001 to 2016
Table 9.6 - Potential growth in employment land in South Bucks
             (no land/premises constraint) 2016 to 2026
Table 9.7 - Potential growth in employment land in Wycombe
             (no land/premises constraint) 2001 to 2016
Table 9.8 - Potential growth in employment land in Wycombe
             (no land/premises constraint) 2016 to 2026

Stage 2
Table 10.1 - Review Portfolio
Table 10.2 - Information Availability and Sources
Table 10.3 - Site Criteria: Function & Data
Table 11.1 - Site Score Distribution
Table 11.2 - Site Performance Rankings by District
Table 12.1 - Classification of Sites by Appraisal Conclusions – Aylesbury Vale
Table 12.2 - Classification of Sites by Appraisal Conclusions – Chiltern
Table 12.3 - Classification of Sites by Appraisal Conclusions – South Bucks
Table 12.4 - Classification of Sites by Appraisal Conclusions – Wycombe


Stage 3
Table 13.1 - Constrained employment forecasts for Chiltern 2001 to 2026
Table 13.2 - Constrained employment forecasts for South Bucks 2001 to 2026
Table 13.3 - Constrained employment forecasts for Wycombe 2001 to 2026
Table 13.4 - Current and Potential Employment Uses


APPENDICES
A-       District Employment Land Studies: Overview

Stage 1
B-          Summary of Definitions and Data Sources
C-          Employment and Site Densities for Chiltern, South Bucks
            and Wycombe Districts 2001

Stage 2
D-          Site Identification Notes
E-          Agent Responses
F-          Standardisation Methodology
G-          Site Appraisals by District
H-          Summary of Site Potential Use and Options Assessments by District


Acknowledgements:
DPDS and GWE Research wish to thank officers of the Buckinghamshire Economic
Partnership, Buckinghamshire County Council and constituent districts for their
assistance in providing and updating information and commenting on assumptions
and methodology used in this Review. DPDS particularly also wishes to thank Alan
Chandler of Stupples and Tim Warrell of Warrell Associates who kindly contributed
an agents’ perspective to assessment of employment sites.
EXECUTIVE SUMMARY

Introduction and Context


This report prepares forecasts of employment demand by sector from 2001 to 2016
and 2016 to 2026 for the four Buckinghamshire districts reviews the available
information on performance or ‘fitness for purpose’ of their respective employment
land portfolios and uses this information to consider the provision of employment land
in the County in the context of likely future quantitative and qualitative changes in
demand. This is reflected in the report’s three sections.


The intention is to generate a robust and, as far as possible, consistent evidence
base enabling the various authorities to take a strategic approach to decision making
regarding current and future employment land provision and job opportunities. This
is set against the main trend in district employment land supply in the County over
time of an increase in B1a space, often at the expense of other uses, and decline in
B2 relative to other uses.


The policy base for employment land studies lies in PPG3 Housing (2000), especially
its update in 2005, which specifically reinforces the need to know whether land
allocated, or land or buildings no longer needed, for industrial or commercial use
might be better used for housing or mixed-use development.            A guidance note
“Employment Land Reviews” (December 2004) has been published to assist the
comprehensive and consistent review of the “fitness for purpose” of employment
sites.   The need to undertake such reviews was anticipated by Aylesbury Vale,
Chiltern and Wycombe districts who commissioned and received reports during
2004.


The submitted South East England Regional Spatial Strategy to 2026 (“The South
East Plan”) broadly continues the current Regional Spatial Strategy to 2016 (formerly
RPG9), proposing that urban areas should be the prime focus for development and
renaissance and promoting regionally significant and locally important sectors and
clusters. It identifies criteria to guide provision for a range of sites and premises and
states that accessible and well-located industrial and commercial sites should be
retained where there is a good prospect of employment use.
Strategically Buckinghamshire falls within different policy areas in the submitted
South East Plan:


Aylesbury Vale District forms the South East element of the Milton Keynes and South
Midland growth area. 21,200 jobs are proposed 2006-2026, most to be focussed at
Aylesbury town, the strengthening of whose economic and employment role is a
strategic priority to address the high levels of out-commuting and support the
proposed level of housing provision.


South Bucks District and most of Wycombe District, including the High Wycombe
Urban Area, all fall within the Western Corridor and Blackwater Valley sub-region.
The need for additional employment floorspace is proposed to be met through the
more efficient use of land already in such uses, primarily in the town centres and at
other established employment areas, and the need for additional land should be
demonstrated.


Chiltern District and the rest of Wycombe District are not identified within the sub-
regional policy framework and development will be governed by the general policies
proposed, which mean a continuing high degree of restraint on development in this
part of Buckinghamshire.




Section 1:      Forecasting Future Requirements

The Buckinghamshire Economy


The County of Buckinghamshire provides employment for 218,000 people (workplace
based), representing 6% of the South East regional economy.             The largest
employment sectors in the County are Professional services, Manufacturing and
Wholesale & retail. Aylesbury Vale accounts for 33% of employment in the County
(71,000 people). Chiltern district accounts for 16% of total employment in the County
(34,000 people). South Bucks accounts for 14% of employment in Buckinghamshire
(29,500 people). Wycombe is the largest employment district, accounting for 38% of
employment in the County (82,950 people).
Between 1998 and 2004, employment in Buckinghamshire grew by 4% compared to
6% in the South East. Over this period, Aylesbury Vale’s employment grew the most
(12%) whereas employment actually fell in Wycombe by 4%. Key growth sectors
across the County were Education, Health & social work and Professional services.


The total stock of workplaces in Buckinghamshire represents 7% of all in the South
East. Over 39% of workplaces in the County are located in Professional service,
followed by 17% in Wholesale & retail. Between 1998 and 2004, total number of
workplaces grew by 9% in the County compared to 12% regionally.


Buckinghamshire has an above average volume of micro businesses when
compared to the South East region.          Chiltern and South Bucks have higher
proportions of micro businesses than Aylesbury Vale and Wycombe.


Entrepreneurship levels in Buckinghamshire show a higher level of business start-
ups per 10,000 of the population than regionally or nationally.


The labour market in Buckinghamshire has an occupational structure which is
characterised by higher proportions of people in high order occupations such as
managers and professionals (22% of workforce compared to 17% regionally). This
pattern is apparent even more so in Chiltern and South Bucks.


The overall economic activity rates in Buckinghamshire are well above the national
average (78.1%).     In Aylesbury Vale 85.3% of the working age population are
economically active compared to 81.8% in Chiltern, 84.4% in South Bucks and
83.9% in Wycombe. Of those who are economically active, a smaller proportion are
males aged 16-34 in Buckinghamshire than regionally. The majority of people who
are economically inactive (44.2%) are retired and a further quarter (25.2%) look after
their family/home.


The workforce in Buckinghamshire is highly qualified, with only 21% of the workforce
with no qualifications compared to 24% across the South East. The highly qualified
residents of Buckinghamshire are generally paid higher wages (average gross
weekly earnings of £652.60) than regionally or nationally. However, the workplace
earnings are generally lower than residents based earnings.


Between 2001 and 2016, the working age population in Aylesbury Vale is expected
to grow by 12.1% driven by its growth status.           However across the rest of
Buckinghamshire, the working age population is only expected to grow by 1.6% in
South Bucks and decline in Chiltern and Wycombe (-1.4% and -4.4% respectively).


Unemployment is a key labour market indicator, showing how well labour supply and
demand fit together. The unemployment rate in Buckinghamshire is 3.3%, lower than
regionally or nationally. The overall unemployment rates within Buckinghamshire are
lowest in Aylesbury Vale (2.7%) and highest in Chiltern (4.4%).       The number of
Jobcentre Plus vacancies grew by almost 50% between April 2004 and April 2006 in
Buckinghamshire, much higher than regionally or nationally.


The Aylesbury Vale Growth Area


A full and detailed Employment Land Review was undertaken by GWE Research and
DPDS in 2004 (revised August 2005) in Aylesbury Vale. The main conclusions from
this work have been summarised in this study.


The expected growth for the South East region was used as a basis for forecasting
employment growth in Aylesbury Vale. Total employment is expected to grow from
72,080 in 2002 to 93,570 in 2016 and 115,440 in 2026. This growth is very much
driven by the service sectors, especially Professional services, Banking, Retail, Other
services and Construction.


Only certain sectors of the economy are located on employment land and within
these sectors, only a certain proportion of employment is located ‘on-site’ i.e. based
on employment land. Assumptions regarding on-site employment are drawn from the
Aylesbury Vale Employment Site Audit (March 2004), which showed that in 2002
27,900 jobs were located in employment land sectors and on employment land (out
of total employment of 72,000).
The forecasts estimate a further 7,600 jobs on employment land to 2016 and 9,200
more between 2016 and 2026. The total amount of existing floorspace in Aylesbury
Vale is 825,000m2 which comprises mainly industrial (60.1%) floorspace.
Approximately 35.5% of total floorspace is offices and the remaining 4.4% is
warehousing.


Employment densities for Buckinghamshire County were used in the analysis
(amount of floorspace per worker). Warehousing uses require more floorspace per
worker (75m2) than industrial (35m2) or offices (28m2). The existing employment
densities were significantly higher, suggesting a level of inefficiency amongst the
current use of employment land in the County.


A further assumption was made regarding the sectors in decline which will ‘return’
floorspace back onto the market. All employment land released by declining sectors
will be absorbed by the growth sectors at a more efficient rate of use. A series of
calculations are undertaken for B2 and B8 land uses and a separate set of
calculations for B1 land use.


The amount of land released from each sector in decline is divided amongst the
growth sectors according to the share of overall growth. Employment densities are
then applied to estimate how many jobs from the growth sectors will be able to be
located on reabsorbed employment land.          Overall, this reduces the amount of
additional employment land which is required. Between 2002 and 2016, a further
75.4ha of employment land are needed and between 2016 and 2026 94.9ha of
employment land are required.


In order to reconcile the supply and demand data, new allocations were accounted
for (totalling 59.5 hectares) and any sites which had been taken out of employment
use since the site audit. As a result, the additional land requirement was 25 hectares
to 2016 and a further 104 hectares to 2026.


Two important sites in Aylesbury Vale were excluded from the study: Pitstone (19
hectares) and Silverstone (8 hectares). However if they were included, the increase
in employment land would be reduced by 2%.
Unconstrained Projections of Employment Change


Two methodologies were used to project employment in Chiltern, South Bucks and
Wycombe forwards: one based on their past growth between 1991 and 2001 and one
based on the IER growth for the South East region.             These projections are
completely unconstrained by the factors of production and therefore represent how
each district would grow if a readily available supply of land, labour and capital were
available.


If Chiltern grew in line with the 1991-2001 based projections it would have total
employment of 35,990 in 2016 from 32,490 in 2001. If Chiltern grew in line with the
IER projections, total employment would reach 38,000 by 2016. The key difference
is that the 1991-2001 based projections show a slower rate of transition from decline
of manufacturing and growth of services.


If South Bucks grew in line with the 1991-2001 based projections it would have total
employment of 36,000 in 2016 from 29,790 in 2001. If South Bucks grew in line with
the IER projections, total employment would reach 37,000 by 2016.


If Wycombe grew in line with the 1991-2001 based projections it would have total
employment of 93,880 in 2016 from 79,000 in 2001. If Wycombe grew in line with
the IER projections, total employment would reach 92,770 by 2016.


The Labour Supply Constraint


In order to examine the labour supply factor of production, we examine the dynamics
of Buckinghamshire County and the Buckinghamshire Commute Area (BCA). The
BCA is defined by the local authorities of Bracknell Forest, Bedfordshire, Greater
London, Hertfordshire, Luton, Milton Keynes, Northamptonshire, Oxfordshire,
Reading, Slough, Surrey, West Berkshire, Windsor & Maidenhead and Wokingham.


Buckinghamshire County
Between 1991 and 2001, total employment in Buckinghamshire grew by almost
18,000 jobs. This was achieved largely through a significant increase in the number
of economically active people, but also a decline in unemployment. However, the
County was successful in pulling in 1,155 people from the BCA to fulfil its full growth
potential.


If the 1991 to 2001 sector employment growth for Buckinghamshire is projected
forward, then, in 2016, there would be a total of 262,550 jobs provided across the
County. Between 2001 and 2016, Buckinghamshire County is projected to change
from a net out-commuting area to a net in-commuting area (demonstrated by the
growth of almost 54,000 in the net commuting residual).


Chiltern
With local jobs of 30,250 and local workers of 43,360, approximately 13,100 people
(net) left Chiltern every day to work elsewhere in 1991. By 2001, Chiltern had total
employment of 32,480 but with actual local workers of 43,280 at its disposal. As a
result, at the very least 10,800 workers leaving Chiltern every day to work elsewhere.
Chiltern managed to achieve job growth of 2,230 between 1991 and 2001, as it was
successful in pulling in labour from Buckinghamshire County and the BCA to fill the
jobs.


Total employment in Chiltern is expected to grow by 3,510 between 2001 and 2016
which equates to a 10.8% increase in employment. This relies on Chiltern’ ability to
‘pull in’ almost 12,550 additional workers from Buckinghamshire County and the
Buckinghamshire Commute Area every day.          Total employment in Chiltern could
grow by a further 2,350 between 2016 and 2026 which equates to a 6.5% increase in
employment.


The IER projections show a larger volume of total employment in 2016 and 2026 in
Chiltern than the 1991 to 2001 based projections. Chiltern is seen to change from a
net out-commuter of labour in 2016 (-4,435 workers) to a net in-commuter by 2026
(2,110 workers).


South Bucks
In 1991 the South Bucks economy had total workplace employment of 25,770 jobs
and local workers of 29,280. Therefore, at the very minimum, 3,510 people left
South Bucks every day to work elsewhere in 1991. By 2001, South Bucks gave total
employment to 29,790 but with actual local workers of 30,190 at its disposal. As a
result, the labour market was more or less in balance, with at the very least 400
workers leaving South Bucks every day. Interestingly, South Bucks changed from a
net out-commuter to a balanced labour market in this ten-year period. The main
reason why South Bucks managed to achieve this job growth is that it was successful
in pulling in labour from Buckinghamshire County and the BCA to fill the jobs.


Total employment in South Bucks is expected to grow by 6,285 between 2001 and
2016 which equates to a 21.1% increase in employment. This relies on South Bucks’
ability to ‘pull in’ almost 5,685 additional workers from Buckinghamshire County and
the Buckinghamshire Commute Area every day. In summary, total employment in
South Bucks could grow by a further 4,215 between 2016 and 2026 which equates to
a 11.7% increase in employment.


The IER projections show a slightly higher level of total employment in 2016 and
2026 in South Bucks than the 1991 to 2001 based projections.


Wycombe
In 1991 the Wycombe economy had total workplace employment of 74,680 jobs and
local workers of 79,590. Approximately 4,910 people (net) left Wycombe every day
to work elsewhere in 1991. By 2001, Wycombe had total employment of 79,000 but
with actual local workers of 82,315 at its disposal. As a result, at the very least 3,320
workers leaving Wycombe every day to work elsewhere.              The main reason why
Wycombe managed to achieve this job growth is that it was successful in pulling in
labour from Buckinghamshire County and the BCA to fill the jobs.


Total employment in Wycombe is expected to grow by 20,320 between 2001 and
2016 which equates to a 25.7% increase in employment. However, the working age
population in Wycombe is expected to decline by 14% over this period, highlighting
how the labour supply within Wycombe is a major constraint on indigenous job
growth. The District Council has a clear policy objective to achieve balance between
jobs and labour supply in Wycombe in the future, yet the expected decline in working
age population will restrict the extent to which this is achievable.
A similar approach can be taken from 2016 to 2026 for Wycombe. In summary, total
employment in Wycombe could grow by a further 10,000 between 2016 and 2026
which equates to a 10.1% increase in employment.


The IER projections show higher level of total employment in 2016 and 2026 in
Wycombe than the 1991 to 2001 based projections. Wycombe is seen to change to
a net in-commuter of labour by 2016 (22,020 workers).


Exploring the labour supply constraint further
The exploration of the labour supply issue has highlighted that the potential growth of
Chiltern, South Bucks and Wycombe relies on the districts’ ability to draw in workers
from the Buckinghamshire Commute Area. The projections show a growth scenario
whereby each district must draw in workers from Buckinghamshire County and the
BCA to fulfil their growth potential.    Wycombe District Council has highlighted a
desire to achieve greater balance between jobs, labour and housing in the district in
its Core Strategy.      This scenario does not encourage in-commuting and aims to
reduce the need for people to travel to find employment.


The unconstrained projected growth scenario therefore conflicts with the policy
objectives in Wycombe. The actual job growth in Wycombe may be somewhat lower
to avoid the need to draw in workers from Buckinghamshire County and the BCA to
fill local jobs.


Buckinghamshire Commute Area Labour Market Prospects


For growth in Chiltern, South Bucks and Wycombe, Buckinghamshire County and the
BCA to continue to 2016 as they did between 1991 and 2001, certain labour supply
conditions must occur in the districts, Buckinghamshire County as a whole and the
wider BCA.         This may be an increase in economic activity rates and a fall in
unemployment rates, progressively more out-commuters beginning to work within
their home districts and the growth rates of the BCA to continue as in the past.


The Milton Keynes South Midlands (MKSM) growth area forms part of the BCA, as
defined by this study. The expected future growth of Aylesbury Vale and Milton
Keynes will have a direct impact on commuting patterns in the rest of
Buckinghamshire.


The working age population of the BCA is expected to rise by 14% to 2016, showing
that the labour supply element of growth will continue. There is little evidence to
suggest that the growth of the BCA will be constrained by the growth of the
population of its own broader commute area. The BCA growth may also rely upon
the possibility of commuting patterns to change, as this is essentially a commute area
dominated by Greater London.


The issue of commuting patterns in and around Greater London has been examined
in a few recent studies. Analysis of commuting patterns between London and the
South East show that they will even out eventually, through growth of residents
outperforming growth of workplaces. The past trends of out commuting in the South
East will be largely cancelled out by the growth of jobs in the region. A further study
predicts that trends in growth in the South East suggest that demand for labour will
rise in relation to supply, with the opposite expected in London. Both of these studies
suggest a greater level of balance between the South East and London in the future.
For Chiltern, South Bucks and Wycombe this means, there is greater chance of the
districts being able to draw in worker from outside. However, this may not be a
scenario which they are working towards in their policy objectives.


The increasing trend of flexible working patterns within the UK also leads us to
believe that Chiltern, South Bucks and Wycombe could achieve their potential
projected growth path. The number of homeworkers in the UK has risen by 35%
between 1997 and 2005, taking up the opportunity to work remotely using a home
office. For Buckinghamshire, this means that the districts could accommodate local
business growth in particular sectors without local workers and/or without daily in-
commuters. Professional service occupations are generally more suited to flexible
working and can work from a home office without impacting upon planning
permissions.   As a result of flexible working, certain businesses may be able to
increasingly switch towards a smaller serviced office site in the area of the owner-
manager. There is little tangible evidence which enables the impact of homeworking
on Chiltern, South Bucks and Wycombe to be quantified, however it is likely to have
a significant impact on the need for the daily physical commute.


There is also limited information available on the impact of immigration from Poland
and other Eastern European countries on the labour market.            However, some
research shows that immigrations is expected to boost the productive potential of the
UK in the long term.


The White Paper on pension reform (May 2006) may also have a significant impact
upon the labour market in the future as the state pension age rises gradually in line
with life expectancy. However there is no evidence available on how this will directly
impact upon Buckinghamshire.


With little research on these fundamental issues, and certainly no combined
evidence, it is simply not possible to quantify and model the overall likelihood nor
impact of any combined result.


The Technological Boost Factor, Intensification and Worker Densities


SEEDA expected productivity growth to increase by around 3% per annum to 2016.
At the individual firm level, this means the same level of output can be produced with
fewer workers, thereby freeing space for other businesses. In reality, the savings of
moving to a smaller unit may be outweighed by the cost of doing so.


If a business moves to a smaller premise, it may not necessarily lead to more
efficient use of space. Analysis of working practices in the South East shows that
between 1997 and 2004 worker densities did not change significantly. There is no
evidence available on how new working practices is impacting upon SMEs.


The issue of intensification on employment sites was examined in the Spaceless and
Jobless Growth Study undertaken by SQW on behalf of Buckinghamshire County
Council.   This study explored the potential for the economy to accommodate
economic growth without a significant increase in employment land or workers. It
was found that there was scope for intensification of use but a shift in attitudes was
needed to foster it. Further work is being undertaken on this issue through an EU
Interreg funded project in Smart Economic Growth in the South East region. It will
focus on how smart economic growth can be achieved whilst minimising negative
economic impacts.


A survey was undertaken in Chiltern district in 2005 to review the number of
employees on premises, however only 37 firms completed the survey and so the
results do not allow any clear assumptions to be made.


The Land/Premises Constraint


The impact of the land and premises constraint on the projections is explored and
allows us to arrive at our final employment forecasts. Only those sectors which
impact upon office, industrial or warehousing employment land are examined,
namely Banking and business services, Professional services, Public admin and
defence, Health and education, Manufacturing, Construction, Transport and
communications and Wholesale trade. However, significant amounts of employment
growth will also occur in sectors not located on B use class employment land.

Chiltern
The current supply of employment land in Chiltern is 372,000m2, comprising
106,000m2 of office space, 186,000m2 of industrial space and 80,000m2 of
warehousing space (2001 data from Commercial and Industrial Floorspace and
Rateable Value Statistics).


Comprehensive data on planning permissions that have been completed or are
outstanding is unavailable for the period after 2001.     Draft data on the loss of
employment land to other uses suggests that 1,457m2 of B1 space, 2,468m2 of B2
space and 3,333m2 of B8 has been lost since 2001. The Council hopes to update
the planning permissions data in the 2005/6 Annual Monitoring Report.


The draft data on employment land has been accounted for in order to arrive at
revised estimates of employment land: 104,543m2 of B1, 183,532m2 of B2 and
76,667m2 of B8 floorspace (totalling 364,742m2).         In terms of hectares, this
represents 10.4ha of B1 floorspace, 18.3ha of B2 floorspace and 7.6ha of B8
floorspace (36.3ha of floorspace in total).
Comparing the amount of floorspace per working age person in Chiltern shows that
there is 5.8m2 of employment floorspace per person compared to 8.3m2 in South
Bucks and 11.3m2 in Wycombe.


From 2001 to 2016, employment is expected to grow by an additional 3,595 jobs,
however 2,685 of these will be based from home (a 15% increase in homeworking is
expected). As a result, an additional 9,900m2 of employment land (4.6ha) to meet
the job growth of 905 on employment land.        From 2016 to 2026, a further 9.0
hectares of employment land would potentially be required to meet job growth of
1,470 on employment sites. Overall, this represents a 12% increase in employment
land in the district.


The majority of growth stems from Professional services and Banking and business
services, where 96% of businesses are micro in size. Future growth in these sectors
may result in increased demand for small scale workspace growth to accommodate
these businesses e.g. through incubation space or managed workspace.


South Bucks
The current supply of employment land in South Bucks is 372,000m2, comprising
160,000m2 of office space, 107,000m2 of industrial space and 105,000m2 of
warehousing space. However, since 2001, some employment land in South Bucks
may have been lost to housing. Evidence of this trend in South Bucks is highlighted
in the Demolition of Sanderson factory (loss of B2 land); Redevelopment of
Ridgeway Trading Estate (gain B2 and B8) and new buildings on Uxbridge Business
Park, excluding Perkin Elmer redevelopment at Beaconsfield (loss of B2 and gain
B1).


Since 2001 data suggests that 36,958 m2 of industrial land has been lost, 20,425 m2
of office floorspace has been built and 14,289 m2 of warehousing space has been
built. As a result, the current baseline floorspace in South Bucks would be 180,425
m2 of office space, 70,042 m2 of industrial space and 179,289 m2 of warehousing
space (totalling 679,087 m2). In terms of hectares, this represents 55.5ha of B1
floorspace, 17.5ha of B2 floorspace and 35.9ha of B8 floorspace (totalling 108.9ha of
floorspace).
From 2001 to 2016, employment is expected to grow by an additional 6,700 jobs,
however 2,205 of these will be based from home (a 15% increase in homeworking is
expected). As a result, an additional 129,225m2 of employment land (34.1ha) to
meet the job growth of 4,485 on employment land. From 2016 to 2026, a further 29.7
hectares of employment land would potentially be required to meet job growth of
3,260 on employment sites. Overall, this represents a 36% increase in employment
land in the district.   As in Chiltern, this growth stems mainly from Professional
services, a sector which mainly comprises micro businesses. As a result, managed
workspace and incubation space may be key areas where workspace provision
should be targeted.


Wycombe
The current supply of traditional employment land in Wycombe is 1,331,000m2,
comprising 389,000m2 of office space, 597,000m2 of industrial space and 345,000m2
of warehousing space. In terms of hectares, this represents 38.9ha of B1 floorspace,
59.7ha of B2 floorspace and 34.5ha of B8 floorspace (133.1ha of floorspace in total).


The potential employment growth in Wycombe shows that an additional 11,705 jobs
may be created between 2001 and 2016 with 7,095 located on employment sites on
a daily basis (requiring 47ha of employment land). The supply of employment land in
Wycombe, while may act as a constraint to future growth, is a factor that can be
controlled to influence job growth. Any policies which lead to a static or reduced
amount of employment land will minimise job growth and assist in minimising
commuting and the need to travel. The district’s Core Strategy highlights a key
priority for achieving greater balance between jobs, labour and housing which will
impact upon the need to travel to find employment.


Between 2016 and 2026, employment in Wycombe could grow by around 13,010 of
which 8,975 would be located on employment land. This employment growth would
require an additional 67.1ha of employment land. Overall, this represents a 28%
increase in employment land in the district. As in Chiltern and South Bucks, much of
the growth stems from micro businesses in Professional services and Banking and
business services highlighting the need for managed workspace and incubation
space.

Constraining land and premises

In order to constrain the forecasts according to land and premises, we hold the total
amount of floorspace in each district constant, as there is very little additional
capacity of land available.

Chiltern
The large employment sites are safeguarded from redevelopment for other uses
under the Adopted Local Plan while in urban areas the majority of large employment
sites are already developed. Land values for housing are high and there is limited
potential for growth of employment sites. As a result, the only land and premises
factor which can be expected to change between 2001 and 2026 is the vacancy rate
of property. The vacancy rate is expected to fall from 6% (in 2002) to 5% in 2016
and 4% in 2026.

South Bucks
In South Bucks district, employment sites which generate local employment are
protected from redevelopment for other uses under the Adopted Local Plan. The
current Local Plan housing allocations on employment land include the Coal Yard at
Lent Rise in Burnham; Council Depot in Candlemans Lane Beaconsfield; and Spare
Butlers Court land at Beaconsfield. These sites may have a significant impact on
employment land in the future of they are lost to housing.


The vacancy rate of premises in South Bucks was 12% in 2002 and in this study we
have estimated that it was decline to 10% by 2016 and to 5% by 2026 as it is the only
land and premises variable which may change.

Wycombe
The Core Strategy sets out the vision and spatial strategy for the district up to 2026
with Policy 14 focusing on the availability of employment land to meet the business
needs of the district. The needs of businesses in Wycombe will be met through the
regeneration and intensification of prime business areas; general business area;
scattered business sites and mixed use business sites/areas.
Once again, the only land and premises variable which can be expected to change
from 2001 to 2026 is the vacancy rate of employment land, although the overall
impact will be minimal. The current vacancy rate (in 2002) in Wycombe is 10% and
is expected to decline to 8% by 2016 and 6% by 2026.


The supply of employment land in Wycombe, while may act as a constraint to future
growth, is a factor that can be controlled to influence job growth. Any policies which
lead to a static or reduced amount of employment land will minimise job growth and
assist in minimising commuting and the need to travel.




Section 2:         Employment Land – existing position and performance


This section considers the ‘fitness for purpose’ of the existing employment land
portfolios in terms of:
              Their suitability for current or alternative employment uses and,
              potentially, non-employment uses and whether these would be more
              acceptable than the current use.
              Possible improvements to capitalise on or overcome particular features or
              constraints to the same.
and describes the way in which information in the existing employment land studies
has been selected, standardised and augmented to develop as consistent as
possible understanding of the performance and potential of employment sites across
the County.


Collation of Employment Land Studies


The three District employment land studies1 were undertaken before the 2004
Employment Land Reviews Guidance Note was published, and there is greater

1
  Aylesbury Vale: Aylesbury Vale Employment Site Audit (Phase 1). DPDS Consulting in conjunction with Great
Western Enterprise and Brown Lee Clifford Billings (March 2004).
Delivering the Economic Vision: Assessment of Land Use Requirements to 2026 (Phase 2). DPDS Consulting and
Great Western Enterprise (October 2004).
Chiltern: Large Employment Sites Study 2004. Aitchison Raffety (2004).
Investigation of Sites not designated as Higher Performing in the Employment Land Study of 2004. Aitchison Raffety
(2005)
Wycombe: Wycombe Economy Study. Atkins Consultants Ltd in association with Ancer Spa & Lambert Smith
Hampton (September/October 2004).
variation in approach between them, in terms of site identification, scope and format
of baseline data, methodology and outputs, than might have been the case if they
had followed its process guidance.


Identification of sites
Sites for inclusion in the review were primarily identified from the existing
employment land studies to meet the following criteria
             B Class employment land
             Size thresholds
             0.5ha and above: Aylesbury Vale and Wycombe
             0.25ha and above for all urban and 5 Green Belt sites: Chiltern
             0.25ha and above: South Bucks


Some adjustments were made to create as consistent and up to date site format as
possible across districts, notably to clarify subdivision of sites into sub areas and to
exclude sites to reflect subsequent change in their employment status. The resulting
number of employment sites identified for review is:
                                         Areas                      Sub-Areas
             Aylesbury Vale                60                            84
             Chiltern                      37                            43
             South Bucks                   53                            71
             Wycombe                       82                            93


Collation of Baseline Data
The starting point for collation was the information contained in the existing District
employment land studies.       DPDS sought to cross check and augment data as
appropriate within and between districts and to update for changes since the ELS
where possible, through:
       DPDS desk research
       Local Authorities – data and local knowledge
       Carter Jonas Report2
       Agents
The site assessment criteria data to be collated was initiated on the basis of 2004
Guidance Note and an overview of what was available in the existing District studies.
This was refined and revised as the collation process identified where there was no
possibility of information on certain criteria or in a certain form being available across
all Districts without a great deal of original research. The following table summarises
the final criteria set and sourcing and shows that, even following refinement, this is
incomplete.


                                             Aylesbury           Chiltern         South            Wycombe
Criteria                                       Vale                               Bucks
Total Area                                   ELS               DC, ELS           DC, ELS           ELS
Remainder Developable                        [ELS]             DC                DC, L             [ELS]
Predominant Use                              ELS               ELS, D            D                 ELS
Floorspace                                   ELS               DC                DC (VO)           ELS
Vacancy                                      ELS               ELS               D                 ELS
Vacancy            - long duration           X                 A                 DC, A             X
Site being marketed 3/2006                   D, L              D, L              D, L              X
Accessibility - strategic                    ELS               D                 D                 D
                   - public transport        ELS               ELS               ELS, DC           X
Local Access                                 L                 ELS, DC           DC                ELS
Premises           - type                    X                 DC, L             DC, L             ELS
                   - bespoke                 X                 DC                DC, L             X
                   - size mix                ELS               DC                DC                X
                   - age                     ELS               A, DC             ELS, L            ELS
                   - condition               ELS               ELS, A            ELS, DC           ELS
Site Environment                             ELS               ELS, A            DC                ELS
Surrounding Uses                             ELS               ELS, D            D                 ELS
Bad Neighbour Use?                           ELS               X                 DC                X
Constraints                                  ELS, L            DC, A, L          L                 ELS
Ownership                                    ELS               ELS, A            X                 ELS, L
Planning Activity                            DC                DC, A             DC                X
Policy Status/Designations                   D                 D                 D                 ELS
Sequential Location                          D                 D                 D                 D

Key

ELS = Original Employment Land Studies                          DC = District
D = DPDS desk analysis                                          X = no information
L = Limited information                                         A = anecdotal information
VO = Valuation Office (floorspace)



2
    The Potential Contribution of Employment Land to Urban Capacity. Carter Jonas. October 2002.
Compilation of a Consistent Data Set for Sites
The function of the site assessment criteria and the nature of the available baseline
data indicate where and how its quality could be improved and/or made more
consistent. This is particularly relevant to this county wide review where the need to
standardise the data informing certain criteria across the Districts is governed by the
‘lowest common denominator’. The report makes observations where and how the
information base might be enhanced.


Site Scoring and Appraisals


The various incompleteness, unreliability, sensitivity and form of the site data means
there were only a 5 criteria - vacancy, strategic accessibility, public transport
accessibility, condition of premises and site environment3 - where data across all
districts enabled a ‘score’ on a scale of 1-3 to be ascribed (where 1 equates to poor,
2 to average/minimum and 3 to good performance). For the same reason it is not
appropriate to weight criteria. A measure of the comparative current performance, or
‘fitness for purpose’, of sites on the basis of the composite scores generated,
Aylesbury Vale has the lowest proportion of high performing sites (27.4%), South
Bucks has the highest (45.1%) and Chiltern has 32.6%.                               The proportion of high
performing Wycombe sites is 82.3%.


Scoring is inevitably subjective both in identifying quantitative thresholds between
categories (e.g. indicators for vacancy, accessibility) and more especially, in making
qualitative judgements about sites (e.g. indicators of condition, environment). The
scores in this review are carried forward from the existing District employment land
studies and so reflect not only the different assumptions behind their scoring systems
but also manipulation by DPDS to standardise across Districts.


The breadth of the criterion evidence base in this scoring exercise is too narrow for a
credible interpretation of the relative performance of employment sites and should be
viewed only as a guide as to the ‘fitness for purpose’ site in terms of site quality and
accessibility. A wider appraisal of the current and potential performance of sites,


3
  .Wycombe had no data for public transport accessibility and so was scored on 4 criteria only. Where 1 equates to
poor, 2 to average/medium and 3 to good performance.
economically, environmentally and sustainability-wise was therefore required.

Desk-based appraisals for identified sites in Chiltern and South Bucks Districts were
prepared.       Each considers the component reasons (site/building condition,
accessibility, occupation) contributing to the overall site scores, especially low
performance, in conjunction with other factors drawn from the collated information
including:
       importance as an employment resource in terms of size/jobs, sector and
       function;
       planning activity (interest, implementation, commitments and pressures);
       whether the site is well defined in relation to surrounding uses and its
       compatibility with and the influence of the prevailing characteristics of the
       locality in terms of suitability for employment and other uses;.
       sequential location;
       ownership and site opportunities and constraints (including local access,
       contamination, need/potential for improvement);
and comments from the districts, agents and ELR/other studies.

Appraisals for sites in Aylesbury Vale and Wycombe Districts had already been
undertaken for the existing District employment land studies and their conclusions
have been incorporated directly into the review. The Aylesbury Vale study appraisals
were governed by the same considerations described above and it has been
assumed that the Wycombe ELS judgements were similarly based.


The appraisals (at Appendix G) seek to indicate where continuing B Class
employment use is appropriate and, based on surroundings, an observation of what
type is the most appropriate. For some sites conclusions will be unequivocal. In
other cases a site’s potential may be less clear-cut and require a policy decision by
the Councils.


The appraisals therefore represent neither the views of the county or districts nor
absolute recommendations for action.        They are informed judgements of the
development potential of the sites which, together with other considerations including
the employment forecasts and strategic and local development context, the Councils
(and other agencies) will take into account in exercising their planning and economic
development functions. In this wider context it is possible that the appraisals may not
be supported.




Section 3:      Overview.


This section contains and discusses the final growth forecasts, and the policy
implications of the site assessments and the improvement in the quality and
consistency of data.


Potential growth


Chiltern
The potential growth of Chiltern (unconstrained) shows that from 2001 to 2016 an
additional 3,595 jobs in sectors located on employment land, driven by growth in
office-based sectors. A 15% increase in the proportion of people who work mainly at
or from home is anticipated, resulting in 2,685 working on employment sites on a
daily basis. This growth would require an additional 4.6ha of land.


Between 2016 and 2026, a further 5% increase in the proportion of homeworkers is
expected, resulting in an additional 2,130 people working on employment sites on a
daily basis. This growth would require an additional 9.0ha of employment land.


South Bucks
The potential growth of South Bucks (unconstrained) shows that from 2001 to 2016
an additional 6,700 jobs in sectors located on employment land, driven by growth in
office-based sectors. A 15% increase in the proportion of people who work mainly at
or from home is anticipated, resulting in 4,485 working on employment sites on a
daily basis. This growth would require an additional 22.1ha of land.


Between 2016 and 2026, a further 5% increase in the proportion of homeworkers is
expected, resulting in an additional 3,260 people working on employment sites on a
daily basis. This growth would require an additional 29.7ha of employment land.
Wycombe
The potential growth of Wycombe (unconstrained) shows that from 2001 to 2016 an
additional 11,705 jobs in sectors located on employment land, driven by growth in
office-based sectors. A 15% increase in the proportion of people who work mainly at
or from home is anticipated, resulting in 7,095 working on employment sites on a
daily basis. This growth would require an additional 47.0ha of land.


Between 2016 and 2026, a further 5% increase in the proportion of homeworkers is
expected, resulting in an additional 8,975 people working on employment sites on a
daily basis. This growth would require an additional 67.1ha of employment land.


Conclusions
The labour market, particularly that of the Buckinghamshire Commute Area, is
unlikely to provide favourable conditions to achieve this growth. As a result, Chiltern,
South Bucks and Wycombe could achieve a significant level of employment growth
through an increase in homeworking amongst professionals within the districts.


Constrained employment demand


Chiltern
Chiltern may be able to achieve job growth of 1,885, of which 190 will be located on
employment land on a day to day basis, from 2001 to 2016. From 2016 to 2026, the
district may be able to achieve job growth of 265, of which 185 jobs will be located on
employment land on a daily basis. The constrained growth scenario is very low when
compared to the unconstrained potential growth.


South Bucks
South Bucks may be able to achieve job growth of 1,305, of which 330 will be located
on employment land on a day to day basis, from 2001 to 2016. From 2016 to 2026,
the district may be able to achieve job growth of 850, of which 640 jobs will be
located on employment land on a daily basis.
Wycombe
Wycombe may be able to achieve job growth of 3,470, of which 1,040 will be located
on employment land on a day to day basis, from 2001 to 2016. From 2016 to 2026,
the district may be able to achieve job growth of 1,290, of which 1,040 jobs will be
located on employment land on a daily basis.


Conclusions
The districts of Chiltern, South Bucks and Wycombe have dynamic economies, each
with the growth potential to provide many new jobs.             The unconstrained growth
scenarios rely on the ability of each district to draw in workers from the
Buckinghamshire Commute Area, a scenario which may not fit with policy objectives
of improving the balance between jobs and labour in a local area.


The constrained employment forecasts show the growth that would occur if no new
employment land is built. A higher level of employment growth may be achieved if
any new employment land comes onto the market, as this factor ultimately
determines the number of jobs in a local area. The projected growth in the working
age population in the districts is very small (negative in Wycombe), highlighting the
need to draw balance between jobs and labour, to minimise the need to encourage
in-commuting to fill local jobs.    Further growth may be achieved through smart
economic growth i.e. improvements in technology and economic activity.


Site Assessments


The assessments of the current ‘fitness for purpose’ of individual employment sites in
the four Districts are classified (in Appendix H) as follows:
       Sites to be retained in employment use.
                 Those sites judged best suited to employment use.               This may
                 involve no change from their current use performance or sites
                 offering potential for improvement/redevelopment/(Wycombe only)
                 intensification, possibly for a different type of employment.
       Sites suitable for (redevelopment) to employment or other uses.
                 Those sites judged able to perform equally well in another use
                 (usually residential) as in employment (normally B1).
          Sites with potential for redevelopment to other uses.
                      Sites judged best suited to non-employment uses.
The overall policy implications of these assessments are now discussed.


Employment Land Supply

Sites considered to have most potential for non-employment development comprise
a small proportion of district employment land number, and area wise. No sites are
identified in Aylesbury Vale or Chiltern4 and the single 1.86ha South Bucks site
represents a loss on appeal to motorway service use. The Wycombe study identifies
5 sites totalling 18.62ha, evenly divided between housing (3 sites) and other uses (2
sites).


The proportion of sites considered suited to both employment and other uses,
depending on need, is greater – 6 sites/20.04ha in Aylesbury Vale, 9 sites/7.96ha in
Chiltern and 12 sites/30.06ha in South Bucks. At least 3 sites/2.71ha and potentially
more are identified for mixed use in Wycombe district.


The constraining impact of static B Class land/premises supply on employment
growth is critical in Chiltern, South Bucks and Wycombe districts where (proposed)
strategic emphasis allows limited opportunity for release of additional employment
land. In contrast, although there is emphasis on efficient (re)use of existing land,
there are outstanding allocations in Aylesbury Vale and policy provision for further
allocations if required.


This context supports
          the need to avoid further losses of land which are identified as suitable for
          employment use; and
          the necessity for sites which are retained in employment use but are also
          suitable for non-employment uses to be safeguarded against competing
          development pressures.
Ultimately this is a LDF policy decision.


4
  A 0.6ha loss in Chiltern has been presaged, however, by the granting of planning permission for a ‘healthzone’
development in June 2006
Shifts between Types and Forms of B Class Employment


Historically service and B1 jobs have grown at the expense of B2 manufacturing
nationally, regionally and in the Buckinghamshire, while the submitted South East
Plan encourages high value activities in the economy, which are more likely to
comprise B1 than B2 and B8 uses. As the table below shows, the appraisals confirm
that the current land supply in Aylesbury Vale, Chiltern and South Bucks Districts5
provides the opportunity for this transfer to continue.


                                    Aylesbury     Chiltern    South       Wycombe
                                    Vale                      Bucks
    Sites to be retained               55 sites    22 sites    38 sites    50 sites
    in current
                                       275.75ha    56.64ha     197.99ha    215.47ha
    employment use
    Of which B1 sites                  10 sites    13 sites    22 sites    28 sites
                                       25.54ha     26.77ha     63.99ha     122.46ha
    Sites with potential               5 sites     8 sites     4 sites     -
    to change to B1 use                 9.7ha      11.79ha     3.78ha      -




Redevelopment


Potential for redevelopment arises made where either a site does not appear to be
meeting prevailing criteria for employment land and/or the current use is not well
integrated with surrounding uses and general location.             However the aim of a
balanced portfolio of sites means that redevelopment may not always be the most
appropriate policy approach to adopt.


Green Belt Sites


In Chiltern, South Bucks and Wycombe districts some employment sites reviewed
are located in the Green Belt. In Wycombe the largest two are designated Major


5
    Wycombe data does not allow such analysis
Developed Sites in the Green Belt while the third, a 1.6ha industrial estate, has no
form of employment protection but appears to have been identified as a potential
Park and Ride site.


South Bucks District has a number of employment sites in the Green Belt and, all
except two6, are protected for employment use in the current Local Plan.


Green Belt sites in Chiltern have no employment designation in the current Local
Plan.       Of the five incorporated into this review, three comprise important sites
identified for retention in employment use and two sites identified as having potential
for improvement/redevelopment.                    Appropriate policy approaches will need to be
developed.


Quality of Data


The existing employment land studies, together with this review, provide a systematic
and justified identification of the best performing employment sites in each district
and their characteristics.


The site appraisal element of this review has been particularly affected by the
availability, reliability and quality of data on employment land. To a great extent this
results from the need to take a consistent county-wide approach when there was
great variation in the scope and detail of information available from the existing
employment land studies or supplemented by individual districts.                         Inevitably the
lowest quality data determine the approach that can be adopted.


The main deficiencies in site information arise in
            the relationship of site floorspace/number of units and use class/vacancy;
            meaningful accessibility indicators;
            site tenure and ownership and constraints arising;
            infrastructure constraints and whether these can be realistically overcome.
In addition some site performance criteria were excluded from the review during the


6
    A minor office development and the site lost to a motorway service area on appeal.
refinement process either because there was no information available in the existing
employment land studies or, if there was, it was not feasible to develop a data set for
other districts:
        availability of local facilities;
        number of employees;
        workforce catchment.


The monitoring requirements of the new development planning system together with
the need to undertake further employment land studies, as LDFs are reviewed,
provide an opportunity to the County and Districts to improve the quality and
consistency of data.
MAIN REPORT
1.0        INTRODUCTION


1.1        The aim of this project is to prepare forecasts of employment demand by sector from
           2001 to 2016 and 2016 to 2026 for the four Buckinghamshire districts (GWE Research)
           and review the available information on performance or ‘fitness for purpose’ of their
           respective employment land portfolios (DPDS) and to use this information to consider the
           provision of employment land in the County in the context of likely future quantitative and
           qualitative changes in demand. The intention is to generate a robust and, as far as
           possible, consistent evidence base enabling the various authorities to take a strategic
           approach to decision making regarding current and future employment land provision
           and job opportunities, in particular through the preparation of Local Development
           Frameworks.


1.2        The District Councils’ LDF programmes are mostly at an early stage. At inception stage
           it became clear that the timing of the study, particularly the review of performance of the
           land portfolio, was an issue for Wycombe whose more advanced LDF Core Strategy had
           already taken on board its individual study. The unforeseen commissioning delay also
           meant that a prompt output became critical for the other Districts, where Core Strategy
           Issues and Options and Preferred Options Stages were programmed for early and later
           in 2006.



           Table 1.1 : District LDF Timetable

                                         DPD                    Issues/Options      Preferred   Submission
                                                                                    Options
             Aylesbury                   i) Core Strategy       6/2006              1/2007      11/2007
             Vale                        ii) Allocated Sites    6/2006              1/2007      11/2007
             Chiltern                    Core Strategy          9/2005              5/2006      4/2007
             South Bucks                 Core Strategy          1/2006              9/2006      9/2007
             Wycombe                     i) Core Strategy       10/2004             9/2005      4/2006
                                         ii) Site Allocations   9/2005              1/2007      11/2007

           Source: District Local Development Schemes and DPDS Monitoring System.




Buckinghamshire Employment Land Review                           1
DPDS Consulting Group & GWE Research
C2890 - August 2006
1.4        Work on the forecasting (GWE Research) and employment land performance (DPDS)
           aspects of the study was undertaken concurrently, with collaboration thereafter to outline
           implications and options for future provision of employment land. This is reflected in the
           agreed format of this report:


           Section 1:             Forecasting Future Requirements
           Section 2:             Employment Land – existing position and performance
           Section 3:             Overview.


1.5        In advance of this sectional format the next chapter outlines the policy and land supply
           context of the review.




Buckinghamshire Employment Land Review                   2
DPDS Consulting Group & GWE Research
C2890 - August 2006
2.0        CONTEXT


2.1        Review of employment land is undertaken within the framework provided by national
           planning policy and spatial development plans.


           National Policy


2.2        PPS1: Delivering Sustainable Development (2005) identifies key principles to ensure that
           development plans and determination of planning applications contribute to the delivery
           of sustainable development and its aims: social cohesion and inclusion; environmental
           protection and enhancement; prudent use of natural resources; and high and stable
           economic development. Towards the last planning authorities should recognise wider
           benefits of growth alongside adverse local impacts, ensure suitable locations are
           available for all forms of development that contribute to a prosperous economy, be
           sensitive to change in the local economy and its implications for development and growth
           and actively promote and facilitate good quality development (paragraph 23).


2.3        PPG4: Industrial and Commercial Development and Small Firms (1992) illustrates that
           the importance of up to date and relevant development plans in meeting the needs of
           commerce and industry, for economic growth, and reconciling these with demands for
           other forms of development and other planning considerations (paragraph 3) has long
           been recognised. They should ensure availability of sufficient and varied land, readily
           capable of development and well served by infrastructure and capable of meeting
           differing needs (paragraph 6).   However the guidance long predates the concern to
           maximise use of previously developed and underused land.


2.4        PPG3: Housing (2000) and associated guidance notes introduced the requirement for
           development plans to be supported by housing urban capacity studies (UCS) to review
           and consider whether (some) non-housing allocations might be better used for housing
           or mixed-use development. The 2005 update to PPG3 specifically reinforces this in
           relation to land allocated, or land or buildings no longer needed, for industrial or
           commercial use unless: the site does not meet PPG3 site suitability requirements for
           housing; or the housing development would undermine RSS or LDF housing strategy; or
           ‘an up-to-date review of employment land’ demonstrates that there is reasonable
           prospect of an allocation being taken up for employment use or that housing
Buckinghamshire Employment Land Review            3
DPDS Consulting Group & GWE Research
C2890 - August 2006
           development would undermine economic development and regeneration (paragraph
           42(a)).


2.5        In December 2004 the ODPM guidance note “Employment Land Reviews” was
           published to assist the comprehensive and consistent review of the “fitness for purpose”
           of employment sites and a requirement to undertake these regularly as a basis for
           provision of an appropriate range of sites and premises is found in emerging regional
           plans – for example paragraph 3.3 of the South East Plan to 2026.


2.6        The need to undertake such reviews on a comprehensive basis was advised or
           anticipated by some authorities.             Three Buckinghamshire Districts – Aylesbury Vale,
           Chiltern and Wycombe – commissioned and received reports in 2004 prior to the ODPM
           Guidance Note1. Although this note is designed to be adapted to meet the different
           levels, needs and circumstances of authorities, there is greater variation in approach
           between these three Buckinghamshire studies in terms of scope and format of baseline
           data, methodology and outputs, than might have been the case if they had followed its
           process guidance (Appendix A). The incomplete in-house review undertaken by South
           Bucks (largely in 2004 with partial update in late 2005 to feed into the DPDS review)
           follows the guidance to a certain extent.


           Regional Policy


2.7        The South East England Regional Spatial Strategy to 2026 (“The South East Plan”),
           submitted to the Secretary of State on 31 March 2006, gives a spatial dimension to
           national policy and the regional economic strategy. Its broad thrust is similar to the
           current Regional Spatial Strategy to 2016 (formerly RPG9).                             Policy CC8a of the
           submitted South East Plan proposes that urban areas should be the prime focus for
           development and renaissance, in order to foster accessibility to employment, housing,
           retail and other services, and avoid unnecessary travel.



1
  Aylesbury Vale: Aylesbury Vale Employment Site Audit (Phase 1). DPDS Consulting in conjunction with Great Western Enterprise
and Brown Lee Clifford Billings (March 2004).
Delivering the Economic Vision: Assessment of Land Use Requirements to 2026 (Phase 2). DPDS Consulting and Great Western
Enterprise (October 2004).
Chiltern: Large Employment Sites Study 2004. Aitchison Raffety (2004).
Investigation of Sites not designated as Higher Performing in the Employment Land Study of 2004. Aitchison Raffety (2005)
Wycombe: Wycombe Economy Study. Atkins Consultants Ltd in association with Ancer Spa & Lambert Smith Hampton
(September/October 2004).
Buckinghamshire Employment Land Review                            4
DPDS Consulting Group & GWE Research
C2890 - August 2006
2.8        The economy section (D2) seeks to realise the potential of both those parts of the South
           East with relatively low economic performance and high deprivation and the successful
           areas. The aim will be to develop and sustain a vibrant and diverse economy and to
           meet the local employment and service needs of both urban and rural areas. Sectors
           that are important to the future of the regional economy include those driven by new and
           emerging technologies, major employers and economic drivers and sectors with high
           value added growth potential (paragraph 2.3).          Proposed policy RE1 specifically
           concerns promotion of regionally significant and locally important sectors and clusters as
           they evolve. Policy RE2 identifies the following criteria as a basis for LDD provision for a
           range of sites and premises: accessibility to the existing and proposed labour supply;
           efficient use of existing and underused sites and premises; locations which intensify the
           use of existing sites; urban focus; promotion of mixed-use development where
           appropriate, subject to replacement of land and premises lost to non-employment uses;
           and locations that promote the use of public transport.       Accessible and well-located
           industrial and commercial sites should be retained where there is a good prospect of
           employment use.


2.9        Strategically Buckinghamshire falls within different policy areas in the RSS:


           Aylesbury Vale District
2.10       The submitted South East Plan to 2026 incorporates the regional element of the growth
           area status of the 2005 approved Milton Keynes and South Midland Sub-Regional
           Strategy, but rolled forward from 2021 to 2026. This continues current RSS and adopted
           Local Plan policy which focuses the majority of new development at Aylesbury
           (paragraph 4.3).


2.11       For 2006-2026, RSS Policy MKAV2 proposes 16,800 new dwellings at Aylesbury and
           some 4,400 in the predominantly rural remainder of the District (excluding any growth
           associated with Milton Keynes), these levels of development to be monitored against an
           increase in employment in the district of 21,200 jobs in the District over the same period,
           the majority of which should be focused on the urban area of Aylesbury. Strengthening
           the economic and employment role of Aylesbury town is seen as a strategic priority for
           the sub-region to address the high levels of out-commuting currently experienced and to
           support the levels of housing development proposed (paragraph 5.3).             It refers to
           evidence that recent growth may have been constrained by an absence of high-quality
Buckinghamshire Employment Land Review              5
DPDS Consulting Group & GWE Research
C2890 - August 2006
           employment space and land and sees the Aston Clinton Road MDA and redevelopment
           of the town centre as important components of development strategy in terms of the
           provision of high quality business locations (paragraph 4.7). Policy MKAV2 proposes
           development at Aylesbury should be delivered though maximising the use and re-use of
           land within the urban area and through the development of new sustainable urban
           extensions. This includes redevelopment of redundant employment land where sites are
           judged to be poorly located or where they do not have good prospects of future
           employment use (paragraph 4.5)


           South Bucks District and (most of) Wycombe District
2.12       South Bucks District and the majority of Wycombe District (including the High Wycombe
           Urban Area) fall within the Western Corridor and Blackwater Valley sub-region in the
           submitted South East Plan. Policy WCBV1 identifies High Wycombe as a regional hub
           and, as such, a main focus for transport investment in the sub-region.


2.13       Development throughout this sub-region is to be focused on land within its existing built-
           up areas (Policy WCBV2) and land is to be used more efficiently but, if development
           cannot all be satisfactorily accommodated in this way, the Plan suggests sustainable
           urban extensions may be promoted through the LDF process (but not within the Green
           Belt or AONB). Policy WCBV3 proposes a net additional housing provision 2006-2026 of
           1,800 for South Bucks and 6,000 for Wycombe (part).


2.14       Policy WCBV4 proposes the need for additional employment floorspace will be met
           through the more efficient use of land already in such uses, primarily in the town centres
           and at other established employment areas (paragraph 2.10), and that the need for
           additional land should be demonstrated, including by evidence of local demand for
           employment floorspace and the suitability of existing employment land to continue in that
           use. Consequently no provision is given in the submitted Plan. The location and form of
           development will be expected to demonstrate high standards of accessibility and a low
           impact on the environment (paragraph 2.4.5).         Policy WCBV5 encourages ‘smart’
           economic growth, i.e. forms of economic activity which minimise the demand for
           additional labour and the release of additional land for employment purposes, reflecting
           the fact that, in recent years, the sub-region has gone from being a net exporter of labour
           to one moving towards having many more jobs than there are workers available locally to
           fill them (paragraph 2.9).
Buckinghamshire Employment Land Review              6
DPDS Consulting Group & GWE Research
C2890 - August 2006
            Chiltern District and the rest of Wycombe District
2.15        These areas are not identified within the sub-regional policy framework of the South East
            Plan. Development will therefore be governed by the proposed general policies of the
            submitted plan (as above). Policies CC10a (Green Belts) and C2 (AONBs) together
            propose a high degree of restraint on development in this part of Buckinghamshire,
            although there is nonetheless provision for small-scale local review of the Green Belt
            through the LDF process, while small-scale, sustainably located and designed proposals
            which support the social and economic well-being of the Chilterns AONB can also be
            acceptable.           Policy H1 proposes a limited housing provision 2006-2026 of 2,400
            dwellings for Chiltern District and 600 dwellings for the non-WCBV parts of Wycombe
            District.      Given the policy approach of the plan, there is no equivalent provision for
            employment.


            Employment Land Supply


2.16        Within Buckinghamshire (N.B. No Chiltern data) the main trend over time seems to be
            the increase in B1a space, often at the expense of other uses, and decline in B2 relative
            to other uses.               In Wycombe District this large decrease in B2/B1b&c use space is
            especially apparent - between 1998 and 2005 it fell, on average, by 22,641m2 a year and
            was not offset by the increase in B1a floorspace (6,560m2 a year) and B8 floorspace
            (2220m2 a year)2. In South Bucks District there has also been a steady trend in recent
            years of redevelopment of industrial sites particularly by class B1a offices and between
            2001-2006 the following net changes were recorded3 - B1 +20,425m2; B2 -36,958 m2; B8
            +14,289 m2.


2.17        This pattern is reflected in employment floorspace completions during 2004-2005, the
            latest period for which data are available. Table 2.1 shows a net gain of B1 and B8
            floorspace in Aylesbury Vale, South Bucks and Wycombe accompanied by a net loss of
            B2 floorspace in South Bucks and Wycombe and a net loss of B8 floorspace in South
            Bucks. These net losses were more than offset by the other completions.


2.18        Table 2.1 also shows outstanding permissions at end March 2005 for a potential net
            growth in B Class employment floorspace in all districts except South Bucks. It also

2
    Development Trends in Wycombe District 2004-2005
3
    Data provided to the review by South Bucks District
Buckinghamshire Employment Land Review                       7
DPDS Consulting Group & GWE Research
C2890 - August 2006
           illustrates the predominance of B1 floorspace within this, especially in Aylesbury Vale
           and South Bucks where it clearly outweighs potential net losses of B2 floorspace. In
           Wycombe though, B2 floorspace is a major component of potential net growth and net
           losses are recorded for B8 use, which appears at odds with past completion trends –
           perhaps companies are keeping permissions in case of expansion needs. The figures
           for current employment land stock and latest vacancy rates in the table provide a context
           for these statistics of change and potential change in supply.


2.19       There has been no formal monitoring of losses of employment land to other uses over
           time but Table 2.1 contains information for 2004-5 for some districts from the first set of
           Annual Monitoring Reports. Some anecdotal data has been provided for the review
           which indicates that permissions for redevelopment involving housing has involved the
           following net loss of B class floorspace since 2001:


           Chiltern District             - at least 6390m2
           South Bucks District - at least 8585m2


2.20       Similarly, there is no information available that allows the intensification of use of sites
           over time to be judged.




Buckinghamshire Employment Land Review                       8
DPDS Consulting Group & GWE Research
C2890 - August 2006
             Table 2.1 : B Class Employment Floorspace

                                                                                                                                                                                   Loss
                                                                                                                                                                                     to
                                                                        2002
                              Current Floorspace (m2)4                 Vacancy
                                                                                              Completed 2004-2005                               Outstanding at 31.3.05             other
                                                                                                         2 6                                                2 6
                                                                                                   (net m )                                           (net m )                     uses
                                                                        Rate5
                                                                                                                                                                                   2004-
                                                                                                                                                                                   5 (ha)
District              B1            B2       B8           Total                         B1          B2          B8        Total        B1          B2         B8         Total B
                                                                                      (Total)                              B         (Total)
Aylesbury
                  292,903        495,627   36,483       825,013          10%           3460        1320       14522      19302       22285        -7702      4476        19059     0.137
Vale
                                                                                                                                        -                      -          5818
Chiltern          104,543        183,532   76,667       364,742           6%                                                                     - (2137)                            -
                                                                                                                                     (9560)                 (-2298)      (93998)
South
                  157,947        98,170    105,000      361,117          12%            820        -110        -487        223       39885       -41117       391         -841       09
Bucks

Wycombe           389,000        597,000   345,000     1,331,000         10%           15948      -3729        882       13101       92472       85049      -20818       156703      -




  4
    Figures used in the GWE forecasts comprising 2001 baseline figures updated as statistics allow. Refer to forecasting section for details.
  5
    Commercial and Industrial Property Vacancy Statistics.
  6
    Buckinghamshire CC (Chiltern has not submitted figures yet)
  7
    Annual Monitoring Report 2002-2005 Aylesbury Vale DC
  8
    Annual Monitoring Report 2005 Chiltern DC (N.B Figures are for 1/4/2001)
  9
    Annual Monitoring Report 2004-2005 South Bucks DC

  Buckinghamshire Employment Land Review                                                      9
  DPDS Consulting Group & GWE Research
  C2890 - August 2006
SECTION 1 : FORECASTING FUTURE REQUIREMENTS (GWE)




Buckinghamshire Employment Land Review   11
DPDS Consulting Group & GWE Research
C2890 - August 2006
3.0        BUCKINGHAMSHIRE ECONOMY


3.1        This chapter of the review presents an overview of the Buckinghamshire economy
           examining sectoral employment, employment change, business & entrepreneurship and
           the labour market.


           Current employment


3.2        The current workplace-based employment (2004) in Buckinghamshire is approximately
           218,000, representing 6% of all employment in the South East region. Table 3.1 overleaf
           shows that some 24% of total employment in the County is located in Professional
           services (51,640), 19% is in Wholesale & retail (41,530) and 11% is in Manufacturing
           (23,740).


           Aylesbury Vale
3.3        Aylesbury Vale District provides workplace-based employment for just over than 71,000
           people, accounting for 33% of all employment in Buckinghamshire. In terms of volume,
           the largest employment sectors in Aylesbury Vale are Professional services, Wholesale
           & retail and Education. Over 50% of total employment in Financial intermediation in
           Buckinghamshire is located in Aylesbury Vale. Just under 50% of all employment in
           Public administration & defence in the County is also located in Aylesbury Vale, driven
           by the presence of Aylesbury District Council and Buckinghamshire County Council in
           Aylesbury town. Aylesbury Vale also has a particularly high volume of employment in
           Education (47% of the County’s education employment is located in the District).


           Chiltern
3.4        Just over 34,000 people are employed in the District of Chiltern (workplace-based),
           which accounts for 16% of all employment in Buckinghamshire.             The pattern of
           employment in Chiltern follows a similar pattern to the County with Professional services,
           Wholesale & retail and Manufacturing employing the largest volumes of people.
           However, with 25% of the County’s employment in Hotels and restaurants, Chiltern has
           greater representation within this sector.




Buckinghamshire Employment Land Review              12
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 3.1 :Employment in Buckinghamshire in 2004 (Workplace-based)

                                                  Aylesbury Vale                  Chiltern                 South Bucks                 Wycombe
                                                                                                                                                       Buckinghamshire
                                                         % of County            % of County                       % of County              % of County Total employment
                                              Employment             Employment             Employment                          Employment
                                                         employment             employment                        employment               employment
Agriculture, hunting and forestry                    690           46.3           240             15.9     220           14.7          350        23.1           1,500
Fishing                                                0            0.0               0            0.0       0            0.0            0         0.0               0
Mining and quarrying                                   0            0.7               70          52.9      50           35.5           20        10.9             140
Manufacturing                                      6,660           28.1         4,540             19.1    3,120          13.1        9,420        39.7          23,740
Utilities                                             20           19.7               10          14.5      20           27.6           30        38.2              80
Construction                                       2,820           32.3         1,120             12.8    1,480          17.0        3,300        37.9           8,720
Wholesale & retail                                12,190           29.4         5,760             13.9    5,670          13.7       17,910        43.1          41,530
Hotels and restaurants                             3,770           29.8         3,030             23.9    2,190          17.3        3,670        29.0          12,660
Transport and communication                        2,720           36.0           990             13.1    1,250          16.5        2,600        34.3           7,560
Financial intermediation                           3,740           51.3           580              7.9     410            5.6        2,570        35.2           7,300
Professional services                             12,700           24.6         6,580             12.7    8,290          16.1       24,070        46.6          51,640
Public administration and defence                  3,890           49.0           820             10.4     210            2.6        3,020        38.0           7,940
Education                                          9,770           46.7         3,470             16.6    1,800           8.6        5,900        28.2          20,940
Health and social work                             7,920           39.6         4,040             20.2    2,190          10.9        5,840        29.2          19,990
Other services                                     4,180           30.0         2,860             20.5    2,670          19.1        4,250        30.4          13,960
Total                                             71,070           32.8       34,110              15.7   29,570          13.7       82,950        38.3         217,700

Source: Annual Business Inquiry, 2004 (NB Figures are rounded to nearest ten units)




     Buckinghamshire Employment Land Review                                                  13
     DPDS Consulting Group & GWE Research
     C2890 - August 2006
           South Bucks
3.6        South Bucks is the smallest District of Buckinghamshire in terms of employment
           volumes, accounting for just 14% of all workplace-based employment in the County
           (29,500 people). The largest employment sectors are Professional services (8,300),
           Wholesale and retail (5,700) and Manufacturing (3,100). Overall, South Bucks follows a
           similar pattern of Chiltern and the County as a whole.


           Wycombe
3.7        Wycombe is the largest employment District in Buckinghamshire, providing employment
           for 82,950 people (38% of County workplace-based employment).                      The largest
           employment sectors in Wycombe are Professional services, Wholesale & retail and
           Manufacturing. The Professional services sector in Wycombe represents almost 50% of
           all employment in the sector across the County (47%). The Wholesale & retail sector is
           also significant, employing just fewer than 18,000 people (43% of all employment in this
           sector across the County).


           Trends in Employment
3.8        In the period 1998 to 2004 workplace-based employment in Buckinghamshire grew by
           4% while the South East regional employment grew by 6% and nationally employment
           grew by 7% (Table 3.2).                   The significant growth in Professional services in
           Buckinghamshire (almost 12,500 people) drove growth in the County, though this was
           supported by good growth in Education and Health and social work.                       However,
           Buckinghamshire did not grow as much as the South East over the period because of an
           11% fall in employment in Wholesale and retail. Manufacturing also saw a significant
           decline over this period, by almost one quarter of its jobs. However, this was only
           slightly greater than the regional decline for the sector (-22%).

           Aylesbury Vale
3.9        In Aylesbury Vale, employment grew three times the rate of the County and almost
           double the regional and national rates (12%). The main sector driving the high growth in
           the District was Professional services which grew by 5,500 people (78%). Education and
           Financial intermediation in Aylesbury Vale also grew considerably over the six-year
           period. Conversely, both Manufacturing and Wholesale & retail saw significant declines
           in      employment,           mirroring   the   pattern   seen   across   the   whole    County.


Buckinghamshire Employment Land Review                      14
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 3.2 :Change in Workplace-based Employment 1998-2004

                                              Aylesbury Vale          Chiltern         South Bucks             Wycombe          Buckinghamshire       South East              England

                                               Vol.         %       Vol.        %      Vol.      %           Vol.      %         Vol.     %          Vol.      %           Vol.         %

Agriculture, hunting and forestry                -240       -25.8     -30      -12.5    -110    -32.3         -100     -22.6     1,170     -24.3     -5,700   -12.3        -36,190      -16.6
                                                                                                    -
Fishing                                                0   -100.0          0     0.0     -10                   -10    -100.0       -20    -100.0       -970   -91.5         -4,320      -78.2
                                                                                                100.0
Mining and quarrying                                 -20    -96.0      60      329.4      40    444.4          -10     -42.3        60     76.9        -480   -11.1        -11,650      -27.7
Manufacturing                                 -1,270        -16.0    -380       -7.7    -350    -10.2        -5,750    -37.9    -7,750     -24.6    -99,060   -22.4       -825,740      -23.6
Utilities                                            -20    -53.1     -30      -73.2     -70    -76.9          -60     -68.8      -180     -70.4     -3,330   -18.5        -27,100      -25.3
Construction                                         160      5.9      40        3.6    -250    -14.3          440     15.2       380         4.6     5,650        3.9     82,410        9.0
Wholesale & retail                            -1,560        -11.4   -1,230     -17.6   -1,560   -21.6         -700       -3.7   -5,050     -10.8     30,100        4.5    258,700        6.8
Hotels and restaurants                           -790       -17.4   1,220       67.4    -320    -12.7         -230       -5.9     -120      -0.9     47,350    22.7       185,130       13.8
Transport and communication                          420    18.1       50        5.3    -340    -21.2           30       1.1      160         2.1    -1,860    -0.9       104,010        8.3
Financial intermediation                       1,380        58.2     -160      -21.2     -50    -11.4          -80       -3.2    1,090     17.5     -13,460    -9.5          -350        0.0
Professional services                          5,560        77.8    2,230       51.1   2,780     50.3        1,910       8.6    12,470     31.8     133,700    22.9       559,480       17.7
Public administration & defence                  -770       -16.4     160       24.3    -160    -44.0          670     28.6       -100      -1.2    -27,110   -14.8        72,970        6.5
Education                                      3,490        55.5     -200       -5.3     110      6.8         -260       -4.2    3,150     17.7      71,290    26.7       425,850       26.1
Health and social work                         1,010        14.6      620       17.9     910     70.9          640     12.4      3,180     18.9      57,800    17.0       423,710       19.9
Other services                                       230      5.9     640       28.6     210      8.7         -280       -6.1     810         6.1    24,900    15.9       170,920       17.5
Total                                          7,580        11.9    2,990        9.6     830      2.9        -3,790      -4.4    9,250        3.9   218,820        6.4   1,377,830       6.5

Source: Annual Business Inquiry, 1998-2004




            Buckinghamshire Employment Land Review                                                      15
            DPDS Consulting Group & GWE Research
            C2890 - August 2006
             Chiltern
3.10         Employment in Chiltern grew by 10% from 1998 to 2004, mainly attributable to growth of
             over 50% in Professional services. The Hotels and restaurants sector also grew by over
             1,200 jobs, however this gain was offset by a similar decline in terms of magnitude in
             Wholesale and retail in the District.        Across the rest of the County, Hotels and
             restaurants actually saw a decline in employment. Chiltern also experienced declines in
             Manufacturing (380), Education (200) and Financial intermediation (160), however, the
             impact of these were small overall.


             South Bucks
3.11         South Bucks experienced overall growth in employment of 3% from 1998 to 2004.
             Following the pattern across the County, there has been a notable increase in
             Professional services (50%) and Health & social work (71%).         The main sectors of
             decline in South Bucks are Wholesale & retail (1,560); Manufacturing (350); Transport &
             communications (340) and Hotels & restaurants (320). This pattern of decline is largely
             similar to that of the County, with the exception of Transport and communications, where
             small increases in employment were seen in the other Districts.


             Wycombe
3.12         The change in employment in Wycombe presented a very different picture to the rest of
             Buckinghamshire with a decline of 4% from 1998 to 2004.             The most significant
             employment growth during this period in Wycombe was in Professional services
             however, in volume terms, this growth was lower than that achieved in the other Districts.
             Trends of decline were apparent in Manufacturing, where 5,750 jobs in the District were
             lost, alongside Other services (230); Education (260); and, Hotels & restaurants (230).


             Business and entrepreneurship
3.13         Analysis of workplaces10 in Buckinghamshire shows that the County represents 7% of all
             workplaces in the South East. Over 39% of all workplaces in Buckinghamshire are
             located in Professional services, followed by 17% in Wholesale & retail. Wycombe and
             Aylesbury Vale are similar in terms of number of workplaces, representing 34% and 30%
             of all workplaces in the County respectively. Chiltern and South Bucks have smaller
             volumes of workplaces at 19% and 16% respectively.


10
     Place of work for an individual
Buckinghamshire Employment Land Review               16
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 3.3 :            Workplaces by Industry, 2004

                                             Aylesbury                           South                  Bucks
                       Industry                                Chiltern                       Wycombe
                                               Vale                              Bucks                  County

           Agriculture, hunting and
           forestry                                     30              20              10        30        90
           Fishing                                       0                0              0         0         0
           Mining and quarrying                          0                0             10         0        20
           Manufacturing                              640             330              200       750      1,930
           Utilities                                     0                0              0        10        10
           Construction                               880             440              390       870      2,590
           Wholesale & retail                       1,440             850              660      1,640     4,580
           Hotels and restaurants                     390             220              210       420      1,240
           Transport and
           communication                              310             150              150       290       900
           Financial intermediation                   110             100               80       150       440
           Professional services                    2,890           2,200             1,740     3,540    10,370
           Public administration &
           defence                                      70              20              20        90       200
           Education                                  200             110               80       180       570
           Health and social work                     340             170              140       310       960
           Other services                             880             600              580       880      2,930
           Total                                    8,180           5,210             4,270     9,160    26,830

           Source: Annual Business Inquiry, 2004
           Figures have been rounded to avoid disclosure and therefore may not sum.



3.14       Referring back to Table 3.1, we saw that the largest employment sectors across the
           County were Professional services; Wholesale & retail; Manufacturing and Education.
           However, the sectoral breakdown of workplaces shows Professional services; Wholesale
           & retail; Other services and Construction to be the largest sectors (in terms of volumes of
           businesses). This suggests that the workplaces in Other services and Construction are
           smaller businesses, employing fewer people.




Buckinghamshire Employment Land Review                         17
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Trends in Workplaces
3.15       Table 3.4 opposite shows from 1998 to 2004 workplaces in Buckinghamshire grew by
           9%, on par with the national growth but below the regional growth of 12%. This growth
           was most significant in Professional services in Buckinghamshire, which grew by just
           under a quarter.


3.16       The number of workplaces in Aylesbury Vale grew at a considerably higher rate than the
           other Districts (17% compared to 7% in Chiltern, 6% in South Bucks and 5% in
           Wycombe). It is interesting to note that while employment declined in Wycombe over
           this period, the number of workplaces actually increased (suggesting a decline in larger
           businesses, at least in employment terms, and growth of smaller ones).


           Size of Businesses
3.17       The current breakdown of businesses in Buckinghamshire and its Districts by sizeband
           gives some indication of the types of employment land which are generally required.
           Large businesses obviously require very different types of premises to micro businesses
           who can work from small workshops, small office units, incubator space and from home.

           Table 3.5 :            Size of businesses in Buckinghamshire

                       Area              Micro (1-10)     Small (11-49) Medium (50-199)   Large (200+)
           Aylesbury Vale                          88.1           9.2              2.4              0.4
           Chiltern                                90.9           7.2              1.6              0.3
           South Bucks                             89.6           8.2              1.9              0.3
           Wycombe                                 87.6           9.3              2.6              0.5
           Buckinghamshire
           County                                  88.7           8.7              2.2              0.4
           South East                              85.4          11.3              2.7              0.6
           England                                 83.7          12.5              3.0              0.7

           Source: Annual Business Inquiry, 2004




Buckinghamshire Employment Land Review                      18
DPDS Consulting Group & GWE Research
C2890 - August 2006
  Table 3.4 :Change in Workplaces 1998-2004

                                                 Aylesbury Vale       Chiltern           South Bucks             Wycombe            Buckinghamshire     South East           England

                                                 Vol.        %       Vol.        %       Vol.        %          Vol.         %       Vol.       %       Vol.        %      Vol.         %

Agriculture, hunting and forestry                       0      6.9          0    5.0            0    -16.7             0      0.0           0    1.1      -120      -8.3       -60      -1.0
Fishing                                                 0   -100.0          0        0          0    -50.0             0   -100.0           0   -80.0      -50     -13.7      -250     -12.6
Mining and quarrying                                    0    -66.7          0   -25.0           0        40.0     -10       -66.7      -10      -37.5     -120     -31.5      -840     -31.9
Manufacturing                                       10         1.3     -10       -3.2      -50       -20.0       -170       -18.7     -230      -10.5   -1,460      -5.6   -14,350      -8.7
Utilities                                               0    -25.0          0    0.0            0        33.3          0      0.0           0    0.0           0    -1.2      180      12.3
Construction                                       120       15.0      50       11.5       40            10.1      60         7.9      260      11.2     5,410     17.1     25,680     16.2
Wholesale & retail                                  40         2.9     -60       -6.2      -70           -9.8          0      0.2      -80       -1.8     -940      -1.3   -13,030      -2.9
Hotels and restaurants                              30         8.7     20        8.8       20            10.9      20         5.3       90       7.9     2,560     12.7     10,840      8.6
Transport and communication                         40       13.7      -20      -10.9      -40       -21.8         20         6.9      -10       -0.6     870       6.4      4,200      5.0
Financial intermediation                                0      0.0     -20      -14.7      10             8.6          0      2.1      -10       -1.8     530       7.8      1,810      4.3
Professional services                              860       42.3     390       21.7      250            16.9     490       16.0     1,990      23.8    27,500     29.2    133,480     29.6
Public administration and defence                       0      0.0     10       33.3            0        -6.3      40       84.0        50      30.5      140       4.7      1,430      6.6
Education                                           30       18.9      10       10.8       10            15.3      10         6.7       60      12.7     1,170     16.3      7,280     17.1
Health and social work                              40       14.3      30       18.4       40            43.8      60       26.3       180      22.4     1,380      9.1      5,360      6.0
Other services                                      50         6.1     -40       -6.7      30             4.7     -90        -9.6      -60       -2.0     940       2.9       300       0.2
Total                                            1,220       17.4     360        7.3      240             5.7     430         5.0    2,230       9.1    37,810     11.7    162,030      8.9

        Source: Annual Business Inquiry, 1998-2004




        Buckinghamshire Employment Land Review                                                      19
        DPDS Consulting Group & GWE Research
        C2890 - August 2006
3.18       Overall, the Buckinghamshire business stock has an above average volume of
           micros than when compared to the South East.                     The business stock across
           Buckinghamshire County as a whole comprises 89% micro businesses compared to
           85% across the South East region. There are higher proportions of small, medium
           and large businesses across the region than in Buckinghamshire. Larger businesses
           tend to bring substantial benefits to a local area including more training, R&D
           expenditure, innovation, export revenues and growth.               Chiltern and South Bucks
           have higher proportions of micro and small businesses than Aylesbury and
           Wycombe.


           Start-up entrepreneurship
3.19       Entrepreneurship can be defined as the willingness and ability to seize new business
           opportunities. Clearly, starting and running businesses successfully and the growth
           of existing businesses are the most important ways in which entrepreneurship is
           demonstrated at the local level. Table 3.6 gives an indication of Buckinghamshire’s
           performance on the former of these indicators.

           Table 3.6 : Average business start-up and closure rates per 10,000 of
           population in 2004

                                         Registrations (start-   Deregistrations     % change in stocks
                        Area
                                                ups)               (closures)           1994 to 2004
           Aylesbury                             54                   53                   24.8
           Chiltern                              61                   62                   15.7
           South Bucks                           73                   74                    8.4
           Wycombe                               56                   61                   12.1
           Bucks                                 59                   60                   15.8
           South East                            43                   43                   18.6
           UK                                    38                   37                   12.8

           Source: SBS VAT Statistics 2004




3.20       Overall, with a far higher rate of start-ups, Buckinghamshire shows a high degree of
           start-up entrepreneurship. However, high start-up rates often go hand in hand with
           high closure rates and it is no surprise to see that the County has an equally high
           level of closures. Buckinghamshire’s VAT stocks rose by around 16% over the ten
           years to 2004, slightly behind the South East regional growth of 19%.




Buckinghamshire Employment Land Review                     20
DPDS Consulting Group & GWE Research
C2890 - August 2006
3.21       As can be seen, South Bucks and Chiltern have significantly higher levels of
           business start-ups per 10,000 of the population than regionally or nationally, but also
           have equally high rates of deregistrations per 10,000 of the population.

3.22       On the issue of growth of existing businesses, the earlier analysis of employment and
           workplaces showed that Buckinghamshire’s employment growth has lagged the
           region somewhat but that its growth in workplaces has matched regional growth. In
           summary, Buckinghamshire has a higher degree of business ‘churn’ than the region
           but is just as successful in increasing the overall business stock.                    The County
           appears to be restructuring in favour of larger numbers of smaller firms, driven largely
           by growth of Professional services.


           Labour Market


3.23       Analysis of the labour market in Buckinghamshire and its districts is fundamental for
           the basis of projecting employment demand forwards.


           Occupational profile
3.24       Table 3.7 presents the occupational structure of the County and its districts broken
           down by major occupational class.

           Table 3.7 :            Occupational profile of Buckinghamshire residents

                                    Aylesbury              South                  Buckingham
              Occupation                        Chiltern               Wycombe               South East   UK
                                      Vale                 Bucks                     shire
           Managers and
                                         20.9       25.2     23.1          20.5         21.8       16.8   14.8
           senior officials
           Professional
                                         12.7       16.3     22.3          13.1         14.7       13.9   12.6
           occupations
           Associate prof &
                                         15.8       14.4     15.2          17.2         16.0       14.9   13.9
           tech occupations
           Administrative
           and secretarial                9.6       14.6     16.2          10.6         11.6       13.0   12.6
           occupations
           Skilled trades
                                         11.6        9.3         4.5        9.4          9.6       10.8   11.3
           occupations
           Personal service
                                          8.6        7.0           -        4.7          6.2        7.9    7.7
           occupations
           Sales and
           customer service               6.4        3.4         7.8        9.6          7.1        7.2    7.8
           occupations
           Process, plant
           and machine                    4.4        1.6           -        3.7          3.5        5.3    7.5
           operatives
           Elementary
                                          9.3        5.1         6.2        9.5          8.2        9.8   11.5
           occupations
           Other flexibility              2.7       `3.1         6.3        2.5          3.2        4.9    5.1

           Source: Annual Population Survey 2005


Buckinghamshire Employment Land Review                      21
DPDS Consulting Group & GWE Research
C2890 - August 2006
3.25       Buckinghamshire County as a whole has an occupational structure characterised by
           more people employed in higher end occupations. In fact, approximately 22% of
           people are employed as managers and senior officials in Buckinghamshire compared
           to 17% across the South East and 15% nationally. Drilling down into the individual
           districts shows that both Chiltern and South Bucks have an occupational structure
           concentrated in the higher-end occupations.         Buckinghamshire has a highly
           professional workforce in overall terms, more so than the South East.


3.26       In Aylesbury Vale, there are a smaller proportion of Managers and Professionals
           (21% and 13% respectively) compared to Chiltern and South Bucks.                   The
           occupational structure is more geared towards Skilled trades (11%) and Personal
           service occupations (9%) in Aylesbury Vale than the rest of Buckinghamshire,
           however these trends are on par with national rates in these occupations.

3.27       Wycombe’s occupational profile is similar to Aylesbury Vale overall.          While the
           structure is more geared to higher end occupations such as Professionals and
           Managers, this is to a lesser extent than seen in Chiltern and South Bucks.


           Economic activity
3.28       The proportion of the working age population which is either in work or seeking work
           is known as the activity rate. This is useful in giving an indication of the amount of
           ‘slack’ in the labour market because it indicates how many residents could potentially
           be drawn into work. Chart 3.1 shows the economic activity rates in Buckinghamshire,
           compared to the South East and UK rates.

3.29       The County of Buckinghamshire has an economic activity rate of 84.1% of the
           working age population. This is significantly higher than the regional (82.1%) and
           national rates (78.1%). Within Buckinghamshire, the economic activity rate is highest
           in Aylesbury Vale (85.3%) and lowest in Chiltern (81.8%). The findings suggest there
           to be little by way of ‘slack’ in the Buckinghamshire labour market. Raising economic
           activity will be a considerable challenge.




Buckinghamshire Employment Land Review             22
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Chart 3.1 :            Economic activity rates in Buckinghamshire (working age)


                                  UK                                   78.1



                         South East                                                          82.1



               Buckinghamshire                                                                               84.1



                         Wycombe                                                                            83.9



                     South Bucks                                                                              84.4



                            Chiltern                                                       81.8



                  Aylesbury Vale                                                                                     85.3


                                     74.0        76.0           78.0          80.0        82.0         84.0           86.0



           Source: Annual Population Survey, 2005, NOMIS


           Chart 3.2 : Economic activity by gender and age

               120.0



               100.0


                                    29.2                 26.6                   28.8                 26.0
                 80.0
                                                                                                                        50+
                                                                                                                        35-49
                 60.0                                                                                                   25-34
                                                         38.0                                        37.0
                                                                                36.6                                    20-24
                                    41.3
                                                                                                                        16-19
                 40.0


                                                         20.9                   20.6                 21.4
                 20.0               17.3

                                                          8.4                   8.3                   9.0
                                     7.5
                                     4.7                  6.1                   5.7                   6.5
                   0.0
                                   Males                Females                Males                Females

                                         Buckinghamshire                               South East



           Source: Annual Population Survey, 2005, NOMIS



Buckinghamshire Employment Land Review                            23
DPDS Consulting Group & GWE Research
C2890 - August 2006
3.30       Chart 3.2 compares the proportions of males and females who are economically
           active by age in Buckinghamshire County and the South East. It is clear that there
           are fewer 16-34 year old economically active males (29.5% of all economically active
           males) in Buckinghamshire than the South East region as a whole (34.6%). The
           proportion of economically active males in Buckinghamshire aged 35+ is therefore
           significantly higher than across the region.


3.31       The economic activity amongst females in Buckinghamshire shows a broadly similar
           pattern to the level of economic activity amongst females in the South East.


           Economic inactivity
3.32       On the other side of the coin to economic activity is economic inactivity.       Some
           economically active residents may be unable to work due to health reasons, but
           some, such as full-time students and those with care responsibilities, may participate
           in the labour market in the future and/or when their circumstances change or the
           opportunity cost of not working becomes too great.


           Table 3.8 : Reasons for economic inactivity amongst the working age
           population in Buckinghamshire (%)

                                                             Looking after Permanently
                     Area                Retired   Student                                 Other
                                                             home/family sick/disabled
           Aylesbury Vale                41.9       13.0        24.6          10.4         10.0
           Chiltern                      47.4       11.7        25.1           7.8          7.9
           South Bucks                   48.9       10.7        25.6           7.0          7.9
           Wycombe                       42.6       14.8        25.5           8.4          8.6
           Buckinghamshire               44.2       13.0        25.2           8.7          8.8
           South East                    44.7       13.9        21.8          11.5          8.0
           England                       40.9       14.1        19.7          16.0          9.4

           Source: Census 2001, NOMIS


3.33       Approximately a quarter of all economically inactive in Buckinghamshire are looking
           after family or home (25%) which is higher than the South East (22%) and England
           (20%).           There are a higher proportion of retired economically inactive in
           Buckinghamshire (44%), especially Chiltern (47%) and South Bucks (48%), than
           nationally (41%). The findings suggest that the facilitation of flexible working and the
           encouragement of the early retired back into the workforces are the main ways
           Buckinghamshire can lower inactivity and raise activity.



Buckinghamshire Employment Land Review               24
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Qualifications
3.34       Buckinghamshire has a highly qualified workforce overall; the proportion of people
           with no qualifications in Buckinghamshire is lower than across the South East or
           nationally. It is interesting to note that the qualification profile of the labour force in
           Chiltern shows 18% have no qualifications compared to 24% in the South East and
           29% in England.

3.35       At the upper end of the scale, a higher proportion of people in Buckinghamshire are
           qualified to NVQ Level 4 and 5 than the comparator areas.


        Table 3.9 : Qualifications in Buckinghamshire (%)

                                                                                                   Other
                                               No
                   Area                                 Level 1   Level 2   Level 3 Level 4/5 qualifications/
                                         qualifications
                                                                                              level unknown
        Aylesbury Vale                           22.3     18.0      22.2       8.4      22.8       6.4
        Chiltern                                 18.0     13.3      21.8       9.9      31.3       5.7
        South Bucks                              20.5     14.3      21.5       8.9      28.6       6.3
        Wycombe                                  22.2     15.8      21.2       9.7      25.1       5.9
        Buckinghamshire                          21.2     15.9      21.7       9.2      25.9       6.1
        South East                               23.9     17.1      21.2       9.2      21.7       6.8
        England                                  28.9     16.6      19.4       8.3      19.9       6.9
           Source: Census 2001, NOMIS


           Labour costs
3.36       The average gross weekly wage is a relatively useful indicator of the cost of labour.
           Overall, Buckinghamshire has a well-paid workforce as would be expected with a
           professionally based economy.

           Table 3.10 :           Gross weekly earnings

                                                 Residents based            Workplace based
                                             Average gross             Average gross
                                             weekly earnings % change weekly earnings % change
                                                  2005       from 2002     2005        from 2002
           Aylesbury Vale                        597.8             3.7          518.6            7.5
           Chiltern                              764.6             0.8          527.3            0.1
           South Bucks                           724.0            -6.7          676.2            19.7
           Wycombe                               639.7             1.6          562.8             0.4
           Buckinghamshire                       652.6             0.1          556.1            4.6
           South East                            577.0             7.0          539.0            6.2
           UK                                    517.0             9.5          517.0             9.5
           Source: Annual Survey of Hours and Earnings, NOMIS


3.37       The residents based gross weekly earnings in Buckinghamshire are significantly
           higher than regionally or nationally. However, since 2002, the average gross weekly
Buckinghamshire Employment Land Review                       25
DPDS Consulting Group & GWE Research
C2890 - August 2006
           earnings in Buckinghamshire remained more or less static (0.1% growth) compared
           to 7% growth across the South East and 10% growth nationally.


3.38       The workplace based average gross weekly earnings in Buckinghamshire are lower
           than the residents based earnings, reflecting the commuting patterns of
           Buckinghamshire’s residents to higher paid jobs in London. In Aylesbury Vale and
           Chiltern, the workplace earnings are lower than the regional average. Between 2002
           and 2005, average gross weekly earnings remained more or less static in Chiltern
           and Wycombe but grew significantly in Aylesbury Vale (8%) and South Bucks (20%).

           Labour Supply
3.39       The basic resource of labour supply is the resident population, which supports and is
           supported by the local economy. The expected growth in the working age population
           (aged 16-74) will have the greatest impact on meeting the projected employment
           demand.

3.40       The working age population in Chiltern, South Bucks and Wycombe is not expected
           to grow significantly in the period to 2026 (based upon estimated dwellings growth).
           The working age population of Aylesbury Vale is expected to grow by 12% from 2001
           to 2016 and 7% from 2016 to 2026. This is shown in Table 3.11. The working age
           population of Buckinghamshire as a whole is expected to undergo a marginal decline
           to 2016 (-0.7%) and a marginal increase to 2026 from 2016 of 2.1%.

           Table 3.11 :           Buckinghamshire Working Age Population Projections

                                                                 % growth              % growth
                                                 2016                        2026
                                                                 from 2001             from 2016
             Aylesbury Vale                      134,600         12.1        144,200   7.1
             Chiltern                             63,200         -1.4         62,200   -1.6
             South Bucks                          45,400          1.6         44,600   -1.8
             Wycombe                             101,300         -4.4        101,400   0.1
             Buckinghamshire
                                                 359,400         -0.7        367,100   2.1
             County
           Source: Buckinghamshire County Population Projections, 2006


           Labour market equilibrium
3.41       The following analysis considers how well labour supply and labour demand fit
           together in Buckinghamshire.              Unemployment is a key labour market equilibrium
           indicator. There can be many causes of unemployment, whether it is frictional (short
           term unemployment as people move between jobs) or structural unemployment (the
           structure of the economy changes) or demand deficient unemployment (lack of
           demand to employ all those who want to work).
Buckinghamshire Employment Land Review                      26
DPDS Consulting Group & GWE Research
C2890 - August 2006
3.42       Since unemployment represents a failure of the labour market, which imposes
           economic and social costs, it is worthwhile for some form of Government intervention.
           Much of the social inclusion agenda centres on the issue of getting unemployed and
           under-employed sections of the community into productive work. At the national
           level, programmes such as the New Deal aim to bring the unemployed back into
           employment. However, at just 3.3%, it is clear that the extent of unemployment in
           Buckinghamshire is considerably lower than the UK (at 4.8%) and somewhat below
           the South East (at 3.7%).

           Table 3.12 : Unemployment rate amongst working age population (%)

                                                              Unemployment Rate
                                                  Total                   Male               Female
             Aylesbury Vale                         2.7                   3.8                  1.5
             Chiltern                               4.4                   5.3                  3.2
             South Bucks                            3.1                   4.3                    -
             Wycombe                                3.5                   3.8                  3.1
             Buckinghamshire                        3.3                   4.1                  2.4
             South East                             3.7                   3.9                  3.5
             UK                                     4.8                   5.1                  4.4
           NB (-) Estimate and confidence interval not available since the group sample size is zero or disclosive (0-2)
           Source: Annual Population Survey, 2005


3.43       Within Buckinghamshire, Aylesbury Vale has the lowest unemployment rate as a
           proportion of working age population (2.7%) but Chiltern has the highest rate (4.4%).
           Chiltern has a greater proportion of the working age population who are unemployed
           than the South East average, however this is lower than the national average.


3.44       It is interesting to note that in Wycombe, similar proportions of males and females are
           unemployed, however in Aylesbury Vale and Chiltern significantly more men are
           unemployed than women. In fact, only 1.5% of working age females in Aylesbury
           Vale are unemployed. South Bucks has a higher proportion of male unemployment
           than the regional or national average.                       The figures are unavailable for female
           unemployment in South Bucks.

3.45       Table 3.13 overleaf shows that, over the period April 2004 to April 2006, the number
           of Jobcentre Plus vacancies in Buckinghamshire County grew by 42%. This was
           driven by the significant growth in vacancies in Aylesbury Vale (94%) and South
           Bucks (146%), whereas vacancies actually fell in Chiltern over this period by 31%.



Buckinghamshire Employment Land Review                          27
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Table 3.13 : Job vacancies in Buckinghamshire

                                         Number of
                                          notified                              Ratio of claimants to
                                         vacancies         % change                  vacancies
                                          Apr-06         Apr 04 - Apr 06         Apr-04      Apr-06
           Aylesbury Vale                          724                   93.6         2.9        1.5
           Chiltern                                147                  -31.3         2.8        4.3
           South Bucks                             366                  145.6         2.6        1.0
           Wycombe                                 537                    5.3         3.6        2.9
           Buckinghamshire                      1,774                    42.3         3.1        2.1
           South East                          31,708                     7.3         2.5        2.7
           UK                                277,748                     14.3         3.0        2.9
           Source: Jobcentre Plus Vacancies and Claimant Count, NOMIS


3.46       A further indicator of the degree of competition for labour is the ratio of people looking
           for work to number of jobs available. Jobcentre Plus statistics are useful in this
           respect, although due to changes in sampling, data is only available back to 2004. In
           addition, the Jobcentre Plus vacancies count is estimated to cover just one third of all
           vacancies.            Nevertheless, the evidence suggests that the labour market has
           tightened considerably more in Aylesbury Vale, South Bucks and Wycombe than in
           Chiltern between 2004 and 2006 as there are now fewer claimants chasing the jobs
           available.




Buckinghamshire Employment Land Review                    28
DPDS Consulting Group & GWE Research
C2890 - August 2006
4.0        AYLESBURY VALE GROWTH AREA

4.1        Aylesbury Vale is part of the wider Milton Keynes South Midlands Growth Area, as
           identified by the Government’s Sustainable Communities Plan.                                  The district’s
           population is expected to increase significantly through its growth commitment of
           16,400 homes to be built in the period to 2016. As a result of this growth in dwellings
           and other measures, it is expected that the demand for employment land and
           property in the district will also grow.


4.2         A full Employment Land Review was undertaken by GWE Research and DPDS
           Consulting in Aylesbury Vale in 2004 (revised in August 2005). Due to the extensive
           research and analysis undertaken in this study, new forecasts will not be undertaken
           for Aylesbury Vale District in this review. The main conclusions from the original work
           are summarised below.

           Employment forecasts

4.3        The expected growth across the South East region11 as a whole was used to provide
           a basis for forecasting employment growth in Aylesbury Vale.                              Higher levels of
           employment growth were expected in sectors linked to population growth:
           Construction;           Sale,   repair   of   motor      vehicles;      Retail     trade;     Transport       &
           communications; Other services and Health and education.                            In 2001, there were
           approximately 64,500 households in the district, which is expected to increase by
           16,400 to 2016 (24%).              As a result, it is anticipated that the sectors linked to
           population growth will grow by 24% over and above the regional growth rate for these
           sectors.


4.4        Aylesbury Vale is expected to continue its role as a service-based economy with over
           75% of employment located in service sectors. Professional services, Construction
           and Retail are expected to be the largest employment sectors with some decline in
           Manufacturing.

4.5        Some of the activities in Professional services, especially R&D and Computer
           industry activities, are regarded as high value added knowledge-based businesses.
           The larger firms in these types of activities tend to be located on large office parks.
           The high level of growth anticipated may require restructuring of employment sites to
           cater for these types of firms. Aston Clinton Road is an example of land with a


11
  Established from the Institute for Employment Research (IER) projections for employment growth across the South East
region.
Buckinghamshire Employment Land Review                       29
DPDS Consulting Group & GWE Research
C2890 - August 2006
           purpose for use in such activities. Aylesbury town already has the foundations of the
           local Computer industry with a number of ICT firms already located there. Firms
           operating in the other activities encompassed under Professional services require
           office accommodation with many firms being small in size.


4.6        Table 4.1 shows the forecast total employment (including self-employment) levels in
           2016 and 2026, broken down by sector.

           Table 4.1 :            Forecast Total Employment in Aylesbury Vale in 2016 and 2026

                                                             Total               Total           Total
                                                          Employment          Employment      Employment
                                                            in 2002           Level in 2016   Level in 2026

             Agriculture                                                960          1,000           1,000
             Mining etc                                                  30             20              10
             Utilities                                                   10             10              10
             Food & drink manuf.                                        770            700             620
             Textiles & clothing manuf.                                 150             60              40
             Chemicals                                                1,280          1,400           1,420
             Metals & mineral products                                  890            530             390
             Engineering                                              2,210          1,680           1,350
             Other manufacturing                                      1,940          2,030           2,060
             Construction                                             4,020          7,670          11,940
             Sale, repair of motor vehicles                           2,460          3,040           3,450
             Wholesale trade                                          4,080          4,330           4,490
             Retail trade                                             7,710          9,550          10,840
             Hotels & restaurants                                     4,530          4,710           4,820
             Transport & communication                                3,720          4,920           6,270
             Banking & business services                              7,490          8,760           9,840
             Professional services                                    4,890         12,130          21,110
             Other services                                           7,070         10,290          12,190
             Health & education services                             14,190         17,740          20,990
             Public admin & defence                                   3,680          3,000           2,600
             Total                                                   72,080         93,570         115,440
           Source: GWE Research (data rounded to nearest 10 units)


4.7        The employment growth is very much concentrated in the service industries, which
           have grown as the more traditional manufacturing industries have seen a decline in
           activity. The model predicts the highest net growth to be in Professional services
           including activities auxiliary to financial intermediation; ICT support activities; R&D
           activities; and activities such as accounting, law, architects and advertising. Other
           sectors with very high employment growth are Banking and business services, Retail
           trade, Other services and Construction.




Buckinghamshire Employment Land Review                      30
DPDS Consulting Group & GWE Research
C2890 - August 2006
4.8        Overall, the Manufacturing sectors are forecast to decline with the exception of
           Chemicals and Other manufacturing.                    Employment in Public administration and
           defence is also expected to fall in Aylesbury Vale over the period to 2026. The
           overall forecasts for employment and self-employment in Aylesbury Vale are
           summarised in Table 4.2.

           Table 4.2 :            Summary of total employment in Aylesbury Vale in 2016 and 2026

                                               2002                  2016         2026
              Employment                          63,410               82,050      101,590
             Self-employment                        8,650              11,480       13,850
             Total                                72,080               93,570      115,440
           Source: GWE Research (data rounded to nearest 10 units)


           Creating a picture of future land requirements

4.9        The ‘mechanics’ of translating employment forecasts into employment land
           requirements is based on a series of assumptions regarding the location of
           employment (‘on-site’ or ‘off-site’), on-site employment densities and property
           vacancy rates. The accuracy with which employment forecasts can be translated into
           employment land requirements therefore depends upon the accuracy of these
           assumptions.

           Employment forecasts for employment land
4.10       Only certain sectors of the economy are located on employment land, and, within
           each sector, only a certain proportion of employment will actually be based on
           employment land. For example, Professional service companies are an employment
           land sector, though only a proportion of the sector is actually located on employment
           land. Account must also be taken of certain sectors, Construction and Transport and
           communications, whose workforce is not located on the employment land site on a
           day-to-day basis.

4.11       Assumptions regarding employment land sectors and the proportions of ‘on-site’ and
           ‘off-site’ employment were extracted from the Aylesbury Vale Employment Site Audit
           which was completed in early 2004 (mapped by 2 digit SIC code).

4.12       Assumptions regarding on-site employment are shown in Table 4.3. The first column
           shows the employment land sector title and the second column shows which type of
           employment land use each sector is based upon. The third column shows the total
           employment within the whole of the sector whether located on employment land or off
           employment land. The forth column shows the proportion of employment which has
           been estimated to be based on employment land, which also takes into account the
Buckinghamshire Employment Land Review                      31
DPDS Consulting Group & GWE Research
C2890 - August 2006
           issue of workers not based at the head office site on a day-to-day basis. The final
           column shows the estimated employment on employment sites in Aylesbury vale in
           2002. From Table 4.2, total employment in Aylesbury Vale in 2002 was approximately
           72,000. Table 4.3 shows that there are 51,770 workers within these sectors, of which
           some 27,900 are based on employment land on a day-to-day basis.

           Table 4.3 :            Sectors located on employment land
                                                                                      Proportion of
                                                                                                               Employment
                                                               Total                     sector
                Employment                                                                                      located on
                                        Land Use            employment12             employment on
                land sector                                                                                    employment
                                                               2002                   employment
                                                                                                               sites in 2002
                                                                                          land
             Food and drink                                        770                     100%                      770
                                             B2
             manufacturing
             Textiles and                                          150                     100%                      150
             clothing                        B2
             manufacturing
             Chemicals                       B2                   1,280                    100%                     1,280
             Metals and                                            890                     100%                      890
                                             B2
             mineral products
             Engineering                     B2                   2,210                    100%                     2,210
             Other                                                1,940                     86%                     1,670
                                             B2
             manufacturing
             Construction                    B2                   4,020                    40%13                    1,610
             Sale, repair etc                                     2,460                     75%                     1,850
             of motor                        B8
             vehicles14
             Wholesale trade                 B8                   4,080                    100%                     4,080
             Transport &                                          3,720                     76%                     2,830
                                             B8
             communication15
             Banking and                                          7,490                     54%                     4,040
             business                        B1
             services
             Professional                                         4,890                     64%                     3,130
                                             B1
             services
             Health and                                          14,190                    13%16                    1,840
                                             B1
             education
             Public admin                                         3,680                    42%17                    1,550
                                             B1
             and defence
             Total                            -                  51,770                     54%                    27,900
           Source: Aylesbury Vale Employment Site Audit




12
   Includes self-employment
13
   Analysis of the sector in the South East was undertaken to examine the proportions of employment across 25 SOC (Standard
Occupational Classification 2000) occupations. This showed that 40% of employment in the Construction sector in the South
East is non-manual and therefore likely to work directly from an office or fixed workplace. Around 60% of employment in the
sector in the South East is manual and therefore based daily on building sites.
14
   In general it is recognised that Sale and repair of motor vehicles is part of the Sui Generis use class. For the purpose of the
Aylesbury Vale work, the Sale and repair of motor vehicles was included because the sites are believed to be more akin to
employment land. There is a trend for growth in out of town motor retail parks which encompass car dealerships, workshops
etc. Such sites do tend to be large in size with forecourt storage space for the vehicles as well as sales offices, showrooms and
workshops. Such growth is also anticipated for the Aylesbury area.
15
   A similar analysis to Construction was undertaken for Transport and communications.
16
   Town centre offices only
17
   Ibid
Buckinghamshire Employment Land Review                           32
DPDS Consulting Group & GWE Research
C2890 - August 2006
4.13       The expected net change in total employment (i.e. including self-employment) located
           ‘on-site’ between 2002 and 2026 is shown in Table 4.4.

           Table 4.4 :            Employment land employment forecasts 2002-16 and 2016-26

                                                                              ‘On-site’ Net   ‘On-site’ Net
             Sector                                         Land Use            Change          Change
                                                                                2002-16         2016-26
             Food & drink manufacturing                             B2            -75             -74
             Textiles & clothing manufacturing                      B2            -94             -20
             Chemicals                                              B2            119              24
             Metals & mineral products                              B2           -363            -141
             Engineering                                            B2           -528            -326
             Other manufacturing                                    B2             76              33
             Construction                                           B2           1,458           1,709
             Sale, repair of motor vehicles                         B8            440             307
             Wholesale trade                                        B8            245             160
             Transport & communication                              B8            921            1,027
             Banking & business services                            B1            680             579
             Professional services                                  B1           4,618           5,736
             Health & education services                            B1            462             423
             Public admin & defence                                 B1           -283            -168
             Total                                              -             7,676           9,269
           Source: GWE Research



           Floorspace Requirement in Aylesbury Vale 2002-26


           Existing floorspace
4.14       The total amount of existing floorspace in Aylesbury Vale is as follows:


           Table 4.5 :            Existing Floorspace (Office, Industrial & Warehousing)

                                                  B1                  B2           B8         Total

             Total Existing
                                                292,903             495,627       36,483      825,013
             Floorspace (sq. m)

           Source: Aylesbury Vale Employment Site Audit, March 2004


           Employment density and site density
4.15       Employment density ratios determine the average floorspace required per employees
           in an occupied building (in sq. m or sq. ft.). Assumptions regarding employment
           densities vary, as shown in Table 4.6 overleaf. This compares actual employment
           densities for Aylesbury Vale District (extracted from the Site Audit) and ratios for

Buckinghamshire Employment Land Review                     33
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Buckinghamshire County as a whole (extracted from Somerset’s Land and Property
           Market by Prism Research Ltd). For the purpose of the Aylesbury Vale study, the
           Buckinghamshire County figures were used because the actual densities for
           Aylesbury were considered to show a high level of inefficiency amongst the existing
           stock of employment land.

           Table 4.6 :            Employment densities

                                                  Prism Research
                                                                                Aylesbury Vale Actual
                                                  (Bucks County)

                                          B1          B2          B8         B1          B2       B8

             Floorspace per
                                             28          35          75         51          58     176
             worker (m2)

           Source: Somerset Commercial Land and Property Market Study, Prism Research Ltd, 2002


4.16       Employment densities do not take account of the access to the site, car parking and
           landscaping on the employment site and so a calculation can be undertaken to
           convert the employment densities into site densities.                       For B1 land uses, this
           calculation is based upon an assumption that 25% of the site area comprises the
           footprint of the building (28*1.25=35 m2).                For B2 and B8 land uses, a density
           conversion rate of four is applied (B2: 35*4=140 m2 and B8: 75*4=300 m2). These
           calculations also take into account an estimate for the number of floors in a building.
           For example industrial and warehousing sites are assumed to have a buildings which
           comprise one storey.           An office block, however, will have several floors and an
           average figure of 3.5 in office buildings was regarded as the best figure with respect
           to future developments (following consultation with Aylesbury Vale District Council).


4.17       The more intensive the form of development is (i.e. the greater number of storeys),
           the smaller the area of total site land required (N.B the 25% ratio of building footprint
           to site area will remain broadly constant). If the site density is decreased (i.e. number
           of floors in a building), it will be necessary to allocate more land to meet the expected
           demand from the employment forecasts.


           Taking account of sectors in decline
4.18       It is expected that land released by the sectors in decline will be reabsorbed at a
           growth worker density. For example, it is expected that declining manufacturing
           sectors will be replaced by industrial and warehousing. The next section shows how
           the issue of sectors in decline has been accounted for within the analysis.

Buckinghamshire Employment Land Review                     34
DPDS Consulting Group & GWE Research
C2890 - August 2006
4.19       Firstly, we examine the sectors expected to grow and determine how much of the
           total employment growth is attributable to each sector.           B2 and B8 employment
           sectors are aggregated due to similarities in employment land (Table 4.7 below)
           whereas B1 employment sectors are kept separate (Table 4.11). This separation
           was made as it was assumed that any B2 or B8 land coming onto the market is most
           likely to accommodate B2/B8 sectors rather than B1 sectors and vice versa.

           Table 4.7 :            Sectoral share of B2 & B8 employment growth

                                     Sector                % of total growth B2 & B8
            Chemicals                                                3.66
            Other manufacturing                                      2.35
            Construction                                            44.77
            Transport and communications.                           28.20
            Sale, repair motor vehicles                             13.50
            Wholesale trade                                          7.53
            TOTAL                                                   100.00
           Source: GWE Research


4.20       The amount of floorspace released back onto the market from B2/B8 sectors in
           decline is then estimated using the Aylesbury Vale Actual employment densities in
           Table 4.5 (58 sq m per person for the manufacturing-based sectors listed in Table 4.8
           below). The existing employment densities are used due to the inefficiency of the
           existing stock of land in Aylesbury Vale.

           Table 4.8 :            Land released from declining B2 and B8 sectors 2002-16

                                Sector             Forecast change in 'on-        Floorspace
                                                      site' employment         requirement (m2)
             Food and drink manufacturing                    -75                    -4,350
             Textiles                                        -94                    -5,452
             Metals                                         -363                   -21,054
             Engineering                                    -528                   -30,624
             TOTAL                                         -1,060                  -61,480
           Source: GWE Research


4.21       Using Food and drink manufacturing as an example, we can see that 4,350 m2 will be
           released back onto the market. This will in turn be absorbed by the growth sectors
           before any new employment land is developed. The 4,350 m2 will be shared out
           amongst the growth sectors according to the proportions in Table 4.7 above:




Buckinghamshire Employment Land Review                35
DPDS Consulting Group & GWE Research
C2890 - August 2006
            Table 4.9 :           Re-absorbed land from Food and drink manufacturing 2002-16

                             Growth sector             Proportion of land released by Food
                                                          and drink re-absorbed (sq m)
             Chemicals                                        159 (3.66% of 4,350)
             Other manufacturing                                       102
             Construction                                             1,948
             Transport and communications                             1,227
             Sale, repair motor vehicles                               587
             Wholesale trade                                           327
            Source: GWE Research

4.22        The analysis in Table 4.9 is repeated for each of the sectors in decline and summed
            to give the total volume of land absorbed by each growth sector.                    The
            Buckinghamshire County employment densities from Table 4.5 are used to estimate
            the proportion of jobs which can be located on this absorbed land.                  The
            Buckinghamshire employment densities are used as it is assumed that the land is
            absorbed at a more efficient rate than it was previously used.

            Table 4.10 :          Number of jobs from growth sectors located on absorbed land

                            Growth sector             Total volume of land
                                                                             Equivalent no of jobs
                                                        absorbed (sq m)
             Chemicals                                       2,247                     64
             Other manufacturing                             1,445                     41
             Construction                                   27,525                    550
             Transport and communications                   17,337                    347
             Sale, repair motor vehicles                     8,299                    111
             Wholesale trade                                 4627                      62
             TOTAL                                          61,480                   1,175
            Source: GWE Research

4.23        Finally, the original growth forecast for each of the sectors in Table 4.10 is revisited.
            For example with Chemicals, 119 on-site jobs were forecast (Table 4.4) but Table
            4.10 shows that 64 of these will be allocated on land coming back onto the market
            from sectors in decline. As a result, the remaining 55 jobs in Chemicals will require
            1,925 m2 of floorspace (55*3518) or 0.77ha of land (55*14019/10,000).


4.24        This analysis is then repeated for the sectors located on B1 employment land. Public
            admin and defence is the only B1 sector forecast to decline. The share of total
            growth of B1 sectors is shown in Table 4.11 overleaf:



18
     From Table 4.6
19
     From paragraph 4.16
Buckinghamshire Employment Land Review                36
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Table 4.11 :           Sectoral share of B1 employment growth

                                         Sector                         % of total growth B1
            Banking and business services                                        11.87
            Professional services                                                80.14
            Health and education                                                 7.99
            TOTAL                                                               100.00
           Source: GWE Research

4.25       Table 4.12 shows the proportion of land released by Public admin and defence which
           is absorbed by the B1 growth sectors and the equivalent number of jobs which can
           be located on the land (using the employment density of 28 m2 per person).

           Table 4.12 : Reabsorbed land and equivalent number of jobs (B1)

                                                           Proportion of land released
                            Growth sector                                                  Equivalent no of
                                                           by Public admin & defence
                                                                                                jobs
                                                               re-absorbed (sq m)
            Banking and business services                               1,714                       61
            Professional services                                      11,570                      413
            Health and education                                        1,153                       41
            TOTAL                                                      14,437                      515
           Source: GWE Research

           Total floorspace and site requirement
4.26       Table 4.13 shows the total amount of floorspace and site area which are required by
           the economy in Aylesbury Vale between 2002 and 2026, taking account of land
           reabsorbed from the sectors in decline and the issue of site density conversion.

           Table 4.13 :           Total land requirement 2002-2026

                                                          Floorspace         Site         Floorspace         Site
                                                  Land
                   Sector                                requirement     requirement     requirement     requirement
                                                  Use
                                                            2002-16        2002-16          2016-26        2016-26
    Chemicals                                 B2               1,918              0.77             600         0.24
    Other manufacturing                       B2               1,234              0.49             826         0.33
    Construction                              B2              45,355             23.22          68,393        35.02
    Transport and comms.                      B2              28,567             17.14          41,100        24.66
    Sale, repair motor
    vehicles                                  B8              24,663              9.87          19,961          7.98
    Wholesale trade                           B8              13,748              5.50          10,403          4.16
    Banking and business
    services                                  B1              17,489              2.19          15,476         1.93
    Professional services                     B1             118,081             14.76         153,314        19.16
    Health and education                      B1              11,769              1.47          11,306         1.41
    TOTAL                                     -              262,824             75.40         321,378        94.90
           Source: GWE Research



Buckinghamshire Employment Land Review                       37
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Reconciling Supply and Demand
4.27       In order to determine the actual additional land requirement for the District, the
           employment land demand must be reconciled with supply, taking account of new
           allocations and retired land20. The Employment Site Audit was used as the basis for
           the employment land supply data in this study, but some sites which appeared in the
           Audit were no longer in employment use when the forecasts were undertaken. As
           the floorspace from these sites was included in the base supply figure, they will need
           to be ‘replaced’ in the allocation, which amounted to 6.9 hectares of land.


4.28       Several new allocations of employment land also exist in the District which will be
           developed in the future. These sites will go towards meeting the overall demand for
           employment land and therefore reduce the overall additional land requirement
           between 2002 and 2016.

           Table 4.14 :           New allocations of employment land

                                       Name of Site                               Total Site Area (ha)
             Aston Clinton Road MDA, Aylesbury                                             27.4
             Berryfields MDA, Aylesbury                                                    10.0
             Buckingham Road, Winslow                                                       5.0
             Haddenham Business Park                                                        6.0
             Newton Longville Brickworks                                                    6.7
             Stocklake East                                                                 0.8
             Stocklake West                                                                 2.0
             Telford Close                                                                  0.7
             Land adjacent to Tesco, Buckingham                                             0.9

             Total                                                                        59.50


4.29       The new allocations and retired land are accounted for in the first period of the
           analysis (2002-2016). The following table shows the total additional land requirement
           in Aylesbury Vale from 2002-16 and 2016-26. At this stage the vacancies in the
           future stock of employment land are also accounted for.                             The vacancy rate of
           premises was assumed to be 10% from 2002 to 2026.




20
  Employment land in Aylesbury Vale which was in employment use at the time of the site audit, but is no longer in employment
use.
Buckinghamshire Employment Land Review                   38
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Table 4.15 :           Total Additional Land Requirement 2002-26

           Additional Land                      Excluding      Vacancies at     Including
           Requirement                        Vacancies (ha)      10%         Vacancies (ha)

           2002-16                                22.84           2.28           25.13
           2016-26                                94.90           9.49           104.40
           Total (2002-26)                       117.74          11.77           129.53

4.30       The total additional requirement from 2002-26 is therefore 129.53 hectares. This is
           equivalent to a 27.1% increase in employment land (based on the total existing land
           from the Employment Site Audit).


4.31       Two important employment sites were excluded from the Aylesbury Vale Employment
           Site Audit: Silverstone (8.1 hectares) and Pitstone (19.1 hectares).           However, if
           Silverstone and Pitstone were included in the base, as discussed earlier, the total
           requirement would represent a 25.6% increase in employment land.




Buckinghamshire Employment Land Review                39
DPDS Consulting Group & GWE Research
C2890 - August 2006
5.0        UNCONSTRAINED/UNBOOSTED PROJECTIONS OF EMPLOYMENT CHANGE


5.1        In this chapter we develop the employment projections for the remaining districts in
           Buckinghamshire:            Chiltern,    South    Bucks      and     Wycombe.            Two      projection
           methodologies are used – a set of projections based on the actual growth of each
           (this is the 1st district between 1991 and 2001 and a set of projections based upon
           how the Institute of Employment Research (IER)21 expects the sectors of the entire
           South East region to perform from 2001 to 2010. The average of these two sets of
           projections has also been calculated and inserted to show the mid-point for each
           district.


5.2        These projections represent growth as yet completely unadjusted by the impact of
           such factors as labour supply, premises or technology. They simply represent the
           growth path which each district would follow if past growth continued into the future
           unconstrained and not boosted by future.


5.3        Constraints and boost factors are applied in due course in order to develop the
           forecasts. However, these projections are presented because they represent the
           potential demand for employment in each district if a ready supply of the factors of
           production were available.              These projections are important, particularly in areas
           constrained by the availability of premises, as they can be used by the districts as
           part of the overall case for not losing employment land to other uses.                                   The
           unconstrained projections present a baseline scenario to illustrate the affect of the
           various factors of production. The sectors located on employment land (Table 5.1)
           will be extracted from this analysis in order to project the land requirement later on in
           the report.

           Table 5.1 : Sectors on employment land

                                        Sector                                    Land Use
              Banking and business services                                           B1
              Professional services                                                   B1
              Public admin & defence                                                  B1
              Health & education                                                      B1
              Manufacturing                                                           B2
              Construction                                                            B2
              Transport & communications                                              B8
              Wholesale                                                               B8

21
  The IER undertakes research into the operation of labour markets and socio-economic processes related to employment and
unemployment in the UK at national, regional and local levels.
Buckinghamshire Employment Land Review                         40
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Chiltern

5.4        If the sectors grew in line with their 1991 to 2001 growth then Chiltern would have
           employment of around 35,990 by 2016, from 32,480 in 2001 (a 10.8% increase in
           employment). If it grew in line with how the IER expects the sectors across the entire
           South East to grow between 2001 and 2010, then it would provide employment of
           around 38,000 by 2016. The key difference appears to be in the speed of transition
           between the decline of manufacturing and the rise of services; the 1991 to 2001
           based projections show a slower pace of transition and resultant growth than the IER
           based projections which are based on the South East as a whole.

  Table 5.2 :               Sectoral Breakdown of Chiltern Projections 2001 to 2026
                                                  1991-2001 based
                                                                          IER based
                                                     projections                              Mean of two
                                 2001 Total                            projections (total
                                                        (total                                projections
                                employment                               employment)
                                                    employment)
                                                  2016         2026    2016        2026     2016      2026
    Agriculture,
                                           610      720          790     610          600     665       695
    forestry & fishing
    Mining &
                                            20         0           0       20          20      10           10
    quarrying
    Food & drink                           770      520          360     700          660     610       510
    Textiles &
                                            50       30           20       10          10      20           15
    clothing
    Chemicals                             1,610    1,090         740    1,730      1,810     1,410    1,275
    Metals &
                                           530      360          250     350          270     355       260
    minerals
    Engineering                           1,110     750          510     870          750     810       630
    Other
                                           840      570          390     860          870     715       630
    manufacturing
    Utilities                                 0        0          0         0           0        0        0
    Construction                          2,150    2,070      2,010     2,610       2,980    2,340    2,495
    Sale, repair of
                                           510      560          590     560          600     560       595
    motor vehicles
    Wholesale trade                       1,360    1,480      1,560     1,490      1,590     1,485    1,575
    Retail trade                          2,410    2,630      2,780     2,650      2,830     2,640    2,805
    Hotels &
                                          2,250    2,460      2,590     2,480       2,640    2,470    2,615
    restaurants
    Transport &
                                          1,410    1,840      2,130     1,670       1,880    1,755    2,005
    communications
    Banking and
    business                              2,750    4,220      5,190     3,830       4,770    4,025    4,980
    services
    Professional
                                          4,060    6,210      7,650     7,450     11,210     6,830    9,430
    services
    Other services                        2,140    2,050      1,990     2,580      2,920     2,315    2,455
    Public admin
                                           780      830          870     650          580     740       725
    and defence
    Health &
                                          7,120    7,600      7,920     7,120       7,120    7,360    7,520
    education
    Total                                32,480   35,990    38,340     38,240     44,110    37,115   41,225
  NB Figures may not sum as are rounded to nearest ten units
  Source: Census 1991, Census 2001, IER South East Projections

Buckinghamshire Employment Land Review                      41
DPDS Consulting Group & GWE Research
C2890 - August 2006
5.5        The main sectoral points of variation between the two sets of forecasts in the period
           2001 to 2016 are as follows:
              •     Chemicals
              •     Construction
              •     Banking and business services
              •     Professional services
              •     Health / education


5.6        If we extract those sectors which have implication for the ELR (i.e. those sectors with
           B1, B2 or B8 land uses as shown in Table 5.2), then there is a total net variance
           between the IER projections and 1991-2001 projections of +1,770 (in the period to
           2016).

           South Bucks

5.7        If the sectors grew in line with their 1991 to 2001 growth then South Bucks would
           have employment of around 36,000 by 2016. If it grew in line with how the IER
           expects the sectors across the entire South East to grow between 2001 and 2010,
           then it would provide employment of around 37,000 by 2016. The key difference
           appears to be in the speed of transition between the decline of manufacturing and the
           rise of services; the 1991 to 2001 based projections show a slower pace of transition
           and resultant growth than the IER based projections which are based on the South
           East as a whole.


5.8        The main sectoral points of variation are as follows:
              •     Chemicals
              •     Other manufacturing
              •     Construction
              •     Transport & communications
              •     Banking and business services
              •     Professional services
              •     Health / education


5.9        If we extract those sectors which have implication for the ELR, then there is a total
           net variance between the IER projections and 1991-2001 projections of +490 (in the
           period to 2016).




Buckinghamshire Employment Land Review              42
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 5.3 :            Sectoral Breakdown of South Bucks Projections 2001 to 2026
                                                  1991-2001 based
                                                     projections         IER based
                                                                                              Mean of two
                               2001 Total                             projections (total
                                                        (total                                projections
                              employment                                employment)
                                                    employment)
                                                   2016    2026       2016        2026       2016     2026
 Agriculture,
                                           470      580         650      460        460        520      555
 forestry & fishing
 Mining &
                                            70       20          10       60         50         40       30
 quarrying
 Food & drink                              270      190         130      240        230        215      180
 Textiles &
                                            30       20          10       10             0      15          5
 clothing
 Chemicals                                1,150     810         580    1,240      1,300       1,025     940
 Metals &
                                           500      350         260      340        260        345      260
 minerals
 Engineering                               300      210         150      240        200        225      175
 Other
                                          1,890    1,330        960    1,930      1,960       1,630    1,460
 manufacturing
 Utilities                                  30       10           0       20         10         15          5
 Construction                             1,900    1,070        510    2,310      2,640       1,690    1,575
 Sale, repair of
                                           890      970     1,010        980      1,040        975     1,025
 motor vehicles
 Wholesale trade                          1,620    1,750    1,840      1,780      1,890       1,765    1,865
 Retail trade                             2,270    2,460    2,580      2,490      2,660       2,475    2,620
 Hotels &
                                          1,840    1,990    2,100      2,030      2,160       2,010    2,130
 restaurants
 Transport &
                                          1,830    3,100    3,950      2,170      2,430       2,635    3,190
 communications
 Banking and
 business                                 2,860    4,390    5,410      3,980      4,970       4,185    5,190
 services
 Professional
                                          4,800    7,350    9,060      8,820     13,260       8,085   11,160
 services
 Other services                           2,610    3,050    3,340      3,150      3,570       3,100    3,455
 Public admin
                                           220      320         390      190        160        255      275
 and defence
 Health &
                                          4,240    6,110    7,360      4,240      4,240       5,175    5,800
 education
 Total                                   29,790   36,080   40,300     36,680     43,490      36,380   41,895

NB Figures may not sum as are rounded to nearest ten units
Source: Census 1991, Census 2001, IER South East Projections




Buckinghamshire Employment Land Review                     43
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Wycombe

5.10       If the sectors grew in line with their 1991 to 2001 growth then Wycombe would have
           employment of around 93,880 by 2016, from 79,000 in 2001 (a 25.7% increase in
           employment). If it grew in line with how the IER expects the sectors across the entire
           South East to grow between 2001 and 2010, then it would provide employment of
           around 92,770 by 2016. The key difference appears to be in the speed of transition
           between the decline of manufacturing and the rise of services; the 1991 to 2001
           based projections show a faster pace of transition and resultant growth than the IER
           based projections which are based on the South East as a whole (in the period to
           2016).


5.11       The main sectoral points of variation are as follows:
              •       Engineering
              •       Construction
              •       Transport & comms
              •       Professional services
              •       Health / education


5.12       If we extract those sectors which have implication for the ELR (i.e. those sectors with
           B1, B2 or B8 land uses)22, then there is a total net variance between the IER
           projections and 1991-2001 projections of +2,020 (in the period to 2016).




22
  Manufacturing sectors, Construction, Wholesale trade, Transport & communications, Banking and business services,
Professional services, Public admin & defence, Health & education
Buckinghamshire Employment Land Review                       44
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 5.4 :             Sectoral Breakdown of Wycombe Projections 2001 to 2026

                                                  1991-2001 based
                                                     projections          IER based
                              Total                                                           Mean of two
                                                                       projections (total
                            Employment                  (total                                projections
                                                                         employment)
                               2001                 employment)
                                                   2016     2026       2016       2026      2016      2026
 Agriculture,
 forestry &                                960     1,070     1,150       950         940     1,010     1,045
 fishing
 Mining &
                                            50       10           10       40         40      950       950
 quarrying
 Food & drink                              320      300        290       290         270      295       280
 Textiles &
                                           490      470        450       140          60      305       255
 clothing
 Chemicals                                 950      900        880      1,020      1,070      960       975
 Metals &
                                          1,390    1,320     1,280       930         710     1,125      995
 minerals
 Engineering                              6,110    5,830     5,640      4,820      4,120     5,325     4,880
 Other
                                          4,800    4,580     4,430      4,910      4,980     4,745     4,705
 manufacturing
 Utilities                                 100       10           10       50         40     1,825     1,820
 Construction                             4,960    4,410     4,040      6,040      6,880     5,225     5,460
 Sale, repair of
                                          1,410    1,570     1,680      1,550      1,650     1,560     1,665
 motor vehicles
 Wholesale trade                          5,090    5,680     6,070      5,600      5,960     5,640     6,015
 Retail trade                             7,180    8,010     8,560      7,890      8,400     7,950     8,480
 Hotels &
                                          2,800    3,130     3,350      3,080      3,280     3,105     3,315
 restaurants
 Transport &
                                          3,600    5,770     7,210      4,280      4,800     5,025     6,005
 communications
 Banking and
 business                                 8,900   12,640    15,130     12,380     15,440    12,510    15,285
 services
 Professional
                                     10,170       14,450    17,300     18,700     28,120    16,575    22,710
 services
 Other services                           4,430    4,540     4,620      5,330      6,040     4,935     5,330
 Public admin
                                          3,130    3,930     4,460      2,610      2,310     3,270     3,385
 and defence
 Health &
                                     12,160       15,260    17,320     12,160     12,160    13,710    14,740
 education
 Total                               79,000       93,880   103,880     92,770    107,270    96,045   108,295

NB Figures may not sum as are rounded to nearest ten units
Source: Census 1991, Census 2001, IER South East Projections




 Buckinghamshire Employment Land Review                      45
 DPDS Consulting Group & GWE Research
 C2890 - August 2006
6.0        THE LABOUR SUPPLY CONSTRAINT


6.1        In this chapter we explore the impact of labour supply on the projections. To do this
           requires a labour market analysis of both the individual districts and their broader
           operating environment, to which the labour supply fortunes of each district are
           implicitly tied. To explore the broader operating environment, we have created the
           Buckinghamshire Commute Area (BCA)23.                      The Buckinghamshire Commute Area
           accounts for:

              •       44% of in-commuting and 67% of out-commuting in Chiltern
              •       65% in-commuting and 84% of out-commuting in South Bucks
              •       44% of in-commuting and 55% of out-commuting in Wycombe


6.2        Adding in commuting patterns within Buckinghamshire, the individual commute area
           for each district would explain:

              •       95% of in-commuting and 96% of out-commuting in Chiltern
              •       93% of in-commuting and 97% of out-commuting in South Bucks
              •       88% of in-commuting and 95% of out-commuting in Wycombe


6.3        We would remind the reader again that this chapter considers only the labour supply
           factor of production in order to establish the likely potential demand for employment
           in each district unconstrained by land and premises availability.                              As with the
           completely unconstrained projection from the previous chapter, this potential demand
           figure is crucial as it provides further evidence in support of the economic case for
           retaining the employment land in Chiltern, South Bucks and Wycombe.


6.4        The summary from this analysis is that labour supply is unlikely to constrain
           employment growth in Chiltern, South Bucks or Wycombe to 2016 and 2026. As a
           result, it is possible for demand for employment in the districts to continue at a high
           level unless constrained by the property market. It is important to note that achieving
           this growth will rely on the ability of each district and Buckinghamshire as a whole to
           improve its net commute with the BCA. Wycombe, in particular, has highlighted the
           need for greater balance between jobs and labour in the future in its Core Strategy
           document i.e. less reliance on in-commuting into the district.



23
   Defined by the Local Authorities of Bracknell Forest, Bedfordshire, Greater London, Hertfordshire, Luton, Milton Keynes,
Northamptonshire, Oxfordshire, Reading, Slough, Surrey, West Berkshire, Windsor & Maidenhead and Wokingham.
Buckinghamshire Employment Land Review                       46
DPDS Consulting Group & GWE Research
C2890 - August 2006
6.5         A major restriction on future commuting patterns is the ability of the transport
            infrastructure to support this growth. The South East region’s road traffic increased
            by 17% from 1993 to 200224 which has outpaced road capacity improvements and
            thus has increased congestion. High levels of congestion on the roads will restrict
            the growth of Buckinghamshire’s Commute Area and the wider South East region.


            1991 to 2001 based projections


6.6         The following analysis shows the trends between 1991 and 2001 in labour demand
            (total employees plus self-employment), labour supply (working age population -
            WAP, economic activity, unemployment) and the gap between the two (represented
            by the net commuting residual).               This information is provided for each district,
            Buckinghamshire County and the Buckinghamshire Commuting Area (BCA).


6.7         The analysis goes on to show what happens if these trends are projected forward to
            2016 and 2026, as was done for sector employment earlier in this review. Table 6.1
            (page 52) presents this analysis for Buckinghamshire County.
.
            Buckinghamshire County 1991 to 2001 based projections

6.8         In total, if Buckinghamshire County achieved growth commensurate with the growth it
            achieved in 1991 to 2001, and the labour market conditions of the BCA were
            supportive, then by 2016 it would provide total projected employment of 262,550
            (compared to 210,250 at present). If these trends are projected further forward to
            2026, it would provide total projected employment of approximately 291,060
            (compared to 262,550 in 2016).


            Explaining the pattern of change in Buckinghamshire County from 1991 to 2001
6.9         Table 6.1 overleaf shows that in 1991 the Buckinghamshire economy had total
            workplace employment of 192,440 jobs. With an economic activity rate of 66.5% and
            a resident working age population of 359,580 there were 239,070 potential local
            workers and, of these, 13,490 were unemployed leaving a total of 225,580 potential
            workers.         We can therefore impute that in 1991 Buckinghamshire had a net
            commuting residual of –ve 31,140. In other words, with local jobs of 192,400 and
            actual local workers of 225,580, approximately 33,000 people (net) left the County
            every day to work elsewhere in 1991.



24
     Review of Regional Economic Strategy 2006-2016, The Evidence Base Interim Paper, SEEDA, November 2005
Buckinghamshire Employment Land Review                       47
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 6.1 : 1991 and 2001 Census-based Projections for Buckinghamshire County to 2016 and 2026




                                                                              Total Change                         Total Change             2026          Total Change
                                                1991            2001                                  2016
                                                                              1991-2001 (%)                        2001-2016 (%)                          2016-2026 (%)
     DEMAND
     LABOUR




              Total employment (All
                                                192,440          210,250                   9.3        262,550                  24.9           291,060                   10.9
              people aged 16-7425)


              WAP                               359,580          346,950                  -3.5        344,500                   -0.7          352,400                    2.3
     LABOUR
     SUPPLY




              Economically active               239,070          249,140                   4.2        247,635                   -0.6          253,545                    2.4
              Unemployment                       13,490             6,905                -48.8           6,840                  -0.9             7,000                   2.3
              Actual local workers              225,580          242,235                   7.4        240,795                   -0.6          246,545                    2.4
              Net commuting residual            -33,140           -31,985                  3.5          21,755                168.0            44,520                 104.6

NB Figures are rounded to nearest five units.

WAP projections for 2016 and 2026 are derived from the Buckinghamshire County Population Projections (2006), which take into account estimates of dwellings completions to 2026 derived from
housing proposals of the emerging South East Plan

Source: Census 1991, Census 2001, Buckinghamshire County Population Projections 2006




25
     Includes self-employment

Buckinghamshire Employment Land Review                                                       48
DPDS Consulting Group & GWE Research
C2890 - August 2006
6.10       In 2001, Buckinghamshire had total employment of 210,250 but actual local workers
           of 242,235 at its disposal. As a result, at least 31,900 workers were leaving the
           County each day to work elsewhere.


6.11       How did the County’s economy manage to achieve employment growth of 17,810
           between 1991 and 2001? The combination of a rise in its economic activity rate
           (from 66.5% in 1991 to 71.8% in 2001) and a fall in unemployment rate (from 5.6% in
           1991 to 2.8% in 2001) resulted in a net gain of 16,655 workers in the County.
           Despite the working age population in Buckinghamshire falling by 3.5% between
           1991 and 2001, the rise in economic activity rates and fall in unemployment off nearly
           offset it. This leaves job growth of 1,155 in the County unexplained, so it must
           therefore be assumed that Buckinghamshire County was successful in pulling in net
           labour from the BCA to fill the remaining jobs over the period.


           Projecting Buckinghamshire employment growth forward to 2016 and 2026
6.12       If the 1991 to 2001 sector employment growth for Buckinghamshire is projected
           forward, then, in 2016, there would be a total of 262,550 jobs provided across the
           County.         At this stage in the analysis, we have assumed no land and premises
           constraint. Between 2001 and 2016, Buckinghamshire County is projected to change
           from a net out-commuting area to a net in-commuting area (demonstrated by the
           growth of almost 54,000 in the net commuting residual). Buckinghamshire will need
           to ‘pull in’ an additional (net) 54,000 people from the BCA in the period to 2016 in
           order to follow its projected growth path.


           Buckinghamshire Commute Area 1991 to 2001 based projections


6.13       Table 6.2 overleaf shows that if the BCA achieved growth commensurate with the
           growth it achieved in 1991 to 2001, then by 2016 it would provide total projected
           employment of 8.4 million (compared to 6.2 million at present). If these trends are
           projected further forward to 2026, it would provide total projected employment of
           approximately 9.6 million (compared to 8.4 million in 2016).




Buckinghamshire Employment Land Review             49
DPDS Consulting Group & GWE Research
C2890 - August 2006
     Table 6.2 : 1991 and 2001 Census-based Projections for Buckinghamshire Commute Area to 2016 and 2026

                                                                                       Total                                                      2026          Total Change
                                                                                                                         Total Change
                                                                                      Change                                                                    2016-2026 (%)
                                                   1991             2001                                   2016           2001-2016
                                                                                     1991-2001
                                                                                                                              (%)
                                                                                        (%)
     DEMAND
     LABOUR




                       Total employment (All     5,342,5
                                                                  6,183,090                   15.7      8,381,335                  35.6         9,596,850                    14.5
                       people aged 16-7426)          50


                                                 8,710,0                                                10,119,86
       LABOUR SUPPLY




                       WAP                                        8,858,925                    1.7                                 14.2       10,523,520                      4.0
                                                     90                                                         0
                                                 5,595,1
                       Economically active                        6,143,660                    9.8      7,018,120                  14.2         7,298,060                     4.0
                                                     30
                       Unemployment              528,870             310,360                  -41.3       354,535                  14.2           368,680                     4.0
                                                 5,066,2
                       Actual local workers                       5,833,300                   15.1      6,663,585                  14.2         6,929,380                     4.0
                                                     60
                       Net commuting residual    276,290             349,790                  26.6      1,717,750                 391.1         2,667,470                    55.3



     NB Figures are rounded to nearest five units. The Buckinghamshire Commute Area working age population projections have been sourced from the ONS trend based population
     projections as dwellings-led projections were unavailable. As a result, the labour supply in the Buckinghamshire Commute Area in 2016 and 2026 may be over-estimated. In the
     individual district-level working age population projections for Chiltern, South Bucks and Wycombe, Buckinghamshire County Council dwellings-led population projections (2006)
     have been used.




26
     Includes self-employment

Buckinghamshire Employment Land Review                                                   50
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Explaining the pattern of change in BCA from 1991 to 2001
6.14       In 1991 the BCA economy had total workplace employment of 5.3 million jobs. With
           an economic activity rate of 64.2% and a resident working age population of 8.7
           million there were 5.6 million potential local workers and, of these, 0.5 million were
           unemployed leaving a total of 5.1 million potential workers. We can therefore impute
           that in 1991 Buckinghamshire had a net commuting residual of +ve 0.3 million. In
           other words, with local jobs of 5.3 million and actual local workers of 5.1 million,
           approximately 0.3 million people (net) entered the area every day to work in 1991.


6.15       In 2001, the BCA had total employment of 6.2 million but actual local workers of 5.8
           million at its disposal. As a result, at least 0.3 million workers were entering the area
           each day to work.



           Chiltern 1991 to 2001 based projections

6.17       In total, if Chiltern achieved growth commensurate with the growth it achieved in 1991
           to 2001, and the labour market conditions of Buckinghamshire County and the BCA
           were supportive, then by 2016 it would provide total projected employment of
           approximately 36,000 (compared to 32,500 at present).

6.18       If these trends are projected further forward to 2026, and the labour market
           conditions of Buckinghamshire County and the BCA continued to be supportive
           beyond 2016, then by 2026 it would provide total projected employment of
           approximately 38,000 (compared to 36,000 in 2016). At this stage in the analysis, we
           have assumed that there is no land and premises constraint.

6.19       Table 6.3 overleaf shows that in 1991 the Chiltern economy had total workplace
           employment of 30,250 jobs. With an economic activity rate of 63.5% and a resident
           working age population of 71,700 there were 45,560 potential local workers and, of
           these, 2,200 were unemployed leaving a total of 43,360 potential workers. We can
           therefore impute that in 1991 Chiltern had a net commuting residual of –ve 13,110.
           In other words, with local jobs of 30,250 and local workers of 43,360, approximately
           13,100 people (net) left Chiltern every day to work elsewhere in 1991




Buckinghamshire Employment Land Review             51
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 6.3 : 1991 and 2001 Census-based Projections for Chiltern to 2016 and 2026




                                                                                Total Change                           Total Change              2026          Total Change
                                                1991              2001                                    2016
                                                                                1991-2001 (%)                          2001-2016 (%)                           2016-2026 (%)
     DEMAND
     LABOUR




              Total employment (All
                                                 30,250              32,480                   7.4          35,990                   10.8            38,340                     6.5
              people aged 16-7427)


              WAP                                71,700              64,100                 -10.6          63,200                   -1.4            62,200                    -1.6
     LABOUR
     SUPPLY




              Economically active                45,560              44,380                  -2.6          43,760                   -1.4            43,065                    -1.6
              Unemployment                        2,200                1,100                -50.0            1,085                  -1.4              1,065                   -1.8
              Actual local workers               43,360              43,280                  -0.2          42,675                   -1.4            42,000                    -1.6
              Net commuting residual            -13,110             -10,800                  17.6           -6,685                  38.1             -3,660                   45.2


NB Figures are rounded to nearest five units. It is important to note the methodology underpinning the net commuting residual in this analysis differs to the Census Origin Destination Data. The
figures presented in this review are estimates based upon total labour supply and total labour demand analysis whereas the Origin Destination Data examines in-flows and out-flows of labour.
The actual commuting statistics show that Chiltern lost 12,530 out-commuters (net) everyday in 1991 and lost 10,609 out-commuters (net) in 2001.

WAP projections for 2016 and 2026 are derived from the Buckinghamshire County Population Projections (2006), which take into account estimates of dwellings completions to 2026 derived
from housing proposals of the emerging South East Plan

Source: Census 1991, Census 2001, Buckinghamshire County Population Projections 2006




27
     Includes self-employment

Buckinghamshire Employment Land Review                                                         52
DPDS Consulting Group & GWE Research
C2890 - August 2006
6.20       In 2001, Chiltern had total employment of 32,480 but with actual local workers of
           43,280 at its disposal. As a result, at the very least 10,800 workers leave Chiltern
           every day to work elsewhere.

6.21       How did the Chiltern economy manage to achieve employment growth of 2,230
           between 1991 and 2001? The combination of a decline in its working age population
           (from 71,700 in 1991 to 64,100 in 2001), a rise in its economic activity rate (from
           63.5% in 1991 to 69.2% in 2001) and a fall in unemployment (from 4.8% in 1991 to
           2.5% in 2001) resulted in a net loss of 80 workers in the district. This is summarised
           in the Table 6.4:

           Table 6.4 : Change in WAP, economic activity and unemployment in Chiltern
           1991 to 2001

                                             1991             2001           % change
             WAP (volume)                      71,700            64,100              -10.6
             Economic activity rate              63.5              69.2                5.7
                   (%)
             Unemployment rate (%)                   4.8             2.5              -2.3

6.22       This does not explain how Chiltern managed to achieve job growth of 2,230. It must
           be assumed, therefore, that the main reason why Chiltern managed to achieve this
           job growth is that it was successful in pulling in labour from the surrounding districts
           in Buckinghamshire and the Buckinghamshire Commute Area to fill the jobs. This
           trend was facilitated most fundamentally by the significant 2% growth in the WAP and
           10% growth in economically active of the BCA between 1991 and 2001. Further
           contributions were also made by a fall in unemployment amongst the economically
           active.


           South Bucks 1991 to 2001 based projections

6.23       Table 6.5 shows that if South Bucks achieved growth commensurate with the growth
           it achieved in 1991 to 2001, and the labour market conditions of Buckinghamshire
           County and the BCA were supportive, then by 2016 it would provide total projected
           employment of approximately 36,000 (compared to 29,800 at present).


6.24       If these trends are projected further forward to 2026, and the labour market
           conditions of Buckinghamshire County and the BCA continued to be supportive
           beyond 2016, then by 2026 it would provide total projected employment of
           approximately 40,300 (compared to 36,000 in 2016). At this stage in the analysis, we
           have assumed that there is no land and premises constraint.
Buckinghamshire Employment Land Review              53
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 6.5 :            1991 and 2001 Census-based Projections for South Bucks to 2016 and 2026




                                                                              Total Change                         Total Change             2026          Total Change
                                               1991             2001                                  2016
                                                                              1991-2001 (%)                        2001-2016 (%)                          2016-2026 (%)
     DEMAND
     LABOUR




              Total employment (All
                                               25,770              29,790                  15.6         36,080                 21.1             40,300                  11.7
              people aged 16-7428)


              WAP                              49,590              44,515                  -10.2        45,400                   2.0            44,600                   -1.8
     LABOUR
     SUPPLY




              Economically active              30,910              31,050                   0.4         31,665                   2.0            31,110                   -1.8
              Unemployment                       1,630                 860                 -47.4            875                  1.7               860                   -1.7
              Actual local workers             29,280              30,190                   3.1         30,790                   2.0            30,250                   -1.8
              Net commuting residual            -3,510                -400                 88.6          5,290              1,422.5             10,050                  90.0




NB Figures are rounded to nearest five units. It is important to note the methodology underpinning the net commuting residual in this analysis differs to the Census Origin
Destination Data. The figures presented in this review are estimates based upon total labour supply and total labour demand analysis whereas the Origin Destination Data
examines in-flows and out-flows of labour. The actual commuting statistics show that South Bucks lost 2,850 out-commuters (net) everyday in 1991 and lost 269 out-commuters
(net) in 2001.

WAP projections for 2016 and 2026 are derived from the Buckinghamshire County Population Projections (2006), which take into account estimates of dwellings completions to
2026 derived from housing proposals of the emerging South East Plan

Source: Census 1991, Census 2001, Buckinghamshire County Population Projections 2006




28
     Includes self-employment

Buckinghamshire Employment Land Review                                                54
DPDS Consulting Group & GWE Research
C2890 - August 2006
6.25       Table 6.5 shows that in 1991 the South Bucks economy had total workplace
           employment of 25,770 jobs. With an economic activity rate of 62.3% and a resident
           working age population of 49,590, there were 30,190 potential local workers and, of
           these, 1,630 were unemployed leaving a total of 29,280 potential workers. We can
           therefore impute that in 1991 South Bucks had a net commuting residual of –ve
           3,510. In other words, with local jobs of 25,770 and local workers of 29,280, at the
           very minimum 3,510 people left South Bucks every day to work elsewhere in 1991.


6.26       In 2001, South Bucks gave total employment to 29,790 but with actual local workers
           of 30,190 at its disposal. Between 1991 and 2001 the working age population in
           South Bucks fell, however the economically active population actually rose showing
           there was a significant increase in the economic activity rate. As a result, the labour
           market was more or less in balance, with at the very least 400 workers leaving South
           Bucks every day. Therefore, and perhaps interestingly, South Bucks changed from a
           net out-commuter to a balanced labour market in this ten-year period.


6.27       How did the South Bucks economy manage to achieve employment growth of 4,020
           between 1991 and 2001? The combination of a decline in its working age population
           (from 49,590 in 1991 to 44,515 in 2001), a rise in its economic activity rate (from
           62.3% in 1991 to 69.7% in 2001) and a fall in unemployment (from 5.3% in 1991 to
           2.8% in 2001) explain a rise of just 910 workers.

           Table 6.6 : Change in WAP, economic activity and unemployment in South
           Bucks 1991 to 2001

                                               1991            2001          % change
                       WAP (volume)              49,590           44,515            -10.2
              Economic activity rate (%)               62.3           69.7            7.4
                Unemployment rate (%)                   5.3            2.8           -2.5


6.28       In other words, the decline in working age population was more than offset by the
           increase in economic activity and decline in unemployment. This still leaves around
           3,110 additional jobs unexplained. It must be assumed, therefore, that the main
           reason why South Bucks managed to achieve this job growth is that it was successful
           in pulling in labour the rest of Buckinghamshire and from the BCA to fill the jobs. This
           trend was facilitated most fundamentally by the significant 2% growth in the WAP and
           10% growth in economically active of the BCA between 1991 and 2001.




Buckinghamshire Employment Land Review            55
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Wycombe 1991 to 2001 based projections

6.29       Table 6.7 overleaf shows that if Wycombe achieved growth commensurate with the
           growth it achieved in 1991 to 2001, and the labour market conditions of
           Buckinghamshire County and the BCA were supportive, then by 2016 it would
           provide total projected employment of approximately 99,320 (compared to 79,000 at
           present).


6.30       If these trends are projected further forward to 2026, and the labour market
           conditions of the BCA continued to be supportive beyond 2016, then by 2026 it would
           provide total projected employment of approximately 109,320 (compared to 99,320 in
           2016). At this stage in the analysis, we have assumed that there is no land and
           premises constraint.

           Explaining the pattern of change in Wycombe from 1991 to 2001
6.31       Table 6.7 shows that in 1991 the Wycombe economy had total workplace
           employment of 74,680 jobs. With an economic activity rate of 67.9% and a resident
           working age population of 124,610 there were 84,660 potential local workers and, of
           these, 5,070 were unemployed leaving a total of 79,590 potential workers. We can
           therefore impute that in 1991 Wycombe had a net commuting residual of –ve 4,910.
           In other words, with local jobs of 74,680 and local workers of 79,590, approximately
           4,910 people (net) left Wycombe every day to work elsewhere in 1991.

6.32       In 2001, Wycombe had total employment of 79,000 but with actual local workers of
           82,315 at its disposal. As a result, at the very least 3,320 workers would leave/left
           Wycombe every day to work elsewhere.


6.33       How did the Wycombe economy manage to achieve employment growth of 4,320
           between 1991 and 2001? The combination of a decline in its working age population
           (from 124,610 in 1991 to 117,865 in 2001), a rise in its economic activity rate (from
           67.9% in 1991 to 69.7% in 2001) and a fall in unemployment (from 6.0% in 1991 to
           3.0% in 2001) resulted in a net gain of 2,725 workers in the district.


           Table 6.8 : Change in WAP, economic activity and unemployment in
           Wycombe 1991 to 2001

                                                1991             2001           % change
                       WAP (volume)              124,610           117,865            -5.4
              Economic activity rate (%)               67.9             69.7           1.8
                Unemployment rate (%)                   6.0              3.0           3.0

Buckinghamshire Employment Land Review            56
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 6.7 :            1991 and 2001 Census-based Projections for Wycombe to 2016 and 2026


                                                                                 Total Change                           Total Change              2026          Total Change
                                                 1991             2001                                    2016
                                                                                 1991-2001 (%)                          2001-2016 (%)                           2016-2026 (%)
     DEMAND
     LABOUR




              Total employment (All
                                                  74,680               79,000                   5.8          99,320                   25.7          109,320                    10.1
              people aged 16-7429)


              WAP                                124,610             117,865                    -5.4        101,300                  -14.1          101,400                     0.1
     LABOUR
     SUPPLY




              Economically active                 84,660               84,825                   0.2          72,900                  -14.1           72,975                     0.1
              Unemployment                          5,070               2,505                  -50.6           2,155                 -14.0             2,155                    0.0
              Actual local workers                79,590               82,315                   3.4          70,750                  -14.0           70,820                     0.1
              Net commuting residual               -4,910              -3,320                  32.4          28,560                 960.2            38,485                    34.8

NB Figures are rounded to nearest five units. It is important to note the methodology underpinning the net commuting residual in this analysis differs to the Census Origin Destination
Data. The figures presented in this review are estimates based upon total labour supply and total labour demand analysis whereas the Origin Destination Data examines in-flows and
out-flows of labour. The actual commuting statistics show that Wycombe lost 3,720 out-commuters (net) everyday in 1991 and lost 3,021 out-commuters (net) in 2001.

WAP projections for 2016 and 2026 are derived from the Buckinghamshire County Population Projections (2006), which take into account estimates of dwellings completions to 2026
derived from housing proposals of the emerging South East Plan

Source: Census 1991, Census 2001, Buckinghamshire County Population Projections 2006




29
     Includes self-employment

Buckinghamshire Employment Land Review                                                    57
DPDS Consulting Group & GWE Research
C2890 - August 2006
6.34       In other words, the decline in the working age population was more than offset by the
           rise in economic activity rates and the fall in unemployment. This, however, leaves
           1,595 jobs unexplained. It must be assumed, therefore, that the main reason why
           Wycombe managed to achieve this job growth is that it was successful in pulling in
           labour from Buckinghamshire County and the BCA to fill the jobs. This trend was
           facilitated most fundamentally by the significant 2% growth in the WAP and 10%
           growth in economically active of the BCA between 1991 and 2001.

           Key labour market indicators

6.36       Table 6.9 and Table 6.10 show the volumes and rates of change with respect to the
           key labour market indicators for the 1991 to 2001 period and for the period of
           projection to 2016 and 2026.              Comparison with the key indicators enables us to
           establish the feasibility of the projection becoming a reality (unless constrained by the
           property market as we will see).

           Buckinghamshire County
6.37       Between 1991 and 2001, the total number of economically active people in
           Buckinghamshire increased from 239,070 in 1991 to 249,140 in 2001 (an increase of
           10,070 local economically active workers overall). The total number of unemployed
           people fell from 13,490 in 1991 to 6,905 in 2001, providing 6,585 extra local workers
           who were previously unemployed30.                     Therefore, the actual local workers in
           Buckinghamshire County increased by 16,655 people overall.


6.38       Total labour demand grew by 17,810 jobs between 1991 and 2001 whereas total
           labour supply only grew by 16,655 workers. As a result, the net commuting residual
           (difference between labour supply and labour demand) grew by 1,155.                                 In other
           words, an additional 1,155 workers were drawn into Buckinghamshire County from
           the BCA to fill the jobs in the County.

6.39       As no projections for economic activity or unemployment in Buckinghamshire or the
           Buckinghamshire Commute Area in 2016 are available, we have assumed them both
           to remain at their current rates. This assumption is perhaps realistic in that few
           expect the rate of unemployment to decrease significantly from current levels. The
           14% rise in the Buckinghamshire Commute Area WAP should therefore facilitate a
           14% rise in Commute Area workers to 2016.




30
  Some of these workers may have moved onto incapacity benefits rather than into employment, however data is unavailable
to estimate this.
Buckinghamshire Employment Land Review                    58
DPDS Consulting Group & GWE Research
C2890 - August 2006
   Table 6.9 : Volume change table 1991 to 2026

                                                     Total Employment Growth                 Actual Local Workers                Net Commuting Residual
                                                  91-01        01-16        16-26        91-01      01-16       16-26         91-01      01-16       16-26
     Chiltern                                        2,230        3,510         2,350        -80        -605           -975     2,310       4,115         3,025
     South Bucks                                     4,025        6,285         4,215        910        600            -545     3,115       5,685         4,755
     Wycombe                                         4,320       20,320        10,000      2,725     -11,565            70      1,590      31,880         9,925
     Buckinghamshire County                         17,810       52,300        28,510     16,655      -1,440          5,750     1,155      53,740     22,765
     Buckinghamshire Commute Area                  840,540     2,198,245   1,215,515     767,040    830,285         265,795    73,500   1,367,960    949,720
   NB Figures are rounded to nearest five units
   Source: Census 1991 and Census 2001


   Table 6.10 : Rates change table 1991 to 2026
                                                     Total Employment Growth                 Actual Local Workers                Net Commuting Residual
                                                  91-01        01-16        16-26        91-01      01-16       16-26         91-01      01-16       16-26
     Chiltern                                         7.4%        10.8%         6.5%       -0.2%       -1.4%          -1.6%     17.6%      38.1%          45.2%
     South Bucks                                     15.6%        21.1%        11.7%        3.1%       2.0%           -1.8%     88.6%    1,422.5%         90.0%
     Wycombe                                          5.8%        25.7%        10.1%        3.4%      -14.0%          0.1%      32.4%     960.2%          34.8%
     Buckinghamshire County                           9.3%        24.9%        10.9%        7.4%       -0.6%          2.4%       3.5%     168.0%      104.6%
     Buckinghamshire Commute Area                    15.7%        35.6%        14.5%       15.1%      14.2%           4.0%      26.6%     391.1%          55.3%


   NB Figures are rounded to one decimal place
   Source: Census 1991 and Census 2001




Buckinghamshire Employment Land Review                                              59
DPDS Consulting Group & GWE Research
C2890 - August 2006
6.40       Total employment across Buckinghamshire County is expected to grow by 52,300
           between 2001 and 2016, which equates to a 25% increase in employment. This
           relies on the ability of the County to ‘pull in’ an additional (net) 54,000 workers from
           the BCA31. It’s ability to do this, and to this degree, will depend upon whether or not
           the BCA needs, and is able, to itself ‘pull in’ an additional (net) 0.9 million commuters
           from the rest of England.              The realisation of the Buckinghamshire projections
           therefore depends upon whether or not the BCA needs and/or is able to generate
           further net in-commuting from its own Commute Area.


6.41       A similar approach between 2016 and 2026 shows that employment in
           Buckinghamshire could grow by a further 28,500, but this relies on its ability to draw
           in 22,700 workers from the BCA over this period.


           Chiltern
6.42       Between 1991 and 2001, the total number of economically active people in Chiltern
           fell from 45,560 in 1991 to 44,380 in 2001 (a decrease of 1,180 local economically
           active workers overall). The total number of unemployed people in Chiltern fell over
           this period from 2,200 in 1991 to 1,100 in 2001, providing 1,100 extra local workers,
           who were previously unemployed32. Therefore the actual local workers in Chiltern
           decreased by 80 people overall, a 0.2% decrease.

6.43       Total labour demand grew by 2,230 jobs from 1991 to 2001 whereas total labour
           supply decreased by 80 workers. As a result, the net commuting residual (difference
           between labour supply and labour demand) grew by 2,31033 workers.                                   A similar
           combination for the Buckinghamshire Commute Area led to an increase of 767,040
           actual local workers, an increase of 15.1%.

6.44       As no projections for economic activity or unemployment in Chiltern or the
           Buckinghamshire Commute Area in 2016 are available, we have assumed them both
           to remain at their current rates. This assumption is perhaps realistic in that few
           expect the rate of unemployment to decrease significantly from current levels. The
           14% rise in the Buckinghamshire Commute Area WAP should therefore facilitate a
           14% rise in Commute Area workers to 2016.




31
   NB The 54,000 workers will be spread across the four Districts in Buckinghamshire County.
32
   Some of these workers may have moved onto incapacity benefits rather than into employment, however data is unavailable
to estimate this.
33
   2,230-(-80)=2,310
Buckinghamshire Employment Land Review                         60
DPDS Consulting Group & GWE Research
C2890 - August 2006
6.45       The future economic activity rates may be influenced by the reform of incapacity
           benefits which aims to support people move back into work (the Pathways to Work
           initiative). If the future reforms are successful, this could raise the economic activity
           rate significantly from current levels.

6.46       Total employment in Chiltern is expected to grow by 3,510 between 2001 and 2016
           which equates to a 10.8% increase in employment. This relies on Chiltern’s ability to
           ‘pull in’ almost 12,550 additional workers (net) from the rest of Buckinghamshire
           County and the Buckinghamshire Commute Area every day. Its ability to do this, and
           to this degree, will depend upon whether or not the BCA needs, and is able, to itself
           ‘pull in’ an additional (net) 1.3 million commuters from the rest of England. The
           realisation of the Chiltern projections therefore depends upon whether or not the
           Buckinghamshire Commute Area needs and/or is able to generate further net in-
           commuting from its own Commute Area34.

6.47       A similar approach can be taken from 2016 to 2026 for Chiltern. In summary, total
           employment in Chiltern could grow by a further 2,350 between 2016 and 2026 which
           equates to a 6.5% increase in employment. This relies on Chiltern’s ability to ‘pull in’
           approximately (net) 3,000 additional workers from the rest of Buckinghamshire
           County and the Buckinghamshire Commute Area every day. Its ability to do this, and
           to this degree, will depend upon whether or not the Buckinghamshire Commute Area
           needs, and is able, to itself ‘pull in’ an additional (net) 0.9 million commuters from the
           rest of England. The realisation of the Chiltern projections therefore depends upon
           whether or not the Buckinghamshire Commute Area needs and/or is able to generate
           further net in-commuting from its own Commute Area.

           South Bucks
6.48       Between 1991 and 2001, the total number of economically active people in South
           Bucks grew from 30,190 in 1991 to 31,050 in 2001 (an increase of 140 local
           economically active workers overall). The total number of unemployed people in
           South Bucks fell over this period from 1,630 in 1991 to 860 in 2001, providing 770
           extra local workers, who were previously unemployed35. Therefore the actual local
           workers in South Bucks increased by 910 people overall, a 3.1% increase.




34
   The Commute Area itself falls within a broader Commute Area represented largely by the South West, West Midlands, South
East, Eastern and East Midlands regions.
35
   Some of these workers may have moved onto incapacity benefits rather than into employment, however data is unavailable
to estimate this.
Buckinghamshire Employment Land Review                       61
DPDS Consulting Group & GWE Research
C2890 - August 2006
6.49       Total labour demand grew by 4,025 jobs from 1991 to 2001, whereas total labour
           supply grew by 910 workers. As a result, the net commuting residual (difference
           between labour supply and labour demand) grew by 3,11536 workers.

6.50       As no projections for economic activity or unemployment in South Bucks are
           available, we have assumed them both to remain at their current rates.                                   This
           assumption is perhaps realistic in that few expect the rate of unemployment to
           decrease significantly from current levels.

6.51       Total employment in South Bucks is expected to grow by 6,285 between 2001 and
           2016 which equates to a 21.1% increase in employment. This relies on South Bucks’
           ability to ‘pull in’ almost (net) 5,685 additional workers from the rest of
           Buckinghamshire County and the Buckinghamshire Commute Area every day. Its
           ability to do this, and to this degree, will depend upon whether or not the Commute
           Area needs, and is able, to itself ‘pull in’ an additional (net) 1.3 million commuters
           from the rest of England. The realisation of the South Bucks projections therefore
           depends upon whether or not its Commute Area needs and/or is able to generate
           further net in-commuting from its own Commute Area37.

6.52       A similar approach can be taken from 2016 to 2026 for South Bucks. In summary,
           total employment in South Bucks could grow by a further 4,215 between 2016 and
           2026 which equates to a 11.7% increase in employment. This relies on South Buck’s
           ability to ‘pull in’ approximately (net) 4,755 additional workers from the rest of
           Buckinghamshire County and the Buckinghamshire Commute Area every day. Its
           ability to do this, and to this degree, will depend upon whether or not the Commute
           Area needs, and is able, to itself ‘pull in’ an additional 0.9 million commuters from the
           rest of England. The realisation of the South Bucks projections therefore depends
           upon whether or not its Commute Area needs and/or is able to generate further net
           in-commuting from its own Commute Area.

           Wycombe
6.53       Between 1991 and 2001, the total number of economically active people in Wycombe
           grew from 84,660 in 1991 to 84,825 in 2001 (an increase of 165 local economically
           active workers overall). The total number of unemployed people in Wycombe fell
           over this period from 5,070 in 1991 to 2,505 in 2001, providing 2,565 extra local




36
  4,025-910=3,115
37
  The Commute Area itself falls within a broader Commute Area represented largely by the South West, West Midlands, South
East, Eastern and East Midlands regions.
Buckinghamshire Employment Land Review                      62
DPDS Consulting Group & GWE Research
C2890 - August 2006
           workers, who were previously unemployed38. Therefore the actual local workers in
           Wycombe increased by 2,725 people overall, a 3.4% increase.


6.54       Total labour demand grew by 4,320 jobs from 1991 to 2001 whereas total labour
           supply increased by 2,725 workers.                   As a result, the net commuting residual
           (difference between labour supply and labour demand) grew by 1,59539 workers.


6.55       As no projections for economic activity or unemployment in Wycombe are available,
           we have assumed them both to remain at their current rates. This assumption is
           perhaps realistic in that few expect the rate of unemployment to decrease
           significantly from current levels.

6.56       Total employment in Wycombe is expected to grow by 20,320 between 2001 and
           2016 which equates to a 25.7% increase in employment. However, the working age
           population in Wycombe is expected to decline by 14% over this period, highlighting
           how the labour supply within Wycombe is a major constraint on indigenous job
           growth. The District Council has a clear policy objective to achieve balance between
           jobs and labour supply in Wycombe in the future, yet the expected decline in working
           age population will restrict the extent to which this is achievable.

6.57       If Wycombe’s employment demand and labour supply do grow as projected, this will
           therefore rely on Wycombe’s ability to ‘pull in’ almost 31,880 additional (net) workers
           from the rest of Buckinghamshire County and the Buckinghamshire Commute Area
           every day. Its ability to do this, and to this degree, will depend upon whether or not
           the Buckinghamshire Commute Area needs, and is able, to itself ‘pull in’ an additional
           (net) 1.3 million commuters from the rest of England40.

6.58       A similar approach can be taken from 2016 to 2026 for Wycombe. In summary, total
           employment in Wycombe could grow by a further 10,000 between 2016 and 2026
           which equates to a 10.1% increase in employment. This relies on Wycombe’s ability
           to ‘pull in’ approximately (net) 9,925 additional workers from the rest of
           Buckinghamshire County and the Buckinghamshire Commute Area every day. Its
           ability to do this, and to this degree, will depend upon whether or not the
           Buckinghamshire Commute Area needs, and is able, to itself ‘pull in’ an additional
           (net) 0.9 million commuters from the rest of England.                           The realisation of the
           Wycombe projections therefore depends upon whether or not the Buckinghamshire
38
   Some of these workers may have moved onto incapacity benefits rather than into employment, however data is unavailable
to estimate this.
39
   4,320-2,725=1,595
40
   The Commute Area itself falls within a broader Commute Area represented largely by the South West, West Midlands, South
East, Eastern and East Midlands regions.
Buckinghamshire Employment Land Review                       63
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Commute Area needs and/or is able to generate further net in-commuting from its
           own Commute Area.

           IER Projections


6.59       The analysis in Table 6.11 duplicates the information provided in Table 6.2 but using
           the IER projections for employment for the Buckinghamshire Commute Area. This
           has been done in order to provide further validation of the approach and resulting
           projections.


6.60       The Buckinghamshire Commute Area actually shows a smaller change in total
           employment to 2016 in the IER projections than in the 1991 to 2001 based
           projections. This suggests that the rate of growth of the Commute Area between
           1991 and 2001 was relatively large.


6.61       The IER projections in Table 6.12 show a larger volume of total employment in 2016
           and 2026 in Chiltern than the 1991 to 2001 based projections. Chiltern is seen to
           change from a net out-commuter of labour in 2016 (-4,435 workers) to a net in-
           commuter by 2026 (2,110 workers).

6.62       The IER projections in Table 6.13 following show a slightly higher level of total
           employment in 2016 and 2026 in South Bucks than the 1991 to 2001 based
           projections.

6.63       The IER projections in Table 6.14 show higher level of total employment in 2016 and
           2026 in Wycombe than the 1991 to 2001 based projections. Wycombe is seen to
           change to a net in-commuter of labour by 2016 (22,020 workers).


           Exploring the labour supply constraint further


6.64       The 1991 to 2001 Census-based projections show that the Buckinghamshire
           Commute Area would need to generate an additional 1.3 million net in-commuters to
           2016 from a figure of 0.3 million in 2001 if its previous growth record were maintained
           into the future. Most commentators would agree that the BCA increase is completely
           out of the question, even if the property market could support such an increase. This
           is due to issues surrounding the actual scale of the predicted growth, the supporting
           transport infrastructure in the BCA and the growth in surrounding regions outside of
           the BCA.

Buckinghamshire Employment Land Review           64
DPDS Consulting Group & GWE Research
C2890 - August 2006
            Table 6.11 : IER Projections for Buckinghamshire Commute Area to 2016 and 2026
                                                                                       Total Change                        Total Change      2026        Total Change
                                                         1991             2001                                2016
               DEMAND                                                                  1991-2001 (%)                       2001-2016 (%)                 2016-2026 (%)
               LABOUR




                          Total employment (All
                                                       5,342,550          6,183,090                   15.7    7,411,920             19.9     8,642,770            16.6
                          people aged 16-7441)


                          WAP                          8,710,090          8,858,925                    1.7   10,119,860             14.2    10,523,520              4.0
               LABOUR
               SUPPLY




                          Economically active          5,595,130          6,143,660                    9.8    7,018,120             14.2     7,298,060              4.0
                          Unemployment                   528,870            310,360                -41.3        354,535             14.2      368,680               4.0
                          Actual local workers         5,066,260          5,833,300                   15.1    6,663,585             14.2     6,929,380              4.0
                          Net commuting residual         276,290            349,790                   26.6      748,335            113.9     1,713,390           129.0
            Source: Census 1991, Census 2001, Buckinghamshire County Population Projections 2006, IER South East Projections


            Table 6.12 :          IER Projections for Chiltern to 2016 and 2026
                                                                                       Total Change                        Total Change      2026        Total Change
                                                         1991             2001                                2016
                                                                                       1991-2001 (%)                       2001-2016 (%)                 2016-2026 (%)
               DEMAND
               LABOUR




                          Total employment (All
                                                          30,250             32,480                    7.4       38,240             17.7       44,110             15.4
                          people aged 16-7441)


                          WAP                             71,700             64,100                -10.6         63,200              -1.4      62,200              -1.6
               LABOUR
               SUPPLY




                          Economically active             45,560             44,380                   -2.6       43,760              -1.4      43,065              -1.6
                          Unemployment                      2,200              1,100               -50.0           1,085             -1.4        1,065             -1.8
                          Actual local workers            43,360             43,280                   -0.2       42,675              -1.4      42,000              -1.6
                          Net commuting residual         -13,110             -10,800                  17.6        -4,435            58.9         2,110           147.6
            Source: Census 1991, Census 2001, Buckinghamshire County Population Projections 2006, IER South East Projections


41
     Includes self-employment

Buckinghamshire Employment Land Review                                                           65
DPDS Consulting Group & GWE Research
C2890 - August 2006
            Table 6.13 :          IER Projections for South Bucks to 2016 and 2026
                                                                                       Total Change                        Total Change     2026         Total Change
                                                         1991             2001                                2016
               DEMAND                                                                  1991-2001 (%)                       2001-2016 (%)                 2016-2026 (%)
               LABOUR



                          Total employment (All
                                                         25,770             29,790                15.6          36,680             23.1       43,490              18.6
                          people aged 16-7442)


                          WAP                            49,590             44,515                -10.2         45,400              2.0       44,600               -1.8
               LABOUR
               SUPPLY




                          Economically active            30,910             31,050                  0.4         31,665              2.0       31,110               -1.8
                          Unemployment                     1,630                 860              -47.4             875             1.7            860             -1.7
                          Actual local workers           29,280             30,190                  3.1         30,790              2.0       30,250               -1.8
                          Net commuting residual          -3,510               -400               88.6             5,890         1,572.5      13,240             124.8
            Source: Census 1991, Census 2001, Buckinghamshire County Population Projections 2006, IER South East Projections


            Table 6.14 :          IER Projections for Wycombe to 2016 and 2026
                                                                                       Total Change                        Total Change     2026         Total Change
                                                         1991             2001                                2016
                                                                                       1991-2001 (%)                       2001-2016 (%)                 2016-2026 (%)
               DEMAND
               LABOUR




                          Total employment (All
                                                           74,680             79,000                 5.8         92,770             17.4     107,270              15.6
                          people aged 16-7442)


                          WAP                            124,610            117,865                 -5.4        101,300             -14.1    101,400                0.1
               LABOUR
               SUPPLY




                          Economically active              84,660             84,825                 0.2         72,900             -14.1     72,975                0.1
                          Unemployment                      5,070              2,505               -50.6           2,155            -14.0      2,155                0.0
                          Actual local workers             79,590             82,315                 3.4         70,750             -14.0     70,820                0.1
                          Net commuting residual           -4,910             -3,320                32.4         22,020            763.3      36,450              65.5
            Source: Census 1991, Census 2001, Buckinghamshire County Population Projections 2006, IER South East Projections


42
     Includes self-employment

Buckinghamshire Employment Land Review                                                               66
DPDS Consulting Group & GWE Research
C2890 - August 2006
6.65       Where does this leave Buckinghamshire? As we have seen, in order to maintain its
           past growth, Buckinghamshire needs to attract 50,000 additional net in-commuters
           each day.            The exploration of the labour supply issue has highlighted that the
           potential growth of Chiltern, South Bucks and Wycombe relies on the districts’ ability
           to draw in workers from Buckinghamshire and the Buckinghamshire Commute Area.
           Wycombe in particular has highlighted the desire to achieve greater balance between
           jobs, labour and housing in its Core Strategy. In order to achieve greater balance, in-
           commuting should not be encouraged as minimising the need to travel is a key
           objective locally, regionally and nationally.


6.66       As a result, the unconstrained projected growth scenario conflicts with the policy
           objective in Wycombe. The Buckinghamshire County population projections show
           that the working age population in Wycombe is expected to decline by 14% up to
           2016 i.e. a reduction in labour supply. As a result, the job growth within the district
           may be somewhat lower to avoid a need to draw in workers from the BCA to fill the
           local jobs.


6.67       As a result, the potential demand projections presented earlier will be severely
           constrained by the supply of labour. Roughly speaking, a 50% decline in the ability of
           the BCA to draw in additional workers will result in a 50% decline in the growth
           prospects for Chiltern, South Bucks and Wycombe. So, if Buckinghamshire was only
           able to draw in an additional 25,000 million workers per day then:
                 •     Chiltern’s growth potential (still unconstrained by land/premises or technology)
                       would be in the region of 1,755 to 2016 (i.e. half the previous amount under
                       the 1991 to 2001 based projections).
                 •     South Bucks’ growth potential (still unconstrained by land/premises or
                       technology) would be in the region of 3,145 to 2016 (i.e. half the previous
                       amount under the 1991 to 2001 based projections).
                 •     Wycombe’s growth potential (still unconstrained by land/premises or
                       technology) would be in the region of 1,755 to 2016 (i.e. half the previous
                       amount under the 1991 to 2001 based projections).


6.68       If Buckinghamshire County was completely unable to draw in any more net in-
           commuters from the BCA, then the growth of Chiltern, South Bucks and Wycombe
           would solely rely upon their ability to attract workers from Aylesbury Vale.




Buckinghamshire Employment Land Review                 67
DPDS Consulting Group & GWE Research
C2890 - August 2006
6.69       With these scenarios in mind it is possible to develop a set of sector forecasts
           constrained by the supply of labour. However, the analysis above holds many labour
           supply components equal over the forecast period and the development of these
           forecasts would be ill advised until we have considered these components.




Buckinghamshire Employment Land Review          68
DPDS Consulting Group & GWE Research
C2890 - August 2006
7.0         BUCKINGHAMSHIRE AND BUCKINGHAMSHIRE COMMUTE AREA LABOUR
            MARKET PROSPECTS


7.1         As we have seen, Chiltern, South Bucks and Wycombe were able to grow between
            1991 and 2001 mainly because they were able to ‘pull in’ large numbers of workers
            from Aylesbury Vale and from the Buckinghamshire Commute Area to fill the growth
            in employment demand. It was able to do this because Aylesbury Vale and the
            Buckinghamshire Commute Area both had:

                 •     A growing working age population;
                 •     An increasing rate of economic activity;
                 •     Capacity from an unemployed population;
                 •     In addition, the BCA was able to ‘pull in’ large numbers of workers from
                       outside the Buckinghamshire Commute Area to fill its employment demand on
                       a daily basis.


7.2         So, for growth in Chiltern, South Bucks and Wycombe and Buckinghamshire to
            continue to 2016, as it did between 1991 and 2001, then some combination of the
            following must occur:


                  •    the trends in Aylesbury Vale and the Buckinghamshire Commute Area
                       working age population growth continue as they did between 1991 and 2001
                  •    economic activity rates continue to rise and unemployment rates to fall
                  •    the ability of the districts, Buckinghamshire and the Buckinghamshire
                       Commute Area to ‘pull in’ additional workers to support growth continues - i.e.
                       net commuting into Buckinghamshire and the Buckinghamshire Commute
                       Area continues to grow as it did between 1991 and 2001
                 •     a progressively increasing proportion of current out-commuters in Chiltern,
                       South Bucks and Wycombe begin to work within their home district (as they
                       will across most of the Commute Area districts) – i.e. a reversal in current
                       commuting patterns within the Buckinghamshire Commute Area. (In 2001,
                       some 22,23043 commuters left Chiltern every day to work outside, 19,365 left
                       South Bucks and 30,450 left Wycombe).           Is it possible that a greater
                       proportion of the Chiltern, South Bucks and Wycombe current out-commuters
                       begin to work within the districts? This is discussed in detail in the remainder
                       of this chapter.


43
     Census 2001 origin-Destination Statistics
Buckinghamshire Employment Land Review                69
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Milton Keynes South Midlands Growth Area


7.3        The Milton Keynes South Midlands (MKSM) Growth Area comprises Bedfordshire
           and Luton (Eastern Region), Milton Keynes and Aylesbury Vale (South East region)
           and Northamptonshire (East Midlands region). It forms part of the Buckinghamshire
           Commute Area, as defined in this study. The expected growth of Milton Keynes and
           Aylesbury Vale is of particular interest to this study, due to the direct impact on
           employment and commuting patterns in the other districts within Buckinghamshire.


7.4        In the period from 2006 to 2026, it is anticipated that employment will increase by
           48,850 jobs in Milton Keynes and 21,200 in Aylesbury Vale44. The MKSM Growth
           Area is intrinsically tied to the BCA and so the BCA prospects can be used as a proxy
           for the prospects for the MKSM area. The expected employment growth in Milton
           Keynes and Aylesbury will have a considerable impact upon the commuting patterns
           within the Buckinghamshire Commute Area, and is discussed further below.


           Buckinghamshire Commute Prospects to 2016


7.5        Between 1991 and 2001 the working age population for the broader area grew by
           4.5% and is expected to grow by 10.1% from 2001 to 2016 (an additional 2.0 million
           people). There is little evidence to suggest that the growth of the Buckinghamshire
           Commute Area will be constrained by the growth of the population of its own broader
           commute area.


7.6        The working age population of the Buckinghamshire Commute Area is expected to
           rise by 14% to 201645. Whist this means that the locally driven labour supply element
           will continue, it is not a rate of growth which will ease pressure on the need to
           continue to ‘pull in’ commuters from outside the Commute Area (if previous growth is
           to be sustained).


7.7        Most commentators agree that it is highly unlikely for unemployment to fall further or
           for economic activity to increase further and hence these options has been removed.




44
  South East Plan Section E8 (Milton Keynes and Aylesbury Vale), South East Regional Assembly, March 2006
45
  ONS Population Projections
Buckinghamshire Employment Land Review                     70
DPDS Consulting Group & GWE Research
C2890 - August 2006
7.8        This leaves the growth of Buckinghamshire hinging upon its ability to ‘pull in’ an
           additional net 50,000 workers daily from the Buckinghamshire Commute Area or for
           commuting patterns to change within the Buckinghamshire Commute Area (and in
           favour of Buckinghamshire). There are several questions to consider to inform the
           debate:


                 •        Will Greater London be able to accommodate further employment growth
                          given land and premises constraints (as opposed to labour market
                          constraints)?
                 •        Will employment demand be there from industry in the Buckinghamshire
                          Commute Area as it was between 1991 and 2001?
                 •        Would the transport infrastructure into Buckinghamshire Commute Area be
                          able to facilitate such an increase?
                 •        Will the rise in flexible working practices and homeworking amongst the
                          professionals who tend to commute in the Buckinghamshire Commute Area
                          mean that additional commuters can be sustained on the transport
                          infrastructure? What will the impact be of improvements to the transport
                          and communications infrastructure in the South East?
                 •        Will professional people within Buckinghamshire continue to need to
                          commute to the BCA? i.e. will local job opportunities improve and will they
                          continue to want/need to commute?
                 •        What will be the impact of such factors Government policy on older
                          workers?
                 •        What will the impact of the influx of Polish and other new EU workers be?


           Likely impact of changing commuting patterns


7.9        There are two studies which shed light on the issue of commuting patterns between
           London and its Commute Area and which can help to answer some of these
           questions. The first of these is an analysis undertaken by Cambridge Econometrics
           (CE): Commuter Flows in London and the Wider South East 2001 to 2016/21 (July
           2005). This study examined the patterns of commuting in London and the South East
           from 2001 to 2016 and onwards to 2021. In summary, the forecasts showed that
           commuting patterns between the South East and London will even out to some extent
           through growth of residents and workplaces. The study found that, to 2016, the
           growth of residents in London will outperform growth of workplaces.               This will
           generate a labour supply surplus which the South East can effectively use to offset

Buckinghamshire Employment Land Review                  71
DPDS Consulting Group & GWE Research
C2890 - August 2006
           the mismatch between the growth of its workplaces over its residents. The past
           trends of net out-commuting in the South East region will be largely be cancelled out
           by the growth of jobs in the region.


7.10       The second study, Labour Market Balances and Employment in the Wider South East
           2003, was undertaken by GLA Economics and explored distinctive scenarios with
           respect to the willingness and ability of the workforce to travel between a region of
           residence and a region of workplace. The scenarios looked at possible differences in
           the propensity to commute, itself influenced by a number of determinants including
           wage and job differentials, costs of living and quality of life and the transport
           infrastructure.           The study predicts a similar situation to the CE scenario, concluding
           that ‘trends in growth in the South East suggest that demand for labour will rise in
           relation to supply, whereas in London the opposite trend is to be expected. If existing
           trends in commuting develop, this difference will be substantially balanced as out
           commuting from London fills the growing demand outside, and reduces the demand
           inside’. The study goes on to conclude that ‘The most likely outcome is a reduction in
           the rate of growth in commuting into London, and a continuing decline in the
           proportion of London’s workforce commuting in from outside’.

7.11       Both studies are therefore suggesting that greater balance between the South East
           and London will exist in the future. For Chiltern, South Bucks and Wycombe, this
           means that there will be a greater chance of the districts being able to continue to
           draw in additional workers from outside, if required to do so. It also means that there
           will be less pressure on its indigenous workers to commute outwards than previously.


7.12       The significant expected growth in Aylesbury Vale and Milton Keynes may also
           improve Chiltern, South Bucks and Wycombe’s chances at drawing in workers from
           outside, although this may not be a scenario that the individual districts are working
           towards in their policy objectives.            The Milton Keynes and South Midlands Sub-
           regional Strategy (March 2005) shows that an additional 15,000 homes will be built in
           Aylesbury town from 2001 to 2021 and 44,900 in Milton Keynes.


           Impact of flexible working


7.13       A further factor which leads us to believe that Chiltern, South Bucks and Wycombe
           could achieve their projected potential growth path unconstrained by labour supply
           concerns the issue of flexible working patterns. Flexible working is an increasingly
           popular trend in the UK and globally, as people are increasingly able to use
Buckinghamshire Employment Land Review                    72
DPDS Consulting Group & GWE Research
C2890 - August 2006
           communications technologies to undertake office-based work from home or a location
           remote from centralised office, distribution or production facilities. In spring 2005, it
           was estimated that around 3.1 million people in the UK worked mainly from home or
           in other remote locations46. The number of homeworkers in the UK has risen by 35%
           since 1997 and, with Flexible Working employment legislation introduced by the
           government in April 200347, is set to continue.


7.14       Flexible working means that all districts of the UK (including Chiltern, South Bucks,
           Wycombe and the Buckinghamshire Commute Area) could potentially accommodate
           local business growth in particular sectors without local workers and/or without daily
           in-commuters.


7.15       Certain occupations and industries are more suited to flexible working than others
           including sales; professional services occupations (e.g. consultants, solicitors,
           journalists); teachers delivering e-learning services; delivery service occupations and
           lower skilled or part-time workers who are able to fulfil call-centre type services from
           home48. The industries in which homeworkers tend to be located in may impact upon
           property circumstances, for example in semi- and lower-skilled sectors planning
           permission may be required for homeworking. However the majority of homeworkers
           will tend to be located in Professional, ICT and office-based roles and therefore may
           work from a home office without requiring planning permissions.


7.16       As a result of flexible working, and for professional industries and occupations, it is
           perhaps reasonable to assume that the physical site of a business and
           entrepreneurial activity will increasingly switch towards a smaller serviced office in the
           area of residence of the owner-manager. The owner-manager no longer needs to
           commute to an expensive office in London as their employment needs are met
           remotely and by homeworkers. As such, those economies currently characterised by
           resident-based employment within these industries and occupations will see greater
           occurrences of demand for smaller offices which can support homeworkers.




46
   Labour Market Trends, October 2005, ONS
47
   Parents of children aged under six or disabled children aged under eighteen have a right to apply to work flexibly and their
employers have a duty to consider the requests seriously. Employees are able to request a change to the hours they work; a
change to the times when they are required to work or a to work from home.
48                     th
   Sunday Times, 26 February 2006
Buckinghamshire Employment Land Review                          73
DPDS Consulting Group & GWE Research
C2890 - August 2006
7.17       There is little tangible evidence which enables us to quantify the impact of
           homeworking on Chiltern, South Bucks, Wycombe and their Buckinghamshire
           Commute Area as it effects the location of employment. However, the rapid growth in
           homeworking in particular sectors cannot be ignored. Entrepreneurs coordinate the
           use of their factors of production – land, labour and capital – and adapt their business
           models according to the availability of each.               As a result, homeworking is likely to
           have a significant impact on the need for the daily physical commute into and within
           the Commute Area but also from within the Commute Area and into London. It is
           also likely to drive local business growth in areas characterised by higher-order
           residence-based occupations such as in Chiltern. These are defined as Managers,
           Senior officials, Professionals, Associate professionals and Technical occupations.


           Impact of immigration

7.18       There is also limited information available on the impact of immigration, especially
           from Poland and other Eastern European countries, on the labour market. In some
           recent analysis undertaken by Ernst and Young49, it was found that in the short term
           immigration has increased labour market flexibility in the UK. In the longer term it is
           expected that immigration will boost the productive potential of the Country.

           Impact of older worker legislation

7.19       On 25th May 2006, the Government published the White Paper on pension reform
           detailing proposals for the pension infrastructure over the next forty years50. The
           state pension age will increase gradually in line with life expectancy. Between 2024
           and 2026, the state pension age will rise to 66 and between 2034 and 2036 rise to 67
           and then to 68 between 2044 and 2046. The increase in the number of older workers
           may therefore have a significant impact on the future prospects of the
           Buckinghamshire Commute Area.




49
  Economic Outlook for Business, Issue Number 35, Spring 2006, Ernst and Young
50
  www.dwp.gov.uk/pensionsreform
Buckinghamshire Employment Land Review                     74
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Conclusions on labour supply

           Chiltern
7.20       If Chiltern grows to 2016 according to recent previous growth patterns, the economy
           will grow by an additional 3,510 jobs (10.8%). However, if Chiltern grows to 2016
           according to the IER projections, the economy will grow by 5,760. From 2016 to
           2026, the IER projections show that Chiltern would grow by a further 5,870 jobs.

           South Bucks
7.21       If South Bucks grows to 2016 according to recent previous growth patterns, the
           economy will grow by an additional 6,285 jobs (21.1%). However, if South Bucks
           grows to 2016 according to the IER projections (Table 6.12), the economy will grow
           by 6,890. From 2016 to 2026, the IER projections show that South Bucks would
           grow by a further 6,810 jobs.

           Wycombe
7.22       If Wycombe grows to 2016 according to recent previous growth patterns, the
           economy will grow by an additional 20,320 jobs (25.7%). However, if Wycombe
           grows to 2016 according to the IER projections (Table 6.13), the economy will grow
           by 13,770. From 2016 to 2026, the IER projections show that Wycombe would grow
           by a further 14,500 jobs.


           Labour supply
7.23       From 1991 to 2001, the Chiltern, South Bucks and Wycombe economies experienced
           both continued deindustrialisation (absolute decline in manufacturing employment)
           and tertiarisation (absolute increase in service sector employment) to a lesser degree
           than the South East region as a whole.                 The IER based projections show a
           continuation of this fast pace of transition to 2016 and beyond to 2026.


7.24       Based upon the past performance and nature of the local economies, it was
           considered reasonable to assume that:


                    •        Chiltern is more likely to achieve future growth similar to that projected by
                             the mean of the two sets of projections
                    •        South Bucks is more likely to achieve future growth similar to that
                             projected by the 1991 and 2001 projections
                    •        Wycombe is more likely to achieve future growth similar to that projected
                             by IER projections


Buckinghamshire Employment Land Review                  75
DPDS Consulting Group & GWE Research
C2890 - August 2006
 7.25       In summary, there are a number of key reasons why we believe that Chiltern, South
            Bucks and Wycombe employment demand will be in the order of magnitude of the
            level projected above:


                  1. Less pressure from Greater London on its surrounding districts for in-
                       commuters to 2016, and a possible rise in out-commuters from Greater
                       London, means there will be a greater chance of Chiltern, South Bucks and
                       Wycombe being able to continue to draw in additional workers from outside;
                  2. This also means that there will be less pressure on its indigenous Chiltern,
                       South Bucks and Wycombe workers to commute outwards to London than
                       previously;
                  3. Changes in attitudes to commuting;
                  4. Changes in need to commute;
                  5. Rising numbers of homeworkers should reduce the strain on the transport and
                       communications infrastructure in the Buckinghamshire Commute Area and
                       enable additional workers who need to commute to the Area to do so;
                  6. Flexible work patterns, remote working and homeworking are likely to drive
                       local business growth in areas characterised by higher-order residence-based
                       occupations such as Chiltern, South Bucks and Wycombe;
                  7. Transport improvements51;
                  8. Immigration;
                  9. Older workers;
                  10. Population growth in Aylesbury Vale and Milton Keynes.


7.26 With little research on each of these fundamental issues, and certainly no combined
        evidence, it is simply not possible to accurately quantify and model the overall likelihood
        nor impact of any combined result. However, there is good evidence to suggest that the
        combination of these factors will ease considerably the need for the net additional in-
        commuters to Buckinghamshire, thereby enabling a positive level of employment growth
        to be achieved in Chiltern, South Bucks and Wycombe. In light of this difficulty, we
        have not sought here to provide a set of labour supply constrained forecasts. In any
        event, and as we see in the next chapter, the application of the tight land/premises
        constraint ultimately means that the labour supply constraint is not the main factor to
        consider when formulating forecasts.


 51
    In Chiltern, some improvements to the road infrastructure are planned however no major transport improvements are detailed
 in the Buckinghamshire Local Transport Plan. In Wycombe, some improvements to the road infrastructure are planned
 however no major transport improvements are detailed. South Bucks is mainly Metropolitan Green Belt and no major
 improvements are planned.
 Buckinghamshire Employment Land Review                          76
 DPDS Consulting Group & GWE Research
 C2890 - August 2006
8.0        THE TECHNOLOGICAL BOOST FACTOR, INTENSIFICATION AND WORKER
           DENSITIES


8.1        The impact of the introduction of new technology and higher skill levels are at the
           heart of productivity improvements in the South East as they are in all regions.
           SEEDA expects that productivity growth will increase by around 3% per annum to
           201652. At the individual firm level productivity improvements mean that the same
           level of output from that site can theoretically be achieved with fewer workers. The
           effect of this process on employment sites is that businesses require less space to
           produce their output, thereby freeing space for other businesses.


8.2        In reality, an increase in productivity which reduces the total floorspace requirement
           will not necessarily mean that the free space can be used by other businesses. The
           savings which could be made by moving to a smaller unit may be outweighed by the
           cost of doing so. The key question is whether not moving to a smaller unit will lead to
           more efficient use of space.


8.3        What evidence is there that employment densities will change? In 2004, DTZ Pieda
           produced a report on behalf of the South East Regional Assembly, which examined
           working practices in the South East Region53. From 1997 to 2004, DTZ Pieda found
           that employment densities have not changed significantly in the South East. For
           example, in the office sector, their survey showed an increase of 0.4m2 per employee
           over this period.


8.4        Most organisations surveyed in this study had undergone some sort of organisational
           restructuring from 2001 to 2004. The study highlighted that, in the past, high rates of
           economic growth have generally been complemented by an increase in the average
           floorspace per person in a workplace. However, more recently, economic growth has
           not generated any growth in floorspace per person ratios. This trend suggests that
           recent economic growth has been achieved through more efficient utilisation of the
           factors of production (land, labour and capital).




52
  Review of Regional Economic Strategy 2006-2016 The Evidence Base Interim Paper, SEEDA, November 2005
53
  Use of Business Space and Changing Working Practices in the South East, DTZ Pieda. May 2004
Buckinghamshire Employment Land Review                     77
DPDS Consulting Group & GWE Research
C2890 - August 2006
8.5         The study goes on to suggest that the more efficient use of employment land in the
            South East may be a result of the overall decline in the manufacturing sector,
            combined with growth of the service sector and changing working practices.           As
            advances in technology continue to improve the efficiency and accessibility of remote
            working, there may be further impact upon the need and use of employment land in
            the future. Currently, there is no evidence available as to how this trend is impacting
            upon small and medium sized enterprises (SMEs), however in larger companies,
            there is scope for new working practices to be trialled without damaging economies of
            scale.


8.6         The potential intensification of employment sites was examined in the Spaceless and
            Jobless Growth Study undertaken by SQW on behalf of Buckinghamshire County
            Council. The report explored the potential for the economy to accommodate and
            support growth without a significant increase in employment land or numbers of new
            employees. It investigated the scope for intensification of use on existing employment
            sites and a survey of local businesses was also carried out. The study found that
            there was scope for intensification in terms of land usage but that a shift in attitudes
            was needed to foster growth in new, more intensive forms of working (Final report,
            February 2002 paragraph 8.34).


8.7         The report also found that the intensification of an employment site will depend upon
            the layout and the characteristics of businesses. Sites which have relatively high
            densities and good building design may allow businesses to become more job
            intensive, however such developments restrict any further intensification on the site.


8.8         Further work is currently being undertaken on this issue through an EU Interreg
            project on Smart Economic Growth in the South East region. Smart growth may be
            defined as economic growth which does not require the importing of extra labour or
            the use of extra land. This is achieved by increasing the economic activity rate,
            increasing the skill base of the workforce, promoting the use of technology to improve
            productivity or the out-sourcing of jobs that do not have to be based in the area54. In
            particular, this new study will focus on how smart economic growth can be achieved
            and promoted while minimising negative environmental impacts.




54
     Draft South East Plan, March 2006, SEERA
Buckinghamshire Employment Land Review             78
DPDS Consulting Group & GWE Research
C2890 - August 2006
8.9        Within Chiltern district, a survey of local employers was undertaken in 2005 in order
           to examine the number of employees on particular premises.            Only 37 firms
           completed the survey questionnaire in total and so the results do not allow any clear
           assumptions to be made regarding worker densities and utilisation of business space.


8.10       Improvements in technology and smart growth may generate higher levels of
           economic growth throughout the South East region, however there is no quantitative
           evidence on this available and therefore no amendment has been made to the
           projections in this study.




Buckinghamshire Employment Land Review          79
DPDS Consulting Group & GWE Research
C2890 - August 2006
9.0        THE LAND/PREMISES CONSTRAINT

9.1        In this chapter we apply the land/premises constraint to the employment land
           projections i.e. B1 (office), B2 (industrial) or B8 (warehousing) land. In the analysis in
           this chapter, sub-totals of land requirement for B1, B2 and B8 uses have been
           provided, alongside a total for all three land uses. It is important to note that while
           this is important for examining the overall scale of potential employment land
           demand, the three use classes are very different in terms of the development
           opportunities.


9.2        It is also important to note that a significant proportion of the potential growth in
           Chiltern, South Bucks and Wycombe stems from sectors which are not located on
           employment land (B Use Classes). The economic growth from these sectors will
           have a large impact on the local economy and should be borne in mind when
           considering future planning policies.


           Chiltern land and premises

9.3        The Commercial and Industrial Floorspace and Rateable Value Statistics (2001) from
           the ODPM shows that Chiltern has a total supply of employment land of 372,000m2.
           This total comprises 106,000m2 of office space, 186,000m2 of industrial space and
           80,000m2 of warehousing space.


9.4        Since the data is from 2001, we must take account of planning permissions which
           have since been granted and implemented, those which have since expired and any
           loss of employment land to other uses.         The stock of planning permissions for
           employment development in Chiltern District is set out in the Council’s Annual
           Monitoring Report 2005. However the data on whether planning permissions have
           been completed or are outstanding is not available for the period between 2001 and
           2005. However, permissions have been granted and implemented during this period
           and so the overall stock of land will have changed. In addition, some permissions will
           have expired. Since comprehensive data is not available on this. Therefore no
           estimate of the supply of outstanding planning permissions, as at 1/4/ 2006, is given
           in this review.




Buckinghamshire Employment Land Review             80
DPDS Consulting Group & GWE Research
C2890 - August 2006
9.5        Data on the loss of employment land to other uses since 2001 is also not
           comprehensive, the status as to whether all permissions have been implemented is
           not known. However draft data suggests that 1,457m2 of B1 space, 2,468m2 of B2
           space and 3,333m2 of B8 since 2001has been lost. As indicated in the Council’s
           Annual Monitoring Report 2005, the recording of completions of new employment
           planning permissions has not been carried out since 2001. The Council hopes to
           update this to 1st April 2006 for the 2005/6 Annual Monitoring Report (AMR page
           117).

9.6        In order to provide employment land calculations this review utilises the 2001 land
           supply set out above and applies the data on employment land loss to it. As a result
           the Floorspace has been estimated to be 104,543m2 of B1, 183,532m2 of B2 and
           76,667m2 of B8 floorspace (totalling 364,742m2).             These figures will therefore be
           used in the employment land calculations.              In terms of hectares, this represents
           10.4ha of B1 floorspace, 18.3ha of B2 floorspace and 7.6ha of B8 floorspace (36.3ha
           of floorspace in total).

           Table 9.1 : Chiltern’s employment floorspace losses since 2001

                                    Total       Floorspace lost     New floorspace     Amended baseline
                                floorspace in    to other uses      built since 2001   floorspace figures
                                  2001 (m2)     since 2001 (m2)            (m2)               (m2)
             B1                106,000           1,457                  -                104,543
             B2                186,000           2,468                  -                183,532
             B8                  80,000          3,333                  -                 76,667
           Total               372,000           7,258                  -                364,742


9.7        Comparing the amount of floorspace per working age person in Chiltern shows that
           there is 5.8m2 of employment floorspace per person compared to 15.3m2 in South
           Bucks and 11.3m2 in Wycombe.


9.8        In the following tables, we present the potential demand for land/premises if the
           factors of production (labour supply, premises or technology) were readily available to
           support the growth.

9.9        Table 9.2 shows that the potential growth of Chiltern from 2001 to 2016 would be an
           additional 3,595 jobs. The proportion of people who work mainly at or from home is
           estimated from the Census 2001, however we assumed that this will grow by 15% to
           2016, based upon the 2001 value. This assumption has been made based on trends
           in homeworking seen nationally between 1997 and 2005 (see paragraph 6.11 for
           further information). As a result, an additional 2,685 people in Chiltern would work
Buckinghamshire Employment Land Review                   81
DPDS Consulting Group & GWE Research
C2890 - August 2006
           mainly at or from home in 2016 (6,028 people worked from home in Chiltern in the
           above sectors in 2001).

9.10       A further 905 jobs would be located on employment land on a day to day basis,
           requiring an additional 9,900m2 of floorspace (2.7% increase) or 4.6 hectares of
           employment land. This total requirement may be lower if there are any outstanding
           planning permissions of B1, B2 or B8 employment land in the district between 2001
           and 2016.

9.11       The current stock of employment land in Chiltern demonstrates little additional
           capacity by way of additional space from new allocations, which is the constraint
           which will ultimately determine the actual employment forecasts.                           However, the
           information presented in Table 9.2 is of great importance as it provides the economic
           case for retaining employment land in Chiltern.



           Table 9.2 : Potential growth in employment land in Chiltern (no land/premises
           constraint) 2001-2016

                                                                                     Change in
                                                            Change in
                                                                                    number who
                                                              number                                            Change in
                                         Change in                                    work on      Change in
                                                             who work                                            total site
                      Sector               total                                    employment     floorspace
                                                            mainly at or                                           area
                                        employment                                   sites on a       (m2)57
                                                               from                                             (hectares)
                                                                                     day to day
                                                              home55
                                                                                      basis56
           Banking and business
           services                               1,275                 695                 580        15,585           4.7
           Professional services                  2,775              1,400                1,375        27,785           8.4
           Public admin &
           defence                                   40                 30                    10            5           0.0
           Health & education                       155                155                     0            0           0.0
           Total B1                               4,245              2,280                 1,965       43,375          13.2
           Manufacturing                           -995                -70                  -925      -31,415          -7.7
           Construction                             195                300                  -110       -6,565          -1.6
           Total B2                                -800                230                -1,035      -37,980          -9.4
           Transport and
           communications                           345                 170                 175         8,525           1.6
           Wholesale                               -195                   5                -200        -4,020          -0.8
           Total B8                                 150                 175                 -25          4505           0.9
           Total B1, B2 and B8                    3,595              2,685                  905         9,900           4.6
           NB Figures are rounded to nearest five units and therefore may not sum
           Source: Mean of IER and 91-01 Projections; Census 2001




55
   Sourced from Census 2001, Table S129
56
   Total Employment minus number working from home
57
   See Appendix C for further information on employment densities and site densities.
Buckinghamshire Employment Land Review                       82
DPDS Consulting Group & GWE Research
C2890 - August 2006
9.12       A similar picture for potential growth of Chiltern from 2016 to 2026 is provided in
           Table 9.3, showing an additional 9.0 hectares of employment land would be required
           in order to accommodate employment growth of 3,595 jobs. From 2001 to 2026,
           there is an overall land requirement of 39,235m2 (unconstrained by land/premises),
           which represents a 12.0% increase in employment land in the district.


           Table 9.3 : Potential growth in employment land in Chiltern (no land/premises
           constraint) 2016-2026


                                                                                 Change in
                                                      Change in                 number who
                                                                                                            Change
                                           Change in number who                   work on     Change in
                                                                                                             in total
                       Sector                total   work mainly                employment    floorspace
                                                                                                            site area
                                          employment  at or from                 sites on a       (m2)
                                                                                                           (hectares)
                                                        home                     day to day
                                                                                    basis

           Banking and business
           services                                  955                 510            445       12,290          3.7

           Professional services                   2,600               1,300          1,300       26,800          8.1

           Public admin & defence                     -15                   5           -20          -10          0.0

           Health & education                        160                   75            85           65          0.0

           Total B1                                3,700               1,890          1,810       39,145         11.9

           Manufacturing                            -600                  -85          -515      -16,755         -4.1

           Construction                              155                 180            -25       -1,355         -0.3

           Total B2                                 -445                   95          -540      -18,110         -4.5
           Transport and
           communications                            250                 110            140        7,135          1.4

           Wholesale                                   90                  30            60        1,165          0.2

           Total B8                                  340                 140            200         8300          1.6

           Total B1, B2 and B8                     3,595               2,125          1,470       29,335          9.0

           NB Figures are rounded to nearest five units and therefore may not sum
           Source: Mean of IER and 91-01 Projections; Census 2001


9.13       The unconstrained projections show that employment growth from 2001 to 2026 will
           be driven by sectors located on office employment land, namely Banking and
           business services; Professional services; Public admin and defence and Health and
           education. Analysis of the trends in the size of businesses in Banking, finance and
           professional services between 1987 and 2004 show that in Chiltern in 1987:
                 •     88.8% of businesses in these sectors were micro (defined as 1 to 10
                       employees)
                 •     10.8% businesses were small (11 to 49 employees)
Buckinghamshire Employment Land Review                        83
DPDS Consulting Group & GWE Research
C2890 - August 2006
                 •     0.4% businesses were medium (50 to 199 employees)
                 •     no large businesses

9.14       However, by 2004 the size composition of businesses in these sectors had shifted:
                 •     95.8% businesses were micro
                 •     3.5% businesses were small
                 •     0.7% businesses were medium
                 •     0.0% businesses were large


9.15       The size profile of businesses in Finance, banking and professional services in
           Chiltern in 2004 therefore suggests that future growth in these sectors will result in an
           increased in demand for small scale space to accommodate the growth in micro
           businesses. This may be achieved through new forms of workspace accommodation
           including incubation units (start-up units) and managed office workspace. Incubation
           space may be developed on small sites which can be easily developed for this
           purpose. Key links with the High Wycombe Enterprise Hub, the Chilterns Enterprise
           Gateway, also in High Wycombe and the Aylesbury Vale Enterprise Hub and
           Chilterns Enterprise Gateway may also be important for developing incubation space.


           South Bucks land and premises


9.16       The current supply of employment land in South Bucks is 372,000m2 comprising
           160,000m2 of office space, 107,000m2 of industrial space and 105,000m2 of
           warehousing space. However, since 2001, some employment land in South Bucks
           may have been lost to housing. Evidence of this trend in South Bucks highlights the
           following instances (B Use Classes):
                     • Demolition of Sanderson factory (loss of B2 land)
                     • Redevelopment of Ridgeway Trading Estate (gain B2 and B8)
                     • New       buildings on Uxbridge Business Park, excluding Perkin Elmer
                       redevelopment at Beaconsfield (loss of B2 and gain B1)


9.17       Therefore, since 2001 this data suggests that 36,958 m2 of industrial land has been
           lost, 20,425 m2 of office floorspace has been built and 14,289 m2 of warehousing
           space has been built. As a result, the current baseline floorspace in South Bucks
           would be 180,425 m2 of office space, 70,042 m2 of industrial space and 179,289 m2
           of warehousing space (totalling 679,087 m2). These figures will therefore be used in
           the employment land calculations.

Buckinghamshire Employment Land Review               84
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Table 9.4 : South Bucks employment floorspace losses and completions since
           2001

                                Total floorspace   Floorspace lost   New floorspace       Amended
                                  in 2001 (m2)      to other uses    built since 2001      baseline
                                                   since 2001 (m2)          (m2)         floorspace
                                                                                        figures (m2)
                  B1                     160,000             -           20,425          180,425
                  B2                     107,000      -44,112             7,151           70,042
                  B8                     105,000        -632             14,921          179,289
                Total                    372,000      -44,744            42,497          679,087


9.18       In terms of hectares, this represents 55.5ha of B1 floorspace, 17.5ha of B2
           floorspace and 35.9ha of B8 floorspace (totalling 108.9ha of floorspace). Comparing
           the amount of floorspace per working age person in South Bucks shows that there is
           15.3m2 of employment floorspace per person compared to 5.8m2 in Chiltern and
           11.3m2 in Wycombe.

9.19       In the following tables, we present the potential demand for land/premises if the
           factors of production (labour supply, premises or technology) were readily available to
           support the growth.

9.20       Table 9.5 overleaf shows that the potential growth of South Bucks from 2001 to 2016
           would be an additional 6,700 jobs. The proportion of people who work mainly at or
           from home is estimated from the Census 2001, however we assumed that this will
           grow by 15% to 2016, based upon the 2001 value. This assumption has been made
           based on trends in homeworking seen nationally between 1997 and 2005 (see
           paragraph 6.11 for further information). As a result, an additional 2,205 people in
           South Bucks would work mainly at or from home in 2016 (4,085 people worked from
           home in South Bucks in the above sectors in 2001).

9.21       A further 4,485 jobs would be located on employment land on a day to day basis,
           requiring an additional 129,225m2 of floorspace (19.0% increase) or 34.1 hectares of
           employment land. This total requirement may be lower if there are any outstanding
           planning permissions of B1, B2 or B8 employment land in the district between 2001
           and 2016.




Buckinghamshire Employment Land Review                  85
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Table 9.5 : Potential growth in employment land in South Bucks (no
           land/premises constraint) 2001-2016


                                                          Change in           Change in
                                                           number            number who                       Change in
                                        Change in                                                Change in
                                                          who work             work on                         total site
                    Sector                total                                                  floorspace
                                                          mainly at          employment                          area
                                       employment                                                   (m2)60
                                                           or from          sites on a day                    (hectares)
                                                           home58           to day basis59

             Banking and                       1,525               460                  1,060       41,610          12.8
             business services
             Professional                      2,555               775                  1,785       36,865          11.3
             services
             Public admin &                     -150                -20                  -135          -210          -0.1
             defence
             Health &
                                               3,960             1,155                  2,805       11,295            3.5
             education
             Total B1                          7,890             2,370                  5,515       89,565          27.6

             Manufacturing                    -1,300              -125                  -1,180      -16,010          -4.0

             Construction                       -835              -300                   -535       -12,375          -3.1

             Total B2                         -2,135              -425                  -1,715      -28,385          -7.1
             Transport and                     1,270               265                  1,005       77,820          15.6
             communications
             Wholesale                          -325                 -5                  -320        -9,775          -2.0

             Total B8                            945               260                    685       68,045          13.6
             Total B1, B2 and                  6,700             2,205                  4,485      129,225          34.1
             B8
           NB Figures are rounded to nearest five units and therefore may not sum
           Source: 91-01 Projections; Census 2001


9.22       In actual fact, the current stock of employment land in South Bucks demonstrates
           little additional capacity by way of additional space from new allocations or change of
           use (amongst B Use Classes), which is the constraint which will ultimately determine
           the actual employment forecasts. However, the information presented in Table 9.5 is
           of great importance as it provides the economic case for retaining employment land
           in South Bucks. A similar picture for potential growth of South Bucks from 2016 to
           2026 is provided in Table 9.6.




58
   Sourced from Census 2001, Table S129
59
   Total Employment minus number working from home
60
   See Appendix 2 for further information on employment densities and site densities.
Buckinghamshire Employment Land Review                       86
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Table 9.6 : Potential growth in employment land in South Bucks (no
           land/premises constraint) 2016-2026

                                                                            Change in
                                                     Change in
                                                                           number who                     Change in
                                          Change in   number                                 Change in
                                                                             work on                       total site
                    Sector                  total    who work                                floorspace
                                                                           employment                        area
                                         employment mainly at or                                 (m2)
                                                                          sites on a day                  (hectares)
                                                    from home
                                                                           to day basis
           Banking and                         1,015                55                965        37,526          11.5
           business services
           Professional                        1,705                90              1,615        33,203          10.2
           services
           Public admin &                            65              5                 65            92           0.0
           defence
           Health & education                  1,250                85              1,165         4,573           1.4

           Total B1                            4,035               235              3,810        75,396          23.2

           Manufacturing                        -840                25               -865       -12,536          -3.1

           Construction                         -560                25               -585       -12,545          -3.1

           Total B2                            -1,400               50              -1,450      -25,081          -6.3
           Transport and                            850             30                820        62,261          12.5
           communications
           Wholesale                                 90              5                 80         1,755           0.4

           Total B8                                 940             35                900        64,016          12.8
           Total B1, B2 and                    3,575               320              3,260       114,331          29.7
           B8
           NB Figures are rounded to nearest five units and therefore may not sum
           Source: 91-01 Projections; Census 2001


9.23       The potential growth of South Bucks shows that from 2016 to 2026, an additional
           29.7 hectares of employment land would be required in order to accommodate
           employment growth of 3,575 jobs.                   From 2001 to 2026, there is an overall land
                                                2
           requirement of 243,556 m (unconstrained by land/premises), which represents a
           35.9% increase in employment land in the district.


9.24       The unconstrained projections show that employment growth from 2001 to 2026 will
           be driven by sectors located on office employment land, namely Banking and
           business services; Professional services; Public admin and defence and Health and
           education.


9.25       Analysis of the trends in the size of businesses in Banking, finance and professional
           services between 1987 and 2004 show that in South Bucks in 1987,
                         •        80.4% of businesses in these sectors were micro
                         •        17.0 % were small
Buckinghamshire Employment Land Review                        87
DPDS Consulting Group & GWE Research
C2890 - August 2006
                         •        2.6% were medium
                         •        no large companies


9.26       However, by 2004 the size composition of businesses in these sectors had shifted:
                         •        93.8% were micro
                         •        5.0% were small
                         •        0.9% were medium
                         •        0.3% were large


9.27       The size profile of businesses in Finance, banking and professional services in South
           Bucks in 2004 therefore suggests that future growth in these sectors will result in an
           increased in demand for small scale space to accommodate the growth in micro
           businesses.             This may be achieved through incubation and managed office
           workspace.


           Wycombe land and premises


9.28       The current supply of traditional employment land in Wycombe is 1,331,000m2,
           comprising 389,000m2 of office space, 597,000m2 of industrial space and 345,000m2
           of warehousing space. However, since 2001, some employment land in Wycombe
           may have been lost to non B Use Classes. In terms of hectares, this represents
           38.9ha of B1 floorspace, 59.7ha of B2 floorspace and 34.5ha of B8 floorspace
           (133.1ha of floorspace in total).


9.29       Comparing the amount of floorspace per working age person in Wycombe shows that
           there is 11.3m2 of employment floorspace per person compared to 15.3m2 in South
           Bucks and 5.8m2 in Chiltern.


9.30       In the following tables, we present the potential demand for land/premises if the
           factors of production (labour supply, premises or technology) were readily available to
           support the growth.




Buckinghamshire Employment Land Review                 88
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Table 9.7 : Potential growth in employment land in Wycombe (no land/premises
                        constraint) 2001-2016


                                                         Change in           Change in
                                                          number            number who                        Change in
                                        Change in                                                Change in
                                                         who work             work on                          total site
                   Sector                 total                                                  floorspace
                                                         mainly at          employment                           area
                                       employment                                                   (m2)63
                                                          or from          sites on a day                     (hectares)
                                                          home61           to day basis62


           Banking and                         3,475               995                  2,480        59,360          18.3
           business services
           Professional                        8,535             2,110                  6,425       136,785          42.1
           services
           Public admin &                     -1,060                -50                 -1,015       -1,025          -0.3
           defence
           Health & education                    630               280                    355           335           0.1

           Total B1                          11,580              3,335                  8,245       195,455          60.1

           Manufacturing                      -2,095                -35                 -2,065      -84,100         -21.0

           Construction                        1,075               900                    175         5,695           1.4

           Total B2                           -1,020               865                  -1,890      -78,405         -19.6
           Transport and                         675               265                    410        24,660           4.9
           communications
           Wholesale                             470               140                    330         7,560           1.5

           Total B8                            1,145               405                    740        32,220           6.4
           Total B1, B2 and                  11,705              4,605                  7,095       149,270          47.0
           B8
           NB Figures are rounded to nearest five units and therefore may not sum
           Source: IER Projections; Census 2001


9.31       Table 9.7 shows that the potential growth of Wycombe from 2001 to 2016 would be
           an additional 11,705 jobs. The proportion of people who work mainly at or from home
           is estimated from the Census 2001, however we assumed that this will grow by 15%
           to 2016, based upon the 2001 value. This assumption has been made based on
           trends in homeworking seen nationally between 1997 and 2005 (see paragraph 4.9
           for further information). As a result, an additional 4,605 people in Wycombe would
           work mainly at or from home in 2016 (10,353 people worked from home in Wycombe
           in the above sectors in 2001).




61
   Sourced from Census 2001, Table S129
62
   Total Employment minus number working from home
63
   See Appendix 2 for further information on employment densities and site densities.
Buckinghamshire Employment Land Review                       89
DPDS Consulting Group & GWE Research
C2890 - August 2006
9.32       A further 7,095 jobs would be located on employment land on a day to day basis,
           requiring an additional 149,270m2 of floorspace (11.2% increase) or 47.0 hectares of
           employment land. This total requirement may be lower if there are any outstanding
           planning permissions of B1, B2 or B8 employment land in the district between 2001
           and 2016.


9.33       In actual fact, the current stock of employment land in Wycombe demonstrates little
           additional capacity by way of additional space from new allocations or change of use
           (amongst B Use Classes), which is a constraint which will goes towards determining
           the actual employment forecasts.


9.34       The supply of employment land in Wycombe, while it may act as a constraint to future
           growth, is a factor that can be controlled to influence job growth. Any policies which
           lead to a static or reduced amount of employment land will minimise job growth and
           assist in minimising commuting and the need to travel. The district’s Core Strategy
           highlights a key priority for achieving greater balance between jobs, labour and
           housing which will impact upon the need to travel to find employment. This priority
           fits with the idea of ‘Smart Growth’ which was highlighted in the previous chapter.


9.35       A similar picture for potential growth of Wycombe from 2016 to 2026 is provided in
           Table 9.8.


9.36       The potential growth of Wycombe shows that from 2016 to 2026, an additional 67.1
           hectares of employment land would be required in order to accommodate
           employment growth of 13,010 jobs. From 2001 to 2026, there is an overall land
           requirement of 375,100m2 (unconstrained by land/premises), which represents a
           28.2% increase in employment land in the district.

9.37       The unconstrained projections show that employment growth from 2001 to 2026 will
           be driven by sectors located on office employment land, namely Banking and
           business services; Professional services; Public admin and defence and Health and
           education.




Buckinghamshire Employment Land Review            90
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Table 9.8 : Potential growth in employment land in Wycombe
           (no land/premises constraint) 2016-2026


                                                         Change in          Change in
                                                          number           number who                    Change in
                                          Change in                                         Change in
                                                         who work            work on                      total site
                    Sector                  total                                           floorspace
                                                         mainly at         employment                       area
                                         employment                                             (m2)
                                                          or from         sites on a day                 (hectares)
                                                           home            to day basis

            Banking and                        3,055               820              2,235       56,990          17.5
            business services
            Professional                       9,420            2,320               7,100      155,795          47.9
            services
            Public admin &                      -300               -15              -285          -265          -0.1
            defence
            Health & education                      0               80                -80          -85           0.0

            Total B1                          12,175            3,205               8,970      212,435          65.4

            Manufacturing                       -895               -45              -850       -30,685          -7.7

            Construction                         845               620               225        11,150           2.8

            Total B2                             -50               575              -625       -19,535          -4.9
            Transport and                        520               175               345        24,035           4.8
            communications
            Wholesale                            365                80               285         8,895           1.8

            Total B8                             885               255               630        32,930           6.6
            Total B1, B2 and                  13,010            4,035               8,975      225,830          67.1
            B8
           NB Figures are rounded to nearest five units and therefore may not sum
           Source: IER Projections


9.38       Analysis of the trends in the size of businesses in Banking, finance and professional
           services between 1987 and 2004 show that in Wycombe in 1987,
                         •        82.1% of businesses in these sectors were micro
                         •        15.2% were small
                         •        2.6% were medium
                         •        0.1% were large companies


9.39       However, by 2004 the size composition of businesses in these sectors had shifted:
                         •        92.0% were micro
                         •        6.0% were small
                         •        1.7% were medium
                         •        0.4% were large




Buckinghamshire Employment Land Review                        91
DPDS Consulting Group & GWE Research
C2890 - August 2006
9.40       The size profile of businesses in Finance, banking and professional services in
           Wycombe in 2004 therefore suggests that future growth in these sectors will result in
           an increased in demand for small scale space to accommodate the growth in micro
           businesses.             This may be achieved through incubation and managed office
           workspace.


           Constraining land and premises


9.41       In order to constrain the forecasts according to land/premises we hold the total
           amount of floorspace in each district constant, as there is very little additional
           capacity of land available.


9.42       There has been some loss of employment land to housing since 2001 across
           Buckinghamshire and there is the possibility that this trend may continue, however
           new decisions regarding this issue will depend upon the outcome of this study and
           the new individual LDF frameworks.

           Chiltern
9.43       In Chiltern district, the large employment sites are safeguarded from redevelopment
           for other uses under the Adopted Local Plan. In the urban areas, the majority of the
           large employment sites are already developed and have existing firms and
           businesses on them. Land values for housing are high and the urban areas are quite
           closely developed, therefore limiting the potential for growth from small employment
           sites. The potential for new employment sites to be developed in Chiltern is also
           further limited by the fact that all of the countryside is within the Green Belt and the
           Chiltern AONB (Area of Outstanding Natural Beauty).


9.44       The only land/premises variable which can be expected to change from 2001 to 2026
           is the vacancy rate of employment land, although the overall impact will be minimal.
           The Commercial and Industrial Property Vacancy Statistics (from ODPM) show that
           around 6% of commercial and industrial property is currently vacant in Chiltern (2002
           data).




Buckinghamshire Employment Land Review               92
DPDS Consulting Group & GWE Research
C2890 - August 2006
9.45       In the analysis, we have estimated that this will decline to 5% in the period to 2016
           and decline to 4% from 2016 to 2026. Since no additional growth of floorspace is
           expected, a higher level of occupancy of the existing stock is expected in the future to
           make more efficient use of the existing employment land i.e. less vacant stock in the
           future.       These factors will be taken into consideration when developing the final
           employment forecast for Chiltern as set out in Chapter 13.

           South Bucks
9.46       In South Bucks district, employment sites which generate local employment are
           protected from redevelopment for other uses under the Adopted Local Plan. The
           current Local Plan housing allocations on employment land include:
                         •        Coal Yard at Lent Rise in Burnham (redevelopment predated 2001)
                         •        Council Depot in Candlemans Lane Beaconsfield (redevelopment now
                                  permitted and expected in the next two years)
                         •        Spare Butlers Court land at Beaconsfield was allocated for business,
                                  but has now been developed for housing


9.47       These sites, along with others in South Bucks which are not yet permitted for non B
           Use Classes but are under pressure to be released, will have a significant impact on
           the need for employment land in the future if they are lost.


9.48       The vacancy rate of employment land is the only other land/premises variable which
           can be expected to change from 2001 to 2016, although the overall impact will be
           minimal. The Commercial and Industrial Property Vacancy Statistics (from ODPM)
           show that around 12% of commercial and industrial property is currently vacant in
           South Bucks (2002 data).


9.49       In the analysis, we have estimated that this will decline to 10% in the period to 2016
           and decline to 6% from 2016 to 2026. Since no additional growth of floorspace is
           expected, a higher level of occupancy of the existing stock is expected in the future to
           make more efficient use of the existing employment land i.e. less vacant stock in the
           future.       These factors will be taken into consideration when developing the final
           employment forecast for South Bucks as set out in Chapter 13.




Buckinghamshire Employment Land Review                   93
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Wycombe
9.50       The Core Strategy sets out the vision and spatial strategy for the district up to 2026.
           Policy 14 of the Core Strategy focuses on the availability of employment land to meet
           the business needs of the district. The needs of businesses in Wycombe will be met
           through the regeneration and intensification of:
                         •        Prime business areas (mainly B1)
                         •        General business areas
                         •        Scattered business sites
                         •        Mixed use business sites/areas


9.51       New sites within Wycombe will also help to meet the needs of local businesses.
           However, it is recognised that some smaller scattered sites may be redeveloped for
           non-business uses.


9.52       The only land/premises variable which can be expected to change from 2001 to 2026
           is the vacancy rate of employment land, although the overall impact will be minimal.
           The Commercial and Industrial Property Vacancy Statistics (from ODPM) show that
           around 10% of commercial and industrial property is currently vacant in Wycombe
           (2002 data).

9.53       In the analysis, we have estimated that this will decline to 8% in the period to 2016
           and decline to 6% from 2016 to 2026. Since no additional growth of floorspace is
           expected, a higher level of occupancy of the existing stock is expected in the future to
           make more efficient use of the existing employment land i.e. less vacant stock in the
           future.       These factors will be taken into consideration when developing the final
           employment forecast for Wycombe as set out in Chapter 13.


9.54       The supply of employment land in Wycombe, while it may act as a constraint to future
           growth, is a factor that can be controlled to influence job growth. Any policies which
           lead to a static or reduced amount of employment land will minimise job growth and
           assist in minimising commuting and the need to travel.




Buckinghamshire Employment Land Review                  94
DPDS Consulting Group & GWE Research
C2890 - August 2006
SECTION 2 : EMPLOYMENT LAND – EXISTING POSITION AND PERFORMANCE

           (DPDS)




Buckinghamshire Employment Land Review   95
DPDS Consulting Group & GWE Research
C2890 - August 2006
10.0       COLLATION OF EMPLOYMENT LAND STUDIES


10.1       This section of the review was undertaken by DPDS Consulting Group. The review
           concerns the ‘fitness for purpose’ of the existing employment land portfolios.                                     It
           describes the way in which information in the existing District employment land
           studies64 has been selected, standardised and augmented to develop as consistent
           as possible understanding of the performance and potential of employment sites
           across the County.


           Site Identification


10.2       For the purposes of the review, employment land refers to those uses which fall
           within Part B of the Town and Country Planning (Use Classes Order) 1987, as
           amended, to include the following activities:
                 •    B1 Business – offices (not within A2), light industry, high tech, R&D, studios,
                      laboratories, etc.
                 •    B2 - general industry.
                 •    B8 - storage and distribution.
           Sui generis uses are only recorded where they form part of a larger area of
           predominantly B class land.
           This is the definition adopted in the existing District employment land studies (and the
           ODPM Guidance Note).


10.3       As agreed following inception (letter of 20/12/05), employment land exceeding the
           following thresholds is included in the review:
                 •    0.5ha and above: Aylesbury Vale and Wycombe
                 •    0.25ha and above for all urban and 5 Green Belt sites: Chiltern
                 •    0.25ha and above: South Bucks


10.4       The sites were primarily identified from the existing employment land studies with
           some adjustments to create as consistent and up to date format as possible across
           districts. Appendix D describes these adjustments.


10.5       The resulting number of employment sites (areas and sub areas) reviewed is shown
           opposite:


64
  For clarity this means the original commissioned studies and not any further work and site reappraisals undertaken by the
Councils themselves.
Buckinghamshire Employment Land Review                        96
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Table 10.1 : Review Portfolio
                                            Areas             Sub-Areas
           Aylesbury Vale                   60                        84
           Chiltern                         37                        43
           South Bucks                      53                        71
           Wycombe                          82                        93


10.6       In Aylesbury Vale most employment land (numerically and area-wise) is concentrated
           in Aylesbury town. There are lesser concentrations in Buckingham and Haddenham
           while Wendover has only one employment site of note. Rural sites are scattered and
           some significant in size especially Wescott Venture Park and Long Crendon Industrial
           Estate;



10.7       Chiltern sites are predominantly in the built-up area but the rural sites added to the
           review are significant in size;


10.8       In contrast the main employment sites in South Bucks lie outside of the settlements,
           notably Denham Media Park and the Ridgeway Estate;


10.9       In Wycombe most employment land (numerically and area wise) is concentrated in
           High Wycombe.                   The settlements of Bourne End, Lane End, Loudwater,
           Stokenchurch,                 Marlow/Little    Marlow           and      Princes     Risborough/Monks
           Risborough/Saunderton are also foci for limited development.


10.10 The            employment            areas/sites   identified    also      indicate   there   is   a   potential
           pharmaceuticals ‘cluster’ in the south of the county, variously housing administrative
           and operational activities, e.g. GE Healthcare (Chiltern), Wyeth (South Bucks) and
           Johnson and Johnson (Wycombe).                             Furthermore, two new pharmaceutical
           companies are moving into the new Uxbridge Business Park in South Bucks.




           Collation of Baseline Data


10.11 This section explains the sourcing and availability of data for the identified sites from
           which an assessment of their performance would be made.


10.12 The ODPM guidance recommends a 2 stage baseline data collection, related to the
Buckinghamshire Employment Land Review                       97
DPDS Consulting Group & GWE Research
C2890 - August 2006
            initial and detailed assessment of the “fitness for purpose” of sites.                         This review
            collates data from completed studies and supplements this, because of variation in
            the data, within a strict time constraint so a one-stage approach was adopted from
            the outset.

10.13 The starting point for collation was the information contained in the existing District
            employment land studies.               DPDS sought to cross check and augment data as
            appropriate within and between districts and to update for changes since the ELS
            where possible, as follows:
                 •     DPDS desk research
                 •     Local Authorities
                       DPDS asked Steering Group officers about the opportunity and ability to
                       provide information on given indicators in a form consistent with that already
                       available. Interpretative data provided in this way (e.g. age, condition, local
                       environment)       could     be    criticised     as    being     less       ‘independent’   than
                       commissioned studies (but not necessarily more or less accurate).
                 •     Carter Jonas Report65
                       This study was used as a supplementary not primary source because:
                             -    it predates the existing District studies;
                             -    some of the sites in the DPDS review could not be related to sites in
                                  the study; and
                             -    it is less comprehensive than the DPDS review because it only looked
                                  at sites of 0.4ha and above in main urban areas.
                 •     Agents
                       9 agents were contacted and asked if they would be willing to contribute
                       comments on the character, performance and potential of the identified sites
                       and market demand.                2 responses were received providing personal
                       comments on a good proportion of sites in Aylesbury Vale, Chiltern and
                       Wycombe districts. No views were forthcoming for South Bucks from these
                       contacts but comments on a very limited number of sites from their specific
                       agent representatives were available from a similar exercise undertaken by
                       the District in early 2006. The Agent comments are produced at Appendix E
                       as submitted and it should be noted that their factual accuracy has not been
                       verified.


10.14 The site assessment data to be collated was initiated on the basis of the criteria listed


65
     The Potential Contribution of Employment Land to Urban Capacity. Carter Jonas. October 2002.
Buckinghamshire Employment Land Review                        98
DPDS Consulting Group & GWE Research
C2890 - August 2006
           in Annex E of the ODPM Guidance and in the DPDS/GWE Research tender
           document, plus an overview of what was available in the existing District employment
           land studies. This was refined and revised as the collation process identified where
           there was no possibility of information on certain criteria or in a certain form being
           available across all Districts without a great deal of original research. The Wycombe
           study data was not available until very late in the review, save for a number of site
           performance scores, and therefore did not contribute much to this refinement
           process.


10.15 Table 10.2 lists the final criteria set and the availability and sources of information for
           each. In summary:


           Aylesbury Vale.
           The audit data was virtually comprehensive in terms of appraisal criteria and was
           detailed to (sub) unit level. Information on local access was only available for the
           Phase 2 sites and the District Council was not able to augment this because of
           pressure of work. It updated information on planning activity.


           Chiltern
           The approach adopted by the existing District study (see Appendix A) meant that no
           baseline data was available, although some information could be interpreted from the
           limited commentary. This was a major determinant of the standardisation of data on
           certain criteria between districts. The District Council was able to provide data on
           many other criteria, but not bad neighbour use.

           South Bucks
           The District Council supplied data from various sources at the outset of the DPDS
           review which, with considerable desk analysis, allowed many criteria to be defined
           (e.g. area, floorspace, predominant use, vacancy, surrounding uses, age/condition of
           premises). It also provided much outstanding information in the standardised format
           determined for other data.




Buckinghamshire Employment Land Review           99
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Table 10.2 : Information Availability and Sources

                                                Aylesbury Vale   Chiltern   South Bucks   Wycombe

           Total Area                                ELS         DC, ELS     DC, ELS        ELS
           Remainder Developable                    [ELS]          DC         DC, L        [ELS]
           Predominant Use                           ELS          ELS, D        D           ELS
           Floorspace                                ELS           DC        DC (VO)        ELS
           Vacancy                                   ELS           ELS          D           ELS
           Vacancy         - long duration            X             A         DC, A          X
           Site being marketed 3/2006                D, L          D, L        D, L          X
           Accessibility - strategic                 ELS            D           D            D
                           - public transport        ELS           ELS       ELS, DC         X
           Local Access                               L          ELS, DC       DC           ELS
           Premises        - type                     X           DC, L       DC, L         ELS
                           - bespoke                  X            DC         DC, L          X
                           - size mix                ELS           DC          DC            X
                           - age                     ELS          A, DC       ELS, L        ELS
                           - condition               ELS          ELS, A     ELS, DC        ELS
           Site Environment                          ELS          ELS, A       DC           ELS
           Surrounding Uses                          ELS          ELS, D        D           ELS
           Bad Neighbour Use?                        ELS            X          DC            X
           Constraints                              ELS, L       DC, A, L       L           ELS
           Ownership                                 ELS          ELS, A        X          ELS, L
           Planning Activity                         DC           DC, A        DC            X
           Policy Status/Designations                 D             D           D           ELS
           Sequential Location                        D             D           D            D


           Key
           ELS = Original Employment Land Studies
           DC = District
           D = DPDS desk analysis
           X = no information
           L = Limited information
           A = anecdotal information
           VO - Valuation Office (floorspace)




Buckinghamshire Employment Land Review             100
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Wycombe
           The information was fairly comprehensive in terms of appraisal criteria. Information
           on public transport access, which the guidance notes/study database indicate was
           intended, appears not to have been realised. The District Council was not able to
           provide information on this, other outstanding criteria, and a few missing records, due
           to pressure of work. As a result of its late availability, Wycombe data has been
           incorporated to the best available fit of the site criteria and augmented for strategic
           access and sequential location criteria but it was not possible to replicate information
           on site marketing in March 2006. .


           Compilation of a Consistent Data Set for Sites

10.16 Table 10.3 considers the function of the site assessment criteria and the nature of the
           available data and indicates where and how the quality of this baseline data could be
           improved. It also identifies those key criteria, to which a ‘score’ has been ascribed in
           order to generate a measure of the comparative current performance, or ‘fitness for
           purpose’, of sites. The standardisation of certain criteria, including scores, across the
           Districts is obviously governed by the ‘lowest common denominator’ and the
           information, considerations and assumptions adopted in this process are detailed in
           Appendix F and elaborate on some of the comments in Table 10.3. The basic site
           information for each criteria, including scores, was recorded in an excel matrix which
           does not form part of this report.


           Table 10.3 : Site Criteria: Function and Data

             Criterion                   Role
             Name, Address and           Identification role.
             Reference Number            Sites listed under settlement (where relevant).
                                         All districts have clear GIS-based mapping of sites so this is
                                         not duplicated
             Total Area (ha)             Role in supply reconciliation element of study.
                                         Data generally available.
                                         Recorded for individual and composite sites above the agreed
                                         thresholds.
             Remainder                   Outstanding development land on site as indicator of scope
             Developable                 for further development/lack of development interest.
                                         Chiltern and South Bucks Information is largely anecdotal so
                                         not suitable for use as a performance indicator.
                                         Aylesbury Vale and Wycombe Information comprises the
                                         proportion of the site not developed. This is not necessarily
                                         equivalent to outstanding development land so the two data
                                         sets would not be comparable.
                                         Not a proxy for intensification opportunity on site. This is a
                                         much more complex concept to interpret and depends on the
                                         current intensity of use on site (storeys as well as space).
Buckinghamshire Employment Land Review               101
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Table 10.3 : Site Criteria: Function and Data, cont/d…
            Criterion               Role
            Predominant Use         Role in assessment of compatibility with surroundings and of
                                    amount of land/floorspace and number of units by use type
                                    but, in general, the current level of detail of data does not
                                    support the latter.
                                    B Class (differentiated) or sui generis use. Mixed use noted
                                    only where no dominant use discernible.
            Floorspace              Relevant to supply reconciliation element of study.
                                    Data across districts incomplete and/or unreliable.
                                    Ideally would differentiate between B Class used on site.
            % Vacancy (Scored)      Snapshot of position at time of District employment land study.
                                    Use as performance indicator. Deficiency is that it reflects
                                    economic circumstances at (different) study dates as well as
                                    market attractiveness of sites, so needs to be interpreted with
                                    care.
                                    Ideally would relate to number of units/floorspace vacant.
            Vacancy of Long         An important indicator of the market attractiveness of the site.
            Duration                Ideally would record duration, whether all/part of site involved,
                                    current data set is anecdotal and partial so inappropriate as a
                                    performance indicator.
                                    BCC database is not yet able to provide this information.
            Site Currently being    Indicator that site is participating in the marketplace.
            Marketed                Currently data cannot be related to (past) vacancy or duration
                                    information.
            Accessibility           Indicators of the transport sustainability of the site
                                    Overlap with constraints and bad neighbour criteria.

             - Strategic (scored)        Distances to a primary road and to a public transport service.
             - Public Transport          Deficient in that:
                (scored)                 1) Does not take account of the quality of the route to the main
                                         road or of the public transport service.
                                         2) Public transport information limited to bus at present, but
                                         train access noted in some appraisals where this would
                                         override bus accessibility score.

             - Local Access              Compatibility of roads/areas traversed with use and quality of
                (scored)                 site access. Information not comprehensive.


             Premises
             - Type/bespoke              General description of the role of building (factory/workshop/
             - Number and size           business park) and indicator of flexibility of use.
               of units                  Current information on whether a range or similar size-mix of
                                         units has limited usefulness.
                                         Ideally would inform numbers of units and numbers of units by
                                         size to be related to existing and future market demand.

              - Age (scored)             Indicators of how well premises meet current and future needs
              - Condition (scored)       and the market attractiveness/economic buoyancy of the site
                                         at present and future
             Site Environment            Indicator of how well site meets current and future needs in
             (scored)                    terms of quality of layout, landscaping, lighting, parking,
                                         circulation etc.


Buckinghamshire Employment Land Review               102
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Table 10.3 : Site Criteria: Function and Data, cont/d…
            Criterion               Role
            Surrounding Uses        Indicator of compatibility but interpretation will depend on the
                                    existing and potential use of site.
            Bad Neighbour Use       Indicator of whether local impacts of site use are/would be
                                    detrimental.
                                    Based on consideration of site use, surrounding uses, local
                                    access and/or anecdotal information from districts.
                                    Current information not comprehensive and sensitive so use
                                    and interpretation with care
            Constraints             Other influences on existing and potential uses of site.
                                    Current information limited to plan designations.
                                    Ideally would also inform infrastructure and financial
                                    constraints
            Ownership               Indicator of potential constraints to redevelopment.
                                    Current information limited to whether single or multiple
                                    ownership. Very limited or no information on tenure,
                                    leasehold constraints and type of owner.
            Planning Activity       Indicator of the recent development interest in the site and
                                    also an input to future supply/demand reconciliation.
                                    Applications and completions (since 2005)/outstanding
                                    commitments/pressure for other uses recorded.
            Policy                  Indicator of policy Influence on site use and potential but
            Status/Designations     assessment needs to distinguish between absolute and other
                                    policy constraints.
                                    Main site status in Local Plan and other site and surrounding
                                    designations recorded.
            Sequential Location     Influences the future development potential of site.
                                    Recorded as - Town/Village, Centre/Edge/Other
                                                   - Countryside
                                    .




Buckinghamshire Employment Land Review           103
DPDS Consulting Group & GWE Research
C2890 - August 2006
11.0       SITE ASSESSMENT - SCORING

11.1       This chapter describes the first stage in the process and actions of the detailed
           assessment of identified employment sites in terms of:
                 •     Their suitability for current or alternative employment uses and, potentially,
                       non-employment uses and whether these would be more acceptable than the
                       current use.
                 •     Possible improvements to capitalise on or overcome particular features or
                       constraints to the same.


11.2       The intended approach, outlined in the tender document, was to score sites on the
           assumption that they will not offer equal potential for further development and
           therefore that some will not require further examination:
                 •     Some sites will represent the best/most versatile and economically successful
                       employment sites and as such require no intervention to maintain this status,
                       so that their retention in employment use is essential to the local economy.
                 •     Other sites may perform poorly, for various reasons, and remediation may be
                       impracticable. In some cases retention in employment use could be beneficial
                       if they provide low rent, start-up premises or value to the local economy. In
                       others, redevelopment for other uses may be appropriate.


11.3       This performance assessment would be made across a range of factors identified as
           critical to the successful performance for different B class employment, and also
           residential and other uses, derived from the baseline data - site quality, accessibility
           and access, market conditions/planning activity, and ownership and site/local context
           constraints to development.               However, the various incompleteness, unreliability,
           sensitivity and form of the site data means it is not appropriate to consider weighting
           of criteria and it is only possible to achieve a comparable scoring system on 5 criteria,
           as follows:


           Criterion                                     Score
           Vacancy                % vacant               1–3
           Accessibility          Strategic              1–3
                                  Public Transport       1–3
           Premises               Condition              1–3
           Site Environment                              1–3
           where 1 equates to poor, 2 to average/medium and 3 to good performance.

Buckinghamshire Employment Land Review                    104
DPDS Consulting Group & GWE Research
C2890 - August 2006
11.4         Scoring is inevitably subjective both in identifying quantitative thresholds between
             categories (e.g. indicators for vacancy, accessibility) and more especially, in making
             qualitative judgements about sites (e.g. indicators of condition, environment). The
             scores in this review are carried forward from the existing District employment land
             studies and so reflect not only the different assumptions behind their scoring systems
             but also manipulation by DPDS to standardise across Districts. (Again Appendix F
             provides more detail on the form of the original scoring data and the standardisation).


11.5         The scoring system gives a potential composite score range of 5 – 1566. Table 11.1,
             summarises the results of the site scoring exercise by district and Table 11.2, at the
             end of this chapter, shows the individual site results.


             Table 11.1 : Site Score Distribution

            National                     Other67                   Poor                         Average                       High
            Performance
                        Score            3        4        5       6       7      8     9       10      11      12      13      14      15

            Aylesbury Vale               1        0        0       1       0      4     12      13      10      20      19       1      3
            Chiltern                     0        0        0       1       1      3     7       6        3       8       6       0      8
            South Bucks                  0        0        1       0       0      4     6       12       9       7      19       9      4
            Wycombe                      0        0        1       0       2      2     9       14      30      35



11.6         Given the 3-point performance scoring system and the 11 potential scores within the
             5-15 range it has been reasoned that the lowest four scores (5 to 8) represent poorly
             performing sites, the middle four (9 to 12) medium performing sites and the top three
             (13 to 15) high performing sites.                     On this basis Aylesbury Vale has the highest
             proportion of sites in the poor and medium performance categories (72.6%), South
             Bucks has the lowest (54.9%) while Chiltern has 67.4%. The proportions classed as
             high performing on the 5 criteria are therefore:
             Aylesbury Vale                  27.4%
             Chiltern                        32.6%
             South Bucks                     45.1%
             The proportion of Wycombe sites scoring 10-12 (notionally high performance) is
             84.9%.


66
    The Wycombe database, and the realisation that the intended public transport accessibility scoring was not available, arrived
after this approach had been determined and composite scores and rankings generated for the three other Districts. Therefore,
it is not possible to generate a directly comparable ranking for Wycombe sites and those generated have the potential range 4 -
12 and are shown separately in Table 11.2.
67
     This ‘rogue’ site score results from lack of data for two of the scoring criteria but it could not gain high performance status.
Buckinghamshire Employment Land Review                               105
DPDS Consulting Group & GWE Research
C2890 - August 2006
11.7       DPDS considers that the breadth of the criterion evidence base in this scoring
           exercise is too narrow for a credible interpretation of the relative performance, and
           elimination, of employment sites and should be viewed only as a guide as to the
           ‘fitness for purpose’ site in terms of site quality and accessibility.




Buckinghamshire Employment Land Review              106
DPDS Consulting Group & GWE Research
C2890 - August 2006
TABLE 11.2 : SITE PERFORMANCE RANKING BY DISTRICT

AYLESBURY                                                       SOUTH BUCKS                                           CHILTERN
  ELR                          Name                   Ranking     ELR                        Name           Ranking    ELR Ref                  Name                  Ranking
 Ref No                                                Score     Ref No                                      Score       No                                            Score
                                                        (/15)                                                 (/15)                                                     (/15)
                The Old Airfield Industrial Estate,                                                                    C15       Springfield Road                        6
 36.01         Cheddington Lane HP23 4QR                 3      BU/DR 1      Former Depot, Dropmore Road       5
               Kemps Farm, Chapel Road, HP17
 49.01         8XG                                       6      BU/DR 2      Dropmore Road (JP Knight)         8       A3        Plantation Road                         7
               Gawcott Road Industrial Park
 10.6          MK18 1BH                                  8      IV/CL1-12    Court Lane                        8       A9        The Maltings Estate                     8
               Westcott Venture Park, Westcott                               The Ridgeway Farm Trading
 31.04         HP18 0XB                                  8      IV/RI 1-40   Estate                            8       C5        Higham Rd                               8
               Harebridge Lane Industrial Estate,
               Upper Icknield Way, Wendover
 43.03         HP22 5PF                                  8      IV/TL 1-2    Aggregate Industries UK Ltd       8       C6        Higham Mead                             8
               Upper Little London Farm, Little
 51.07         London HP22 6QQ                           8      BU/BR 1      Britwell Road                     9       A4        Raans Rd/Quill Hall                     9
               Facenda Group Ltd, Former
               Abattoir Site, Radclive Road MK18
 10.16         4JB                                       9      DE/HD 1      Martin Baker Engineering          9       C3        Asheridge Rd/Hivings Hill               9
 12.1          Ridge Hill Farm, Nash MK17 0EH            9      IV/BI 1-8    Bison Estate                      9       C12       Prospect Works                          9
               Clearfields Farm, Wotton                                                                                          Waterside, Mineral Lane & Moor
 31.03         Underwood HP18 0RS                        9      IV/CL 10     Unit 6, Salvage                   9       C13       Rd                                      9
               Rushbeds Industrial Estate, Brill                                                                                 Weir House Mill (McMinns), Latimer
 31.05         HP18 9UB                                  9      IV/CL 12     Lakeside, Salvage                 9       C19       Rd                                      9
               Fleet Marston Estate, Bicester
 33.1          Road, Fleet Marston HP18 0PZ              9      IV/HH 1      High Line Yachting Ltd            9       HG1       Chiltern Trading estate                 9
                                                                             24 Britwell Road (Laboratory
 38.02         Thame Road, Oakley HP18 9QQ               9      BU/CN4       Facilities Ltd)                  10       C1        Asheridge Rd                           10
                                                                             Britannia Foundry (Bucks Die
 n42.47        Derelict site, Osier way                  9      BU/CS3       Casting)                         10       C7        Alma Rd/Berkhamstead Rd                10
 43.01         50 Aylesbury Road HP22 5AH                9      DE/BP 1      Denham Media Park                10       C17       Chartridge Business Centre             10
               Dropshort Farm, College Road                     DE/DA 1-
 43.02         HP22 5EZ                                  9      3            Denham Aerodrome                 10       LC4       Bell Lane                              10
               Wornall Park, Worminghall HP18                   DE/WM 1-
 46.01         9JX                                       9      2            Willow Ave                       10       P3        Penn Street Works                      10
               Woodway Farm Industrial Estate,
 47.03         Bicester Road HP18 9EP                    9      IV/CL 8      Park 4 Less                      10       PWD1      Collings Hanger Fm                     10
               Pickerings Plant Hire & Sales & CR
               Construction, London Road HP22                   IV/DF 1-
 51.06         6PN                                       9      11           Duttons Farm                     10       A5        Raans Rd/Fairview                      11




Buckinghamshire Employment Land Review                                            107
DPDS Consulting Group & GWE Research
C2890 - August 2006
TABLE 11.2 : SITE PERFORMANCE RANKING BY DISTRICT cont/d…
AYLESBURY                                                   SOUTH BUCKS                                              CHILTERN
  ELR                          Name               Ranking     ELR                      Name                Ranking    ELR Ref                    Name                Ranking
 Ref No                                            Score     Ref No                                         Score        No                                           Score
                                                    (/15)                                                    (/15)                                                     (/15)
 8.2           Beachampton Business Park,           10      IV/HS 1-    High Street                          10
               Potash Farm, Nash Road MK19                  2,(4)                                                               The Vale/Churchfield Rd/Hampden
               6EA                                                                                                    CSP1      Rd                                     11
               Quality Interior Components Ltd,
               Appollo Business Park, Radclive
 10.12         Road, Gawcott MK18 4BL               10      IV/PW 1     Pinewood, Shepperton Studios         10       LC5       Pollards Wood (GE Healthcare)          11
               Signal Hill, Lenborough Road                                                                                     High Street/Chiltern Hill & Airpel
 10.13         MK18 4BU                             10      TP/ML 1     Marsh Lane (Mitie)                   10       CSP2      Works                                  12
               DT Industries, Buckingham Road,                                                                        C2        Chiltern Court/Commerce Centre         12
 10.17         Gawcott MK18 4JE                     10      TP/TM 1b    Paper Recycling Centre               10
               Hounslow Hall Estate, Drayton
 13.2          Road, Newton Longville MK17 0BU      10      TP/TM 2     British Gas, Taplow Mill             10       C4        Bellingdon Rd/Deansway                 12
               Woodham Industry, Woodham                    BU/MG 1-
 31.01         HP18 0QE                             10      14          Marshgate Industrial Estate          11       C18       Crown Business Centre                  12
               Sparrow Hall Business Park,                              Uxbridge Business Park, Oxford
 37.01         Sparrow Hall Farm LU6 2EF            10      DE/SA 1     Road                                 11       C9        Nashleigh Hill                         12
               PC Autos, Oxford Road HP18
 38.01         9RG                                  10      DE/TE 3     The Willows, Oxford Road             11       C10       Howard Est                             12
               Evett Close/Pembroke Road/Park
 42.09 i)      Street/ Stocklake HP20 1DW           10      DE/WM 3     Allied Flour Mills                   11       C14       Orchard House Estate                   12
               Long Crendon Industrial Estate.
               Thame Road/Drakes DriveHP18
 47.01         9BA                                  10      FA/CL 2     Crown Lane, Bishop Sports            11       CG1       Chalfont Grove (SSVC)                  12
               Browns, Thame Road, Haddenham                FU/FH
 48.4          HP17 8BY                             10      1A, 1B      Servier Research Devt Ltd            11       A6        Raans Rd/Corinium Estate               13
               Notley Farm, Chearsley Road,                 TA/BR 1-
 48.6          Long Crendon HP18 9ER                10      20 (23)     Station Road/Bishop Gate             11       A10       Badminton Court                        13
               Green Haven, Main Street MK18                            Station Road Garage Taplow
 10.14         4HX                                  11      TA/BR 21    (SGT)                                11       A11       St Marys Court                         13
 14.1          Lower Rectory Farm MK17 9AF          11      TP/ML 2     Marsh Lane (D.E.E. Products Ltd)     11       CSP3      Chalfont Park                          13
                                                                                                                                White Lion Rd (GE Healthcare
 39.02         Brook Farm, Dorton HP18 9NH          11      BE/HC1      Grosvenor House (Open Text)          12       LC2       operations site)                       13
               Warren House, Gatehouse Way                  BU/BR 2-
 41.02iv)      HP19 8DB                             11      3           Grenville Court/The Coach House      12       P2        Regius Court, Church Road              13
               Aylesbury Business Centre,
               Chamberlain Road/Chamberlain                 DE/TE 5,(
 41.02 vii)    Road HP19 8DY                        11      2)          Unitek Holdings                      12       A1.a      Council Offices, Chiltern Ave          15
                                                            SP/HH 1     Pioneer - Hollybush Hill             12       A1.b      Buildmark House, Chiltern Ave          15




Buckinghamshire Employment Land Review                                       108
DPDS Consulting Group & GWE Research
C2890 - August 2006
TABLE 11.2 : SITE PERFORMANCE RANKING BY DISTRICT cont/d…
AYLESBURY                                                        SOUTH BUCKS                                               CHILTERN
  ELR                          Name                    Ranking     ELR                     Name                  Ranking    ELR Ref                  Name              Ranking
 Ref No                                                 Score     Ref No                                          Score        No                                       Score
                                                         (/15)                                                     (/15)                                                 (/15)
 41.02         Clifton Business Park, Chamberlain                TP/TM 1-
 viii)         Road HP19 8DY                             11      6           Taplow Mill Lane                      12       A7        St Georges Estate                  15
 41.02x)       Printers End/Kempson Close/West           11
               Point HP19 8UQ                                    TP/TM 1A    Taplow Mill                           12       A8        White Lion Road                    15
 42.08         TRW Systems, Buckingham Road              11
               HP19 9QA                                          WE/MG 3     Marish Wharf, Innovia House           12       A12       The Broadway                       15
               Thame Road Industrial Park HP17                                                                              C11       Red LionSt/.Germain St             15
 48.3          8BY                                       11      BE/BC 1     Butlers Court (Arjo Wiggins Ltd)      13
               Tingewick Road Industrial Park                    BE/HC 2-                                                   LC1       Amersham Place (GE Healthcare)     15
 10.2          MK18 1AN                                  12      10          Horseshoe Crescent                    13
               Tingewick Road (DT Industries)                                                                               LC3       Repton Place                       15
 10.7          MK18 1DR                                  12      BE/PR 2     Burtley Saw Mills, Hedgerley Lane     13
               Buckingham Industrial Park MK18                   BU/HS 1-
 10.9          1RT                                       12      2           Huntercombe South (Wyeth)             13
               Wharf Yard, Stratford Road MK18                   BU/PR
 10.11         1TD                                       12      1(A-C)      The Priory, Burnham                   13
               Fernfield Farm, Whaddon Road,
 12.2          Little Horwood. MK17 0PS                  12      DE/BP1-4    Broadwater Park                       13
               Station Road Industrial Estate
 19.1          MK18 3RQ                                  12      DE/BP 2     De Luxe London                        13
               Upper Wingbury Farm, Upper
               Wingbury Courtyard Business
 28.1          Centre HP22 4LN                           12      DE/BP 3     Unoccupied Office Block               13
               Leaches Farm Business Centre,
               Bicester Road, Ludgershall.HP18                   DE/DC 1-
 30.01         4RF                                       12      4           Cheapside                             13
               Chilton Business Centre, Chilton                  DE/OR 1-
 39.01         HP18 9LS                                  12      5           Oxford Road (1)                       13
               Griffin Lane/Rimmington Way                       DE/OR 6-
 41.02ii)      HP19 8BW                                  12      7           Oxford Road (2)                       13
               Griffin Industrial Mall, Griffin Lane
 41.02iii)     HP19 8BP                                  12      DE/OS 2     Compass House                         13
 41.02v)
 [S of
 road -
 Divided       Gatehouse Close/Gatehouse                         IV/FR 2A-
 site]         Road/Gatehouse Way HP19 8DB               12      2B          Poveys Yard                           13
 41.02 v)
 [N of
 road –
 Divided
 site]         Central Trading Estate                    12      SP/SC 1     Stoke Court                           13
                                                                 SP/SG 1     Stoke House, Stoke Green              13


Buckinghamshire Employment Land Review                                            109
DPDS Consulting Group & GWE Research
C2890 - August 2006
TABLE 11.2 : SITE PERFORMANCE RANKING BY DISTRICT cont/d…
AYLESBURY                                                    SOUTH BUCKS
  ELR                          Name                Ranking     ELR                      Name           Ranking
 Ref No                                             Score     Ref No                                    Score
                                                     (/15)                                               (/15)
               Merlin Centre & Merlin Court,
 41.02vi)      Gatehouse Close HP19 8DP              12      SP/SG 2     Duffield House, Stoke Green     13
                                                             SP/ SP 1-
 41.02ix)      March PlaceHP19 8UG                   12      5           Sefton Park                     13
                                                             WE MG 1-
 42.02         Versatile Fittings HP19 8AU           12      3           Marish Wharf                    13
               Vale Industrial Estate, Southern
 42.07         Road HP19 9EW                         12      WE/WS 4     The Pavilion                    13
               BT (Exchange) New Street HP20                 BE/PR 1     Pyebush Lane, South Bucks       14
 42.18         2NN                                   12                  Estates Ltd
               Weston Way Industrial Estate,
 42.46         Lower Road. HP22 5GT                  12      DE/DC 1     Chalfont House                  14
 48.5           Manor Courtyard. Aston Sandford,     12
               Nr. Haddenham. HP17 8JB                       DE/OS1-3    Oxford Road South               14
               Vitalograph Business Park MK18                GC/PR 2-
 6.1           1SW                                   13      4           Packhorse Road (South)          14
               Swan Business Park, Osier Way                 TP/TR 1     Riverside (1) Mast              14
 10.10         MK18 1TB                              13
               Lawn Farm Business Centre,                    WE/LC 1-
 31.02         Grendon Underwood HP18 0QX            13      8           Lidstone Court                  14
               Tompion Road/Rabans Lane                      WE/WS 1-
 41.01ii)      HP19 8RE                              13      4           Wexham Springs                  14
 41.01iii)     Rabans Close HP19 8RS                 13      WE/WS1      Furzeney                        14
 41.01iv)      Faraday RoadHP19 8RY                  13      WE/WS 2     Gallions                        14
               Bessemer Crescent/Edison Road
 41.01v)       HP19 8TE                              13      WE/WS 3     Rowley House                    14
               Brunel Road/Smeaton                           BU/LE 1-
 41.01vi)      Close/Telford Close HP19 8UN          13      11          Lake End Court                  15
               Broadfields Park, Broadfield Road
 41.02i)       HP19 8BA                              13      DE/BP 4     Bosch, Ant, Varta               15
               Bridgegate Business Park HP19                 DE/TE
 41.02xi)      8XN                                   13      1A-1B       Capswood, Oxford Road           15
               Alton House Office Park,
 41.02 xii)    Gatehouse Way HP19 8YB                13      FR/FR 1     Farnham House                   15
               St Andrews Way Industrial Estate
 42.01         HP19 8AF                              13
 42.03         Townsend Piece HP19 8BQ               13
 42.09 ii)     Farmbrough Close HP20 1DQ             13




Buckinghamshire Employment Land Review                                        110
DPDS Consulting Group & GWE Research
C2890 - August 2006
TABLE 11.2 : SITE PERFORMANCE RANKING BY DISTRICT cont/d…
AYLESBURY
 ELR                         Name               Ranking
  Ref                                            Score
  No                                              (/15)
               Park Street Industrial Estate,
 42.10         Osier WayHP20 1EB                  13
               Haddenham Business Park,
 48.1          Thame Road, HP17 8LJ               13
 48.2          Waterslade House HP17 8HU          13
               1Triangle Business Park, Stoke
 50.01         Mandeville HP22 5BL                13
 51.02         Station Approach HP22 6BN          13
               Bell Business Park, Smeaton
 41.01i)       Close, HP19 8JR                    14
               WIPAC, London Road,
 10.5          Buckingham MK18 1BH                15
               H E C M, Walton Street HP21
 42.38         7QP                                15
               Oxford House, Prebendal Farm
 n42.49        Estate                             15




Buckinghamshire Employment Land Review                    111
DPDS Consulting Group & GWE Research
C2890 - August 2006
TABLE 11.2 : SITE PERFORMANCE RANKING BY DISTRICT cont/d…
 WYCOMBE                                                     WYCOMBE                                                WYCOMBE
ELR Ref                      Name                  Ranking     ELR                  Name                  Ranking     ELR                 Name                   Ranking
  No                                                Score     Ref No                                       Score     Ref No                                       Score
                                                     (/12)                                                  (/12)                                                  (/12)
                                                                                                                              Solo Mills/ Wooburn Green
               Compair (Core), Turnpike Road,                          Fairview Industrial Estate, High                       Industries, Thomas Road,
  143B         High Wycombe                              5      71     Wycombe HP11 1                          10     164     Bourne End HP10 0                       11
               Westfield Farm, Medmenham,                              Dashwood Avenue, High                                  North's Estate, Piddington, High
   13          Bucks SL7 2.      N.B. Score /9           7      85     Wycombe HP12 3                          10      16     Wycombe HP14 3BD                        11
                                                                                                                              Heyfordian, A40 adjacent
               Ibstone Road, Stokenchurch,                             CR Bates Industrial Estate, High                       Copperfields, High Wycombe
   183         HP14 3                                    7      97     Wycombe HP14 3PD                        10     105     HP13 5                                  11
                                                                                                                              Johnson and Johnson,
               Wellington Road North, Cressex,                         Desborough Avenue North East,                          Westwood, High Wycombe HP12
  145G         High Wycombe HP12 3                       8     142     High Wycombe HP11                       10     136     4DP                                     11
               Marlow Bottom, Marlow Bottom,                           Lisle Road, High Wycombe,                              De La Rue, High Wycombe HP13
   110         SL7 3                                     8     143C    HP13 5                                  10     143D    5HE                                     11
               Glory Park, Watery Way, Bourne                          Halifax Road, Cressex, High                            Blenheim Road, Cressex, High
   148         End HP10.         N.B. Score /9           9     145L    Wycombe HP12 3                          10     145C    Wycombe HP12 3                          11
               West Yard Industrial Estate, High                       Park Road, Cressex, High                               Coronation Road East, Cressex,
    8          Wycombe HP14 4HN                          9     146     Wycombe HP12 3                          10     145D    High Wycombe HP12 3                     11
                                                                       Buckingham House (BH)/Jarvis
               Fleming Way, Cressex, High                              (J), Desborough Road, High                             Lincolns Inn Office Park,
  145E         Wycombe HP12 3                            9     166     Wycombe HP11 2                          10     145F    Cressex, High Wycombe HP12 3            11
               Leigh Street, High Wycombe                              Lane End Industrial Park, Lane                         Lincoln Park Business Centre,
   156         HP11 2                                    9     154     End HP14 3                              10     145J    Cressex, High Wycombe HP12 3            11
               VERCO, Gilletts Lane, High                              Vivendi Water Filtering, High                          Grafton Street North, High
  159B         Wycombe HP12 4                            9     155     Street, Lane End HP14 3                 10     150     Wycombe HP12                            11
                                                                       Thames Water Control Centre,
               Finings Road, Lane End, High                            Wenever Road, Well End, Little                         Sands Industrial Estate, High
   65          Wycombe HP14 3                            9      40     Marlow SL85                             10     151     Wycombe HP12 4JD                        11
               Lincoln Road, Cressex, High                             Marlow International, off
  145I         Wycombe HP12                              9     140     Parkway, Marlow SL7 1                   10     153C    3 Wycombe, High Wycombe                 11
               Opposite Church Road, Marlow                            Sewage Works Fieldhouse Lane                           Gomm Road /Tannery Road,
   20          Road, Little Marlow SL7                   9     188     Marlow SL7 1LU                          10     163     High Wycombe HP13 7                     11
               Ferry Lane, Medmenham Marlow                            Holly Tree Farm, Aylesbury                             Marlborough Industrial Estate,
   12          SL7 2EZ                                   9      6      HP17 9TX                                11     165     Victoria Street, High Wycombe           11
                                                                                                                              Railway station, Dune
               WG Binder Ltd, Cryers Hill Road,                        Wessex Road Industrial Estate,                         Street/Station car park, High
   15          High Wycombe HP15 6LJ                    10     160A    Hedsor Road, Bourne End                 11     184     Wycombe HP13                            11
               Abbey Barn Road Estate, High                            Meadow Bank, Furlong Road,
   38          Wycombe HP11                             10     160B    Bourne End SL8 5                        11     162     Station Road, Loudwater HP10 9          11




Buckinghamshire Employment Land Review                                    112
DPDS Consulting Group & GWE Research
C2890 - August 2006
TABLE 11.2 : SITE PERFORMANCE RANKING BY DISTRICT cont/d…
 WYCOMBE                                                     WYCOMBE                                               WYCOMBE
ELR Ref                      Name                  Ranking     ELR                Name                   Ranking     ELR                 Name                  Ranking
  No                                                Score     Ref No                                      Score     Ref No                                      Score
                                                     (/12)                                                 (/12)                                                 (/12)
                                                                       IFS/Rye Mill Coach Croft, IFS
               Wycombe Air Park, Marlow SL7                            House 728 London Road, High                           The Valley Centre, London Road,
    9          3DP                                      11      73     Wycombe HP11 1HE                       12     149     High Wycombe HP13                      12
                                                                       Easton Street, High Wycombe,                          Wye Industrial Estate, London
   137         Globe Park, Marlow SL7 1LY               11     120     HP11                                   12     168     Road, High Wycombe HP11 1              12
                                                                       Victoria Road, Queen Victoria
               Thames Estate, Parkway, Marlow                          Road, High Wycombe HP11                               Knaves Beech Way, Loudwater
   147         SL7                                      11     121     1BE                                    12     153A    HP10 9QY                               12
                                                                       Kingsmead Business Park,
               Chiltens Group, Stocking Lane,                          London Road, High Wycombe                             Knaves Beech Way, Loudwater
    5          Naphill HP14                             11     138     HP11                                   12     153B    HP10 9QY                               12
               Adjacent to Courtmoor Close,                            Treadway Hill Tech Centre,                            Biffa, Kingsmill, London Road,
   93          Monks Risborough HP27 9NB                11     66A     Loudwater HP10 7TH                     12     157     Loudwater HP10 9                       12
               Station Road, Picts Lane, Princes                       Peregrine Business Park, Gomm                         Harleyford Marina, Harleyford
   161         Risborough HP27                          11     139     Road, High Wycombe HP13 7DL            12      10     Estate, Marlow                         12
               Princes Estate, Princes                                 Compair S, Bellfield Road, High                       Former WRC Site - SAS Institute
   182         Risborough HP27 9                        11     143A    Wycombe HP13                           12      19     UK Headquarters, Medmenham             12
                                                                       Manor Court, Manor Court Yard,
               Site 1, Wycombe Road,                                   Hughenden Avenue, High                                L.E.O / Chevler, Princes
   95          Stokenchurch HP14 3                      11     143E    Wycombe                                12     158     Risborough HP27 9                      12
               Oxted Road, Stokenchurch                                Castle Estate, Cressex, High                          Molins, Haw Lane, Saunderton,
  98A          HP14 3                                   11     145A    Wycombe                                12      1      High Wycombe HP14 4JE                  12
               Ibstone Road, Stokenchurch                              Turnpike Road, Cressex, High                          Janssen Cilag, Saunderton, High
   141         HP14 3                                   11     145B    Wycombe HP12 3                         12      2      Wycombe HP14 4HJ                       12
               Various employment sites                                Merlin Centre, Cressex, High                          Sawmill, 20-22 Mill Road,
   24          adjacent to Wooburn Green                11     145H    Wycombe HP12 3                         12      18     Stokenchurch HP14 3TT                  12
                                                                                                                             Spade Oak Construction Co. Ltd
                                                                       Cressex Enterprise Centre,                            Town Lane, Wooburn Green
   152         Holtspur Lane, Wooburn HP10 0            11     145K    Cressex, High Wycombe HP12 3           12      23     HP10 0PD                               12
                                                                       The Valley Centre, London                             Mercury Park, Wycombe Lane.
   144         Boston Drive, Bourne End SL8 5           12     149     Road, High Wycombe HP13                12     167     Wooburn Green HP10 0HH                 12
               Millboard Road, Bourne End SL8                          Wye Industrial Estate, London
  160C         5XD                                      12     168     Road, High Wycombe HP11 1              12
               Highways Deot, High Wycombe                             Turnpike Road, Cressex, High
   41          HP11 1                                   12     145B    Wycombe HP12 3                         12
               Wycombe Industrial, West End
               Court, Suffield Street, High                            Merlin Centre, Cressex, High
   54          Wycombe HP11 2JY                         12     145H    Wycombe HP12 3                         12
               Montgomery Watson House, 201                            Cressex Enterprise Centre,
               Amersham Road, High Wycombe                             Cressex, High Wycombe HP12
   55          HP13 5AJ                                 12     145K    3                                      12




Buckinghamshire Employment Land Review                                    113
DPDS Consulting Group & GWE Research
C2890 - August 2006
12.0       SITE ASSESSMENT – APPRAISALS

12.1       A wider appraisal of the current and potential performance of sites, economically,
           environmentally and sustainability-wise was therefore necessary. Such appraisals do
           not comprise site descriptions but interpret and balance the widely based information
           available to form a judgement on the performance and suitability of existing and
           potential uses of sites/buildings and opportunity for improvement/ renewal/
           redevelopment.68.


12.2       DPDS has prepared appraisals for Chiltern and South Bucks Districts. They are
           wholly desk based and no member of the DPDS team has seen the sites first hand,
           so there is no possibility of imbalance in the study arising from more detailed
           knowledge of particular sites. Officers of Chiltern and South Bucks District have
           checked the appraisals for matters of fact. Each appraisal considers the component
           reasons (site/building condition, accessibility, occupation) contributing to the overall
           site scores, especially low performance, in conjunction with other factors drawn from
           the collated information including:


                 •    Importance as an employment resource in terms of size/jobs, sector and
                      function;
                 •    Planning activity (interest, implementation, commitments and pressures);
                 •    Whether the site is well defined in relation to surrounding uses and its
                      compatibility with and the influence of the prevailing characteristics of the
                      locality in terms of suitability for employment and other uses;
                 •    Sequential location;
                 •    Ownership and site opportunities and constraints (including local access,
                      contamination, need/potential for improvement);


           and comments from the districts, agents and ELR/other studies.


12.3       DPDS appraisals for sites in Aylesbury Vale and Wycombe Districts would simply
           duplicate those already undertaken for the existing District employment land studies,
           so their conclusions have been incorporated directly into this review. The Aylesbury




68
   DPDS has not attempted to assess opportunity for intensification because it is a difficult concept to gauge, depending as
much on design of (re)development (number of storeys; landscaping) as on available development land on/within a site.
Anecdotal evidence is used with caution.
It has been assumed that all main services are available.
Buckinghamshire Employment Land Review                     114
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Vale study appraisals relate to less well performing urban employment sites69 and
           were governed by the same considerations described above. The Wycombe ELS is
           comprehensive in approach and it has to be assumed that the appraisals’ judgements
           were similarly based.


12.4       Appendix G contains the DPDS appraisals for Chiltern and South Bucks Districts and
           imports the recommendations from the Aylesbury Vale and Wycombe studies.
           Appendix H summarises the appraisal conclusions by district70 in as standard a
           format as can be achieved given the different presentation formats.


12.5       Employment-wise the appraisals seek to indicate where continuing B Class
           employment use is appropriate and, based on surroundings, an observation of what
           type is the most appropriate. For some sites conclusions will be unequivocal. In other
           cases a site’s potential may be less clear cut and require a policy decision. This is
           because the desirability and feasibility of retention and/or redevelopment for existing
           and other employment uses, or if appropriate for non-employment uses, will to a
           great extent also depend upon the forecast future employment land requirement and
           the policy balance to be struck by Districts between accommodating economic growth
           and other demands on land supply.


12.6       The appraisals therefore represent neither the views of the county or districts nor
           absolute recommendations for action and no investment or planning conclusions
           should be drawn from them. They are informed judgements of the development
           potential of the sites which, together with other considerations including the
           employment forecasts and strategic and local71 development context, the Councils
           (and other agencies) will take into account in exercising their planning and economic
           development functions. In this wider context it is possible that the appraisals may not
           be supported.




69
   The ELS Phase 2 methodology eliminated 1) rural sites because strategic policy concentrates the majority of growth in 5
main settlements and so future employment development in rural areas will be small scale extensions and conversions; 2) best
performing urban sites to be retained in employment use.
70
   There are some differences between districts resulting from different ELS approaches.
      a) Wycombe ELS does not differentiate employment use by type. It also comments on intensification potential.
      b) Aylesbury Vale ELS did not appraise rural and best performing urban sites (for reasons described in the footnote to
           paragraph 4.10) which are therefore categorised to be retained in employment use – no change.
      c) Chiltern does not differentiate
71
   For example, the local availability of low cost employment sites and the need to retain/dispense with such accommodation will
need to be established in order to define policy for individual sites.
Buckinghamshire Employment Land Review                           115
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Overview of Appraisals


12.7       The conclusions drawn on the current ‘fitness for purpose’ of appraised employment
           sites in the four Buckinghamshire Districts in Appendix H can be categorised as
           follows:


           •     Sites to be retained in employment use.
                 Those sites judged best suited to employment use. This may involve no change
                 from       their        current   use   performance   or   sites   offering   potential   for
                 improvement/redevelopment/(Wycombe only) intensification, possibly for a
                 different type of employment.
           •     Sites suitable for (redevelopment to) employment or other uses.
                 Those sites judged able to perform equally well in another use (usually
                 residential) as in employment (normally B1).
           •     Sites with potential for redevelopment to other uses.
                 Sites judged best suited to non-employment uses.


12.8       Tables 12.1 – 12.4 list sites falling into each of these categories by district and show
           the total amount of employment land involved. The issues arising from this analysis,
           generally and by district, are discussed in the next chapter.




Buckinghamshire Employment Land Review                      116
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 12.1 : Classification of Sites by Appraisal Conclusions - Aylesbury Vale

                       Retain in Employment Use                      Sites Suitable for
                                                                                             Sites with
                    No Change                   Potential             Employment or
                                                                                            Potential for
                                              Improvement/              Other Uses
                                                                                            Other Uses
                                             Redevelopment
 Urban
 10.5                         42.38            10.6                  10.2
 10.10                        n42.47           10.9                  10.7
 42.9 (ii)                    n42.49           41.01 (i-iv)          19.1
 42.10                        48.1             41.02 (i-xii)         42.7
 42.18                                         42.1-42.3             42.8
                                               48.2-48.4             42.9 (i)

 Rural
 6.1                          36.1*
 8.2                          37.1
 10.11                        38.1
 10.12                        38.2
 10.13                        39.1
 10.14                        39.2
 10.16                        42.46
 10.17                        43.1
 12.1                         43.2
 12.2                         43.3
 13.2                         46.1
 14.1                         47.1
 28.1                         47.3
 30.1                         48.5
 31.1                         48.6
 31.2                         49.1
 31.3                         50.1
 31.4                         51.2
 31.5                         51.6
 33.1                         51.7

 No of Sites: 49                               No of Sites: 6        No of Sites: 6       No of Sites: 0
 (9 Urban 40 Rural)
 Area: 170.95ha                                Area: 104.8ha         Area: 20.04ha        Area: 0ha
 (43.42 Urban 127.53 Rural)

* Please note: there is no known area (hectares) for site no. 36.1




Buckinghamshire Employment Land Review                    117
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 12.2 : Classification of Sites by Appraisal Conclusions – Chiltern

                    Retain in Employment Use                     Sites Suitable for
             No Change             Potential Improvement/         Employment or         Sites with
                                      Redevelopment                 Other Uses         Potential for
                                                                  Depending on         Other Uses
                                                                       Need
 A1 (a&b)                                A4-6                    A3
 A7                                      CSP1                    A9
 A8                                      CSP2                    A10
 A12                                     C1-C2                   A11
 CSP3                                    C3                      C4
 C10                                     C7/C18                  C5
 C11                                     C9                      C6
 C17                                     C13                     C12
 LC1                                     C14                     C15
 LC2                                     C19
 LC3                                     HG1
 LC5                                     LC4
 CG1                                     P3
 P2                                      PWD1
 No of Sites: 14                         No of Sites: 14         No of Sites: 9       No of Sites: 0
 Area: 27.19ha                           Area: 38.52ha           Area: 7.96ha         Area: 0ha




Buckinghamshire Employment Land Review                     118
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 12.3 : Classification of Sites by Appraisal Conclusions - South Bucks

                    Retain in Employment Use                     Sites Suitable for
             No Change             Potential Improvement/         Employment or          Sites with
                                      Redevelopment                 Other Uses          Potential for
                                                                  Depending on          Other Uses
                                                                       Need
 BE/HC1                                  BU/BR1                  BE/BC1               BE/PR2
 BE/PR1                                  BU/DR1                  BE/HC2-10            (permitted)
 BU/BR 2-3                               BU/DR2                  BU/CN4
 BU/HS1-2                                BU/MG1-14               BU/CS3
 BU/LE1-11                               DE/BP1-4                DE/OR 1-5
 BU/PR1 (A-C)                            DE/HD1                  DE/OR 6-7
 DE/DA1-3                                DE/TE5 (2)              DE/TE3
 DE/DC1-4                                DE/WM1-2                DE/WM3
 DE/OS1-3                                FU/FH1A, 1B             GC/PR 2-4
 DE/SA1                                  IV/B1 1-8               IV/HS 1-2 (4)
 DE/TE1 (A&B)                            IV/CL 1-12              TP/TM 1-6
 FA/CL2                                  IV/DF 1-11
 FR/FR1                                  IV/FR 2A-2B
 IV/HH1                                  IV/PW1
 IV/TL1-2                                IV/R1-40
 SP/HH1                                  TA/BR 1-21
 SP/SC1                                  TP/ML 1-2
 SP/SG1                                  WE/MG 1-3
 SP/SG2
 SP/SP1-5
 TP/TR1
 WE/LC1-8
 WE/WS1-4
 No of Sites: 23                         No of Sites: 18         No of Sites: 11      No of Sites: 1
 Area: 95.46ha                           Area: 105.80ha          Area: 29.55ha        Area: 1.86ha




Buckinghamshire Employment Land Review                     119
DPDS Consulting Group & GWE Research
C2890 - August 2006
Table 12.4 : Classification of Sites by Appraisal Conclusions - Wycombe

                     Retain in Employment Use                                            Sites with Potential for
                                                                         Sites
                                                                                               Other Uses
                                                                      Suitable for
       No Change                     Intensi-      Improvement/                          Housing         Other
                                                                      Mixed Use
                                     fication       Development
 2                               20               1 (mixed use?)      71               6                8
 5                               148              12                  85               40               9
 10                              182              13                  110              183
 15                                               24 (mixed use?)
 16                                               38
 18                                               41
 19                                               65
 23                                               85 (mixed use?)
 54                                               120 (mixed use?)
 55                                               142 (mixed use?)
 66A                                              143 B, C
 73                                               145 E, G, H, I, J
 93                                               145 L (mixed
 95                                               use?)
 97                                               146 (mixed use?)
 98A                                              147
 105                                              150 (mixed use?)
 121                                              153 B
 136                                              156 (mixed use?)
 137                                              157
 138                                              159 B (mixed
 139                                              use?)
 140                                              161 (mixed use?)
 141                                              162
 143 A, D, E                                      165 (mixed use?)
 144                                              184
 145 A, B, C, D, F,                               188
 K
 149
 151
 152
 153 A, C
 154
 155
 158
 160 A, B, C
 163
 164
 166
 167
 168

 No of Sites: 50                 No of Sites: 3   No of Sites: 30     No of Sites: 3   No of Sites: 3   No of Sites: 2
 Area: 215.47ha                  Area:            Area: 140.75ha      Area: 2.71ha     Area: 5.39ha     Area: 9.08ha
                                 16.65ha




Buckinghamshire Employment Land Review                       120
DPDS Consulting Group & GWE Research
C2890 - August 2006
STAGE 3 : OVERVIEW (GWE RESEARCH AND DPDS)




Buckinghamshire Employment Land Review   121
DPDS Consulting Group & GWE Research
C2890 - August 2006
13.0       FINAL EMPLOYMENT FORECASTS AND POLICY CONCLUSIONS


13.1       This chapter presents the final employment forecasts for employment growth in
           Chiltern, South Bucks and Wycombe in sectors located on employment land and
           discusses the implications and issues that arise from this related to the ‘fitness for
           purpose’ of the employment sites and from the review process generally.


           Final Employment Forecasts


           Potential employment demand
           Chiltern
13.2       If the factors of production (labour supply, premises or technology) were readily
           available in Chiltern, the potential employment growth (unconstrained) from 2001 to
           2016 would be an additional 3,595 jobs in sectors located on employment land,
           driven mainly by growth in office-based sectors (4,245 jobs).                      The proportion of
           people who work mainly at or from home is assumed to increase by 15% from 2001
           to 201672, resulting in 2,685 working on employment sites on a day to day basis. This
           growth would require an additional 4.6 hectares of employment land.


13.3       The potential growth from 2016 to 2026 is estimated to be 3,595 jobs (net), of which
           3,700 would require office space. The proportion of people who work mainly at or
           from home is assumed to increase by a further 5% from 2016 to 2026, resulting in
           2,125 working from home. An additional 1,470 jobs would be located on employment
           sites on a day to day basis. This growth would require an additional 9.0 hectares of
           employment land.


           South Bucks
13.4       If the factors of production (labour supply, premises or technology) were readily
           available in South Bucks, the potential employment growth (unconstrained) from
           2001 to 2016 would be an additional 6,700 jobs, driven mainly by growth in office-
           based sectors.              The proportion of people who work mainly at or from home is
           assumed to increase by 15% from 2001 to 201673, resulting in 2,205 working from
           home on a day to day basis. A further 4,485 would be located on employment sites
           on a day to day basis. This growth would require an additional 22.1 hectares of
           employment land.



72
  Based upon Census 2001 proportion, which is expected to increase by 15% from 2001 to 2016
73
  Ibid
Buckinghamshire Employment Land Review                     122
DPDS Consulting Group & GWE Research
C2890 - August 2006
13.5        The potential growth from 2016 to 2026 is estimated to be 3,575 jobs, of which 320
            would require office space (5% more people who work mainly at or from home from
            2016 to 2026). A further 3,260 would work on employment sites on a day to day
            basis. This growth would require an additional 19.0 hectares of employment land.



            Wycombe
13.6        If the factors of production (labour supply, premises or technology) were readily
            available in Wycombe, the potential employment growth (unconstrained) from 2001 to
            2016 would be an additional 7,095 jobs in sectors located on employment land,
            driven mainly by growth in office-based sectors (8,245 jobs). This growth would
            require an additional 47.0 hectares of employment land. The proportion of people
            who work mainly at or from home is assumed to increase by 15% from 2001 to
            201674 so that 4,605 people would work mainly at or from home.


13.7        The potential growth from 2016 to 2026 is estimated to be 13,010 jobs, of which
            12,175 would require office space. The proportion of people who work mainly at or
            from home is assumed to increase by a further 5% from 2016 to 2026, to reach
            4,035. A further 8,975 will work on employment sites on a day to day basis. This
            growth would require an additional 67.1 hectares of employment land.


            Potential demand conclusion
13.8        The labour market, particularly that of Buckinghamshire County and the
            Buckinghamshire Commute Area, is unlikely to provide the favourable conditions to
            achieve this growth. However, a fundamental restructuring of the labour supply factor
            is underway which suggests that Buckinghamshire and the Buckinghamshire
            Commute Area are undergoing substantial change and re-structure. This could well
            mean that Chiltern, South Bucks and Wycombe will achieve a significant level of
            employment growth through such factors as:
                       •     Commuting reversal
                       •     An increase in remote working by employees based outside the districts
                             (currently 32,000 leave Buckinghamshire County each day)
                       •     Homeworking amongst professionals within the district


13.9        An increase in homeworking amongst professionals in the districts will help improve
            the balance between jobs and workers, as is desirable by Wycombe’s Core Strategy.



74
     Ibid
Buckinghamshire Employment Land Review                123
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Constrained employment demand
13.10 The labour supply constraint is not considered to be the main constraint on growth in
           Chiltern, South Bucks or Wycombe. An intensification boost, possibly by as much as
           3% per annum to 201675, may enable the districts to make considerably more of their
           current land provision, through achieving the same level of output with fewer workers.
           However, in reality the benefits accrued from moving to a smaller premises may be
           outweighed by the costs of doing so. Most fundamentally, it is the constraint of land
           and premises itself in Chiltern, South Bucks and Wycombe. When this constraint is
           applied, they each have the potential prospect of zero employment growth.


           Chiltern
13.11 When all of these factors are combined, any potential employment growth in Chiltern
           will actually be achieved through a reduction in the overall vacancy rate of premises.
           Table 13.1 shows that Chiltern may be able to achieve job growth of 1,885, of which
           190 will be located on employment land on a day to day basis76, from 2001 to 2016.
           From 2016 to 2026, the district may be able to achieve job growth of 265, of which
           185 jobs will be located on employment land on a daily basis. The constrained
           growth scenario is very low when compared to the unconstrained potential growth.


13.12 This growth has been achieved through a reduction in the vacancy rate of premises,
           but no overall growth of employment land in the district. A lower level of vacancy rate
           ‘releases’ more employment land onto the market. Employment density figures (see
           Appendix C) are used to estimate how many jobs may be accommodated on the land
           which has been released onto the market.




75
  Review of Regional Economic Strategy 2006-2016 The Evidence Base Interim Paper, SEEDA, November 2005
76
  Based upon Census 2001 proportion, which is expected to increase by 15% from 2001 to 2016
Buckinghamshire Employment Land Review                     124
DPDS Consulting Group & GWE Research
C2890 - August 2006
    Table 13.1 : Constrained Employment Forecast for Chiltern 2001 to 2026


                                                                           2001 to 2016                                        2016 to 2026


 Sector                                                                                                                    Change in
                                                                 Change in            Change in number who                                Change in number
                                          Change in                                                           Change in    number who
                                                                 number who           work on employment                                  who work on
                                          total                                                               total        work mainly
                                                                 work mainly at       sites on a day to day                               employment sites on
                                          employment                                                          employment   at or from
                                                                 or from home         basis                                               a day to day basis
                                                                                                                           home

                                                 295                      280                   20                30           15                 15
Banking and business services
                                                 435                      410                   25                45           20                 25
Professional services
                                                  35                       30                    5                10            5                 5
Public admin & defence
Health & education                               230                      170                   65                75           10                 65

Total B1                                         995                      890                   115              155           45                110

Manufacturing                                    205                      165                   40                50           10                 40

Construction                                     520                      510                   10                25           20                 5

Total B2                                         725                      675                   50                80           30                 50

                                                 100                       90                   10                15            5                 10
Transport and communications
Wholesale                                         65                       50                   15                20            5                 15

Total B8                                         165                      140                   25                30           10                 25

                                                1,885                     1,705                 190              265           80                185
Total B1, B2 and B8
    NB Figures are rounded to nearest 5 units and therefore may not sum




 Buckinghamshire Employment Land Review                                                   125
 DPDS Consulting Group & GWE Research
 C2890 - August 2006
            South Bucks
13.13 Any potential employment growth in South Bucks may be achieved through a
            reduction in the overall vacancy rate of premises.                     Table 13.2 shows that South
            Bucks may be able to achieve job growth of 1,305, of which 330 will be located on
            employment land on a day to day basis77, from 2001 to 2016. From 2016 to 2026,
            the district may be able to achieve job growth of 850, of which 640 jobs will be
            located on employment land on a daily basis.


13.14 This growth has been achieved through a reduction in the vacancy rate of premises,
            but no overall growth of employment land in the district. A lower level of vacancy rate
            ‘releases’ more employment land onto the market. Employment density figures (see
            Appendix 2) are used to estimate how many jobs may be accommodated on the land
            which has been released onto the market.




77
     Based upon Census 2001 proportion, which is expected to increase by 15% from 2001 to 2016
Buckinghamshire Employment Land Review                        126
DPDS Consulting Group & GWE Research
C2890 - August 2006
  Table 13.2 : Constrained Employment Forecast for South Bucks 2001 to 2026


                                                                       2001 to 2016                                           2016 to 2026


 Sector                                                                                                                    Change in         Change in number
                                                                  Change in           Change in number
                                            Change in                                                         Change in    number who        who work on
                                                                  number who          who work on
                                            total                                                             total        work mainly       employment sites
                                                                  work mainly at      employment sites on a
                                            employment                                                        employment   at or from        on a day to day
                                                                  or from home        day to day basis
                                                                                                                           home              basis


Banking and business services                     180                  135                     45                120           30                   90

Professional services                             300                  225                     75                200           50                  150

Public admin & defence                             25                  15                      10                 20            5                   15

Health & education                                150                  115                     35                 90           25                   65

Total B1                                          655                  490                     165               430           110                 320

Manufacturing                                     195                  125                     75                175           30                  145

Construction                                      300                  280                     20                 85           45                   40

Total B2                                          495                  405                     95                260           75                  185

Transport and communications                       90                  60                      30                 75           15                   60

Wholesale                                          65                  25                      40                 85            5                   75

Total B8                                          155                  85                      70                160           20                  135

         Total B1, B2 and B8                     1,305                 980                     330               850           205                 640
NB Figures are rounded to nearest 5 units and therefore may not sum




Buckinghamshire Employment Land Review                                                   127
DPDS Consulting Group & GWE Research
C2890 - August 2006
            Wycombe
13.15 As a result, and when all of these factors are combined, any potential employment
            growth in Wycombe may be achieved through a reduction in the overall premises
            vacancy. Table 13.3 shows that Wycombe may be able to achieve job growth of
            3,470, of which 1,040 will be located on employment land on a day to day basis78,
            from 2001 to 2016. From 2016 to 2026, the district may be able to achieve job
            growth of 1,290, of which 1,040 jobs will be located on employment land on a daily
            basis.


13.16 This growth has been achieved through a reduction in the vacancy rate of premises,
            but no overall growth of employment land in the district. A lower level of vacancy rate
            ‘releases’ more employment land onto the market. Employment density figures (see
            Appendix 2) are used to estimate how many jobs may be accommodated on the land
            which has been released onto the market.




78
     Ibid
Buckinghamshire Employment Land Review            128
DPDS Consulting Group & GWE Research
C2890 - August 2006
    Table 13.3 : Constrained Employment Forecast for Wycombe 2001 to 2026


                                                                         2001 to 2016                                             2016 to 2026


 Sector                                                                                                                      Change in
                                                                 Change in              Change in number                                    Change in number who
                                           Change in                                                            Change in    number who
                                                                 number who             who work on                                         work on employment
                                           total                                                                total        work mainly
                                                                 work mainly at         employment sites on a                               sites on a day to day
                                           employment                                                           employment   at or from
                                                                 or from home           day to day basis                                    basis
                                                                                                                             home

                                                 500                    355                        145             185           40                 145
Banking and business services
                                                 570                    405                        165             210           45                 165
Professional services
                                                 120                     50                        70               75            5                  70
Public admin & defence
Health & education                               460                    255                        205             235           30                 205

Total B1                                        1,650                   1,065                      585             705           120                585

Manufacturing                                    585                    335                        250             290           40                 250

Construction                                     820                    765                        55              115           60                  55

Total B2                                        1,405                   1,100                      305             405           100                305

                                                 215                    155                        60               75           15                  60
Transport and communications
Wholesale                                        200                    105                        90              105           15                  90

Total B8                                         415                    260                        150             180           30                 150

                                                3,470                   2,425                  1,040               1,290         250                1,040
Total B1, B2 and B8
  NB Figures are rounded to nearest 5 units and therefore may not sum




  Buckinghamshire Employment Land Review                                                     129
  DPDS Consulting Group & GWE Research
  C2890 - August 2006
           Conclusions
13.17 The districts of Chiltern, South Bucks and Wycombe have dynamic economies, each
           with the growth potential to provide many new local jobs. If the factors of production
           were readily available in each district, they could achieve this growth, particularly through
           encouraging local residents who currently work outside the districts to work locally.
           However a significant proportion of this unconstrained growth relies on each district’s
           ability to draw in workers from the Buckinghamshire Commute Area, a scenario which
           may not fit with policy objectives of improving the balance between jobs and labour in a
           local area.


13.18 In terms of planning policy, the following analysis shows the constrained employment
           growth which could be accommodated in Chiltern, South Bucks and Wycombe, if no new
           employment land is provided. A higher level of employment growth may be achieved if
           any new employment land developments come onto the market in each district, as this is
           the factor which will ultimately determine the number of jobs in a local area.


13.19 While the amount of employment land in Chiltern, South Bucks and Wycombe can be
           controlled by the Local Authorities, the amount of local labour to fill employment
           opportunities must also be considered.           In Chiltern the working age population is
           expected to decline by 1.4% to 2016 and 1.6% from 2016 to 2026. In South Bucks, the
           working age population is expected to grow by 2.0% to 2016 and fall by 1.8% from 2016
           to 2026. Finally, in Wycombe, the working age population is expected to fall by 14.1% to
           2016 and grow by 0.1% between 2016 and 2026. If the labour supply is not expected to
           grow, increasing the amount of employment land will only increase each districts’ need to
           encourage in-commuting to fill local jobs. A careful balance must be drawn between
           local job opportunities and the available local labour supply to fill them.


13.20 Further growth may also be achieved through ‘smart growth’ in the districts, i.e.
           achieving economic growth through improvements in technology and economic activity,
           rather than an increase in labour and premises. However, this issue is currently being
           examined across the South East through a EU funded project.


           Chiltern
13.21 Chiltern has the potential to grow by 14.3% from 2001 to 2016 across all sectors of the
           economy.             This equates to an additional 3,595 jobs in sectors impacting upon
Buckinghamshire Employment Land Review                130
DPDS Consulting Group & GWE Research
C2890 - August 2006
           employment land to 2016. The main constraint on the future level of employment growth
           in Chiltern is the availability of employment land.         In fact, no future growth in
           employment land is expected in the period to 2026 which means any future growth in
           employment will be achieved through a reduction in employment land vacancy rates
           and/or an increase in the volume of people who work from home.


13.22 The potential employment demand in Chiltern provides the case for ensuring that no
           employment land is lost to housing in the future. This growth is what would occur if a
           readily available supply of labour, land and capital could be accessed. The implication of
           further employment land in Chiltern being lost to housing may result in a degree of
           stagnation in the local economy.


           South Bucks
13.23 The district of South Bucks is also a dynamic economy which has the potential to grow
           by 22.1% from 2001 to 2016 across all sectors of the economy. This equates to an
           additional 6,700 jobs in sectors located on employment land to 2016. If the factors of
           production were readily available in the district, South Bucks could achieve this growth,
           particularly through encouraging local residents who currently work outside of the district
           to work locally.


13.24 The main constraint on the future level of employment growth in South Bucks is the
           availability of employment land. In fact, no future growth in employment land is expected
           in the period to 2026 which means any future growth in employment will be achieved
           through a reduction in employment land vacancy rates and/or an increase in the volume
           of people who work from home. Several employment sites in the district are already
           under considerable pressure to be released for housing developments. The continued
           decline in available employment land in South Bucks may result in a degree of
           stagnation in the local economy.


           Wycombe
13.25 Wycombe District Council is seeking to achieve more balance between jobs and labour
           force in the future. The local economy is dynamic and has the potential to achieve
           growth in employment demand if the factors of production were readily available in the
           district. However, we have seen how the growth will be constrained by the decline of the
           labour supply (working age population) in Wycombe.
Buckinghamshire Employment Land Review             131
DPDS Consulting Group & GWE Research
C2890 - August 2006
13.26 The main constraint on the future level of employment growth in Wycombe is the
           availability of employment land, however this is a factor which the Council can control to
           influence job growth.         If no future growth in employment land is expected in the period
           to 2026, any future growth in employment will be achieved through a reduction in
           employment land vacancy rates and/or an increase in the volume of people who work
           from home.


           Aylesbury Vale
13.27 The district of Aylesbury Vale, as a growth area, is not expected to face significant
           constraints in terms of land, labour or capital. In fact, the local economy is expected to
           grow by 29.8% from 2002 to 2016 and a further 23.4% between 2016 and 2026.


13.28 In terms of employment actually located on employment land in Aylesbury Vale, this
           growth represents an additional 7,680 jobs between 2002 and 2016 and a further 9,270
           between 2016 and 2026.


13.29 As a growth area, the district faces a different set of implications for its factors of
           production than the other districts in Buckinghamshire. Unlike Chiltern, South Bucks and
           Wycombe who have no new allocations of employment land planned, Aylesbury Vale
           has almost 60 hectares of new employment land being allocated. The majority of this
           will be on the Aston Clinton Road Major Development Area (almost 30 hectares).


13.30 In order to meet the future expected growth in Aylesbury Vale, the district requires an
           additional 25 hectares of land from 2002 to 2016 and a further 104 hectares of
           employment land between 2016 and 2026 (a 27.1% increase in employment land
           overall).


13.31 The next part of this chapter considers the policy implications of the outcome of the
           appraisal of employment site in relation to the forecast


           Employment Land Supply


13.32 Tables 12.1 – 12.4, at the end of the previous chapter, indicate that sites considered to
           have most potential for non-employment development comprise a small proportion of
           district employment land number and area wise. No sites are identified in Aylesbury
Buckinghamshire Employment Land Review                  132
DPDS Consulting Group & GWE Research
C2890 - August 2006
           Vale or Chiltern (but some 0.6ha will be lost if the permitted ‘healthzone’ proposal is
           implemented79) and the single 1.86ha South Bucks site (BE/PR2) represents a loss on
           appeal to motorway service use. The Wycombe study identifies 5 sites totalling 18.62ha,
           evenly divided between housing (3 sites) and other uses (2 sites).


13.33 The proportion of sites considered suited to both employment and other uses, depending
           on need, is greater – 6 sites/20.04ha in Aylesbury Vale, 9 sites/7.96ha in Chiltern and 11
           sites/29.55ha in South Bucks. At least 3 sites/2.71ha and potentially more are identified
           for mixed use in Wycombe district.


13.34 The sequence of GWE forecasts illustrates the constraining impact of static B Class
           land/premises supply on employment growth. This is critical in Chiltern, South Bucks
           and Wycombe districts where (proposed) strategic emphasis allows limited opportunity
           for release of additional employment land. In contrast, although there is emphasis on
           efficient (re)use of existing land, there are outstanding allocations in Aylesbury Vale and
           policy provision for further allocations if required. This supports
                      •     the need to avoid further losses of land which are identified as suitable for
                            employment use; and
                      •     the necessity for sites which are retained in employment use but are also
                            suitable for non-employment uses to be safeguarded against competing
                            development pressures.
           Ultimately this is a LDF policy decision.


           Shifts between Types and Forms of B Class Employment


13.35 Historic trends (and the statistics in Table 2.1) show service and B1 jobs have grown at
           the expense of B2 manufacturing nationally, regionally and in the county and this pattern
           will be a significant component in the forecasts prepared for this review. In addition the
           submitted South East Plan encourages high value activities in the economy and these
           are more likely to comprise B1 than B2 and B8 uses.




79                                                                                2
  An application for improved healthcare facilities in Chesham amounting to 2500m on part (0.6ha) of site C7 was granted outline
                              nd
planning permission on 22 June 2006.
Buckinghamshire Employment Land Review                          133
DPDS Consulting Group & GWE Research
C2890 - August 2006
13.36 The appraisals confirm that the characteristics of the current land supply in three of the
            four Buckinghamshire districts provide the opportunity for this transfer to continue
            (Wycombe data does not allow such analysis). Table 13.4, based on Appendix H and
            Tables 12.1-12.4, gives a general indication of the number and scale of sites identified
            as appropriate for redevelopment to B1 use, though their quality and design will
            determine whether strategic growth objectives are realised. In addition there is also
            potential for redevelopment within mixed-use employment sites (identified for retention in
            this use) to increase the proportion of B1 employment.


            Table 13.4 : Current and Potential Employment Uses
                                                   Aylesbury Vale            Chiltern            South Bucks            Wycombe
              Sites to be retained in              55 sites                  22 sites            38 sites               50 sites
              current employment
              use (no change and                   275.75ha                  56.64ha             197.99ha               215.47ha
              redevelopment sites) 80
              Of which B1 sites                    10 sites                  13 sites            22 sites               28sites

                                                   25.54ha                   26.77ha             63.99ha                122.46ha
              Sites with potential                 5 sites                   8 sites             4 sites
              change of employment                 9.7ha                     11.79ha             3.78ha
              use to B1 (including sites
              suitable for non-employment
              uses)
              Mixed B to B1                                                  6 sites             1 sites
                                                                             (8.11ha)            (0.51ha)
              B2 to B1 & B2                        2 sites                   1 site              1 site
                                                   (3.5ha)                   (2.22ha)            (0.25ha)
              B8 to B1                                                       1 site
                                                                             (1.46ha)
              Sui Generis to B1                                                                  1 site
                                                                                                 (2.02ha)
              B8 to B8 & B1                                                                      1 site
                                                                                                 (1.0ha)
              B2 to B1                             2 sites
                                                   (3.05ha)
              B1 & B2 to B1                        1 site
                                                   (3.15ha)


            Redevelopment

13.37 The observation that there may be potential for redevelopment has been made where
            either a site does not appear to be meeting prevailing criteria for employment land and/or
            the current use is not well integrated with surrounding uses and general location.
            However this does not mean that this is always the most appropriate policy approach to

80
     Wycombe figures comprise no change sites only as insufficient information for identification and redevelopment categories.
Buckinghamshire Employment Land Review                           134
DPDS Consulting Group & GWE Research
C2890 - August 2006
             adopt. District LDFs will seek a balanced portfolio of sites so the existing and potential
             roles of sites will need to be considered as a whole. For example, in the first case, low
             quality/low cost sites can make a specific contribution to the local economy and the
             extent of this requirement will be a factor in policy decisions and site designations. In the
             second case it may not be feasible to consider action until the current occupier needs to
             expand/relocate or ceases operations.


             Green Belt Sites


13.38 In Chiltern, South Bucks and Wycombe some reviewed employment sites are located in
             the Green Belt. There are few in Wycombe81 and the largest two are designated Major
             Developed sites in the Green Belt. The third, a 1.6ha industrial estate (8), has no form of
             employment protection but appears to have been identified as a potential Park and Ride
             site.


13.39 South Bucks has a number of employment sites in the Green Belt, including some of its
             most significant, but all except two are protected for employment use in the current Local
             Plan. These exceptions are a minor office development (FA/CL2) and the large sawmill
             site (BE/PR2) on which a motorway service area has been allowed on appeal.


13.40 Green Belt sites in Chiltern district currently have no employment designation in the
             Local Plan.          Of these, five were identified for review comprising several important
             employment sites (LC5, CG1, CSP3) identified for retention in employment use (without
             change) and two sites identified as having potential for improvement/redevelopment
             (C19, P3). Appropriate policy approaches will need to be developed.


             Quality of Data


13.41 The employment forecasting and site appraisal elements of this review have both been
             affected by the availability, reliability and quality of data on employment land and in this
             final section we consider this further.




81
     To an extent this will reflect the higher, 1 hectare, rural site threshold in the Wycombe ELS
Buckinghamshire Employment Land Review                                   135
DPDS Consulting Group & GWE Research
C2890 - August 2006
13.42 A picture of total stock and trends provides the context and forecasting base for this
           review and other planning documents. The statutory Annual Monitoring Reports, first
           published in December 2005, mean that comprehensive and reliable data on
           employment land permissions/completions/outstanding and resulting net change
           between B use classes and losses to other uses should now be maintained by all
           Buckinghamshire districts on a year-by-year basis. This will not remedy out of date
           statistics resulting from lapsed monitoring however.

13.43 The evidence base for the assessment of ‘fitness for purpose’ of employment sites was
           not as robust as would be desired. To a great extent this resulted from the need to take
           a consistent county-wide approach when there was great variation in the scope and
           detail of information available from the existing employment land studies or
           supplemented by individual districts. Inevitably the lowest quality data determine the
           approach that can be adopted.


13.44 Appendix F illustrates the existing variation in data between districts and the commentary
           in Table 10.3 on the quality of the indicators used to interpret the site assessment criteria
           in this review gives some guidance as to where and how information is deficient. In
           summary, the main deficiencies arise in
                 •     The relationship of site floorspace/number of units and use class/vacancy;
                 •     Meaningful accessibility indicators;
                 •     Site tenure and ownership and constraints arising;
                 •     Infrastructure constraints and whether these can be realistically overcome.

13.45 In addition some site performance indicators in Appendix E of the ODPM Guidance were
           excluded from the review during the refinement process either because there was no
           information available in the existing employment land studies or, if there was, it was not
           feasible to develop a data set for other districts.        Examples are availability of local
           facilities, number of employees and place of residence (workforce catchment).

13.46 The existing employment land studies, together with this review, provide a systematic
           and justified identification of the best performing employment sites in each district and
           their characteristics.        Future appraisals, and therefore improved data sets, will be
           required for those sites where performance is (or becomes) average, and in areas of
           tight land supply, poor, and which are (or become) susceptible for pressures from
           alternative forms of development.
Buckinghamshire Employment Land Review                  136
DPDS Consulting Group & GWE Research
C2890 - August 2006
13.47 There is potential for the database generated for the current site appraisals to provide
           the foundation for future site data collection. National and regional planning guidance,
           like urban capacity studies, indicates that reviews of employment land will be integral to
           the plan making process. If Buckinghamshire County Council wishes to build upon the
           standardisation in this report for a set of site performance indicators, and guidance as to
           how more subjective areas be assessed, this could be agreed with the districts for use in
           future employment land studies.




Buckinghamshire Employment Land Review             137
DPDS Consulting Group & GWE Research
C2890 - August 2006
                               APPENDIX A




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
 APPENDIX A: BUCKINGHAMSHIRE DISTRICT EMPLOYMENT LAND STUDIES –
                           OVERVIEW

Aylesbury Vale

Aylesbury Vale Employment Site Audit (Phase 1). DPDS Consulting in conjunction
with Great Western Enterprise and Brown Lee Clifford Billings. March 2004.
Delivering the Economic Vision: Assessment of Land Use Requirements to 2026
(Phase 2). DPDS Consulting and Great Western Enterprise. October 2004.



Definition of Sites
Use:       All B classes & sui generis
Location:              Stage 1: Urban & Rural
                       Stage 2: Urban
Status: Existing & Vacant.
           Excluded:              Stage 1 - sites with planning permission        (or possible
                                  permission) or allocated for employment use;
                                  Stage 2 – rural sites; sites with planning permission (or
                                  possible permission) or allocated for non-employment uses.
Size Thresholds:                  0.1 ha - urban areas
                                  0.4 ha - rural areas.


Phase 1 - 144 sites comprising 266.27 ha and 1317 business/vacant units.
Phase 2 – 20 sites comprising 128.45ha (NB large sites re-aggregated here)


Information gathered
Level of detail:                  Site and individual unit/business.
                                  Large sites subdivided
                                  Comprehensive. Omission c.f. ODPM – local access


Appraisal method (Stage 2)
Restricted to urban employment sites. A wide ranging scoring and weighting system
was agreed with the client and applied to 88 sites/sub areas. 20 sites (including
amalgams of sub areas) defined as not performing well were re-visited and reviewed
individually against factors/considerations identified as critical to successful
performance for different B class employment uses, residential and other uses and a
desk based analysis of the Phase 1 audit data and relevant planning policy issues.



Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Chiltern

Large Employment Sites Study 2004. Aitchison Raffety (2004)
Investigation of Sites not designated as Higher Performing in the Employment Land
Study of 2004. Aitchison Raffety (2005)



Definition of Sites
Status:                Sites designated under policies E2 and E3 of adopted Local Plan.
                       This determines the following characteristics
Use: B Class uses; and sui-generis similar to uses in class B1, 2 or 8; car repair
workshops
Location: Built up areas outside the green belt
Size Thresholds: Not applicable


Stage 1 - 40 sites
Stage 2 – 13 sites



Information gathered
Level of detail: Site             - some ‘sites’ comprised aggregation of (2) non-contiguous
                                  sites, not necessarily with similar characteristics.
                       Comprehensive
                            - data recorded as score not source data (see below)
                            - omission c.f. ODPM – floorspace/unit size; designations.



Appraisal method
Weighted scoring system for a wide range of factual and interpretive criteria (general
appearance, age of premises, suitability of buildings and site for current use,
suitability of site for alternative employment use, current vacancy, perceived length of
vacancy, efficiency of site usage, strategic accessibility assessment, public transport
accessibility assessment (bus), public transport accessibility assessment (rail),
immediate site access assessment, surrounding land use compatibility).
Scoring based on “a value judgement based on logic and professional experience
form a market perspective”.                Weighting reflects level of significance accorded to
criteria agreed with Council.
For sites not designated as higher performing - usage survey, comparative cost test
and market questionnaire.


Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Wycombe

Wycombe Economy Study. Atkins Consultants Ltd in association with Ancer Spa &
Lambert Smith Hampton. September/October 2004.


Definition of sites
Use:                              B1 (B1a Offices, B1b R&D, B1c Light Industry), B2, B8, Sui
                                  Generis, Mixed Use
Location:                         Urban, Rural and Green Belt
Status:                           Operational, Vacant/Unoccupied, Derelict, Not Developed for
                                  Employment Use (Brownfield), Not Developed for Employment
                                  Use (Greenfield)
Size Thresholds:                  0.1ha – Urban areas
                                  1ha – Rural areas


191 sites (208 land parcels)


Information gathered
Level of detail: Site                - 5 larger sites split into sub areas
                                     - In some cases adjoining sites were grouped for
                                         assessment purposes
                       Comprehensive. Omission c.f. ODPM – public transport accessibility.


Appraisal Method
Strategic scores:
           -     Highways; Public Transport Accessibility; Environment and Amenity;
                 Occupier Environment; and Strategic Marketability
Appraisal of Potential Change Options:
            -    Employment Intensification; Employment Redevelopment; Employment
                 Ancillary Uses; Employment (Other); Redevelopment Mixed Use;
                 Redevelopment Housing; and Redevelopment Other




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
                               APPENDIX B




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
APPENDIX B: SUMMARY OF DEFINITIONS AND DATA SOURCES

   Term                                  Definition                              Data source
   Total employment                      Total workplace-based jobs in the       Census 1991 and Census
                                         district, all people aged 16-74         2001
   Working age population                Defined as males and females aged       Census 1991, Census 2001,
                                         16-74. The 2016 and 2026 projected      ONS Population Projections
                                         working age population are derived      and Buckinghamshire County
                                         from the Buckinghamshire County         Population Projections (2006).
                                         Population Projections all people
                                         aged 16-74.
   Economically active                   Number of people from the working       Census 1991 and Census
                                         age population who are economically     2001
                                         active
   Unemployment                          Number of people from the working       Census 1991 and Census
                                         age population who are unemployed       2001
   Net commuting residual                This is defined as total employment     From above
                                         (jobs) minus actual local workers in
                                         the district. Actual workers are
                                         estimated from the economically
                                         active, taking account of
                                         unemployment.
   Buckinghamshire                       Defined by the Local Authorities of     Census 2001 Origin-
   Commute Area (BCA)                    Bracknell Forest, Bedfordshire,         Destination Statistics
                                         Greater London, Hertfordshire, Luton,
                                         Milton Keynes, Northamptonshire,
                                         Oxfordshire, Reading, Slough, Surrey,
                                         West Berkshire, Windsor &
                                         Maidenhead and Wokingham.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
                                         APPENDIX C




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
 APPENDIX C: EMPLOYMENT AND SITE DENSITIES FOR CHILTERN, SOUTH BUCKS AND WYCOMBE, 2001

The following tables show how the employment and sites densities for Chiltern, South Bucks and Wycombe were calculated based upon the number of
people working from employment sites on a day to day basis (total employment minus number who work at home on a daily basis) and an estimate of the
floorspace by sector in each district. Data sources for each column of the table are also detailed.

        Chiltern
                                         Total            Number of
                                                                         Number who work                                                                           Imputed
                                      employment          people who                             Estimated            Imputed
                                                                          on employment                                            Plot Ratio    Imputed Site     Site Area
                                          (a)             work mainly                          Floorspace by        Employment
                                                                          sites on a day to                                            (f)        Density (g)    in hectares
                                                           at or from                         Sector in sq m (d)     Density (e)
                                                                            day basis (c)                                                                            (h)
                                                           home (b)
 Banking and
                           B1                     2,750          1,014                1,736                48,099           27.7           0.3            85.3         14.8
 business services
 Professional
                           B1                     4,057          1,496                2,561                53,132           20.7           0.3            63.8         16.3
 services
 Public admin &
                           B1                      700            134                  566                    299            0.5           0.3             1.6           0.1
 defence
 Health & education        B1                     7,205           899                 6,306                 4,470            0.7           0.3             2.2           1.4
 Total B1                  -                     14,712          3,543              11,169                106,000            9.5           0.3            29.2         32.6
 Manufacturing             B2                     4,923           829                 4,094               133,281           32.6           0.4            81.4         33.3
 Construction              B2                     2,147          1,190                 957                 52,719           55.1           0.4           137.7         13.2
 Total B2                  -                      7,070          2,019                5,051               186,000           36.8           0.4            92.1         46.5
 Transport and
                           B8                     1,409           393                 1,016                52,795           52.0           0.5           103.9         10.6
 communications
 Wholesale                 B8                     1,679           253                 1,426                27,205           19.1           0.5            38.2           5.4
 Total B8                  -                      3,088           646                 2,442                80,000           32.8           0.5            65.5         16.0
 Total B1, B2 and
                           -                     24,870          6,208              18,662                372,000           19.9           0.4            48.8         95.1
 B8


        Buckinghamshire Employment Land Review
        MW/vw/C2890
        August 2006
           South Bucks

                                         Total               Number of
                                                                            Number who work                                                                           Imputed
                                       employment            people who                             Estimated            Imputed
                                                                             on employment                                            Plot Ratio    Imputed Site     Site Area
                                           (a)               work mainly                          Floorspace by        Employment
                                                                             sites on a day to                                            (f)        Density (g)    in hectares
                                                              at or from                         Sector in sq m (d)     Density (e)
                                                                               day basis (c)                                                                            (h)
                                                              home (b)
Banking and
                             B1                      2,865           606                 2,259                91,889           40.7           0.3           125.2         28.3
business services
Professional
                             B1                      4,796          1,014                3,782                81,202           21.5           0.3            66.1         25.0
services
Public admin &
                             B1                       471             81                  390                    600            1.5           0.3             4.7           0.2
defence
Health & education           B1                      2,151           510                 1,641                 6,735            4.1           0.3            12.6           2.1
Total B1                     -                      10,283          2,211                8,072               180,425           22.4           0.3                         55.5
Manufacturing                B2                      4,241           605                 3,636                46,358           12.7           0.4            31.9         11.6
Construction                 B2                      1,902           843                 1,059                23,684           22.4           0.4            55.9           5.9
Total B2                     -                       6,143          1,448                4,695                70,042           14.9           0.4                         17.5
Transport and
                             B8                      1,828           280                 1,548               125,055           80.8           0.5           161.6         25.0
communications
Wholesale                    B8                      2,074           146                 1,928                54,234           28.1           0.5            56.3         10.8
Total B8                     -                       3,902           426                 3,476               179,289           51.6           0.5                         35.9
Total B1, B2 and
                             -                      20,328          4,085              16,243                679,087           26.5           0.4            64.8        108.9
B8




           Buckinghamshire Employment Land Review
           MW/vw/C2890
           August 2006
           Wycombe


                                        Total                Number of
                                                                            Number who work                                                                             Imputed
                                      employment             people who                             Estimated             Imputed
                                                                             on employment                                              Plot Ratio    Imputed Site     Site Area
                                          (a)                work mainly                          Floorspace by         Employment
                                                                             sites on a day to                                              (f)        Density (g)    in hectares
                                                              at or from                         Sector in sq m (d)      Density (e)
                                                                               day basis (c)                                                                              (h)
                                                              home (b)
Banking and
                           B1                        8,907          1,658                7,249               184,616             25.5           0.3            78.4          56.8
business services
Professional
                           B1                       10,166          1,893                8,273               182,686             22.1           0.3            67.9          56.2
services
Public admin &
                           B1                        3,673            271                3,402                  3,327             1.0           0.3             3.0           1.0
defence
Health & education         B1                       11,532          1,312               10,220                18,371              1.8           0.3             5.5           5.7
Total B1                   -                        34,278          5,134               29,144               389,000             13.3           0.3                         119.7
Manufacturing              B2                       14,202          1,695               12,507               457,110             36.5           0.4            91.4         114.3
Construction               B2                        4,961          2,253                2,708               139,890             51.7           0.4           129.1          35.0
Total B2                   -                        19,163          3,948               15,215               597,000             39.2           0.4                         149.3
Transport and
                           B8                        3,604            720                2,884               202,048             70.1           0.5           140.1          40.4
communications
Wholesale                  B8                        5,124            551                4,573               142,952             31.3           0.5            62.5          28.6
Total B8                   -                         8,728          1,271                7,457               345,000             46.3           0.5                          69.0
Total B1, B2 and
                           -                        62,169         10,353               51,816             1,331,000             25.7           0.4            62.9         337.9
B8




           Buckinghamshire Employment Land Review
           MW/vw/C2890
           August 2006
Column                                   Term                                               Data Source
a                                        Total employment                                   All people aged 16-74, Census 2001
b                                        Number of people who work mainly at or from home   Census 2001
c                                        Number of people who work on employment sites on   (a-b)
                                         a daily basis
d                                        Estimated floorspace by sector in sq m             Uses average size of unit by sector multipliers (extracted
                                                                                            from Aylesbury Vale Employment Site Audit). Average size
                                                                                            multipliers are then multiplied by the number of workspaces
                                                                                            in the district by sector (from Annual Business Inquiry
                                                                                            Workplace Analysis).
e                                        Imputed employment density                         (d/c)
f                                        Plot ratio                                         Employment Land Review Guidance Note, ODPM
g                                        Imputed site density                               (e/f)
h                                        Imputed site area                                  (g*c)/10,000




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
                               APPENDIX D




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
APPENDIX D: SITE IDENTIFICATION NOTES




The sites included in the existing District employment land studies varied in detail
and the following inconsistencies, additions, adjustments to format and updating
should be noted:




Scope of Study
The Wycombe study rural site threshold was 1.0ha whilst for the Aylesbury Vale
study it was 0.4ha. Therefore, there will not be equivalence in the rural sites included
in the DPDS review.
For consistency, the DPDS review includes rural sites in Aylesbury Vale not
assessed in Phase 2 of the district employment land study.


The remit of the Chiltern study was restricted to sites identified and protected as
areas for employment development in the built up areas excluded from the Green
Belt under Policies E2 and E3 of the 1997 adopted Local Plan, meaning that some
existing employment sites outside the urban areas and within the Green Belt were
excluded. It was agreed that, provided data could be assembled, the DPDS review
would extend to five rural major employment sites in the Green Belt as follows:


                             •    Weir House Mill, Latimer Road, Chesham
                             •    SSVC, Chalfont Grove
                             •    Penn Street Works, Penn
                             •    Pollards Wood, Little Chalfont
                             •    Chalfont Park, Chalfont St Peter




Exclusion of Sites
A few sites were excluded from further consideration because they had been
developed or committed for non-B class employment uses, fully or partially (such that
they fell below the site threshold), since the district employment land studies were
undertaken. The table below lists these sites and the reasons for their exclusion.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
 Site        Site Name/Location and Address               Reason for Exclusion
 Reference
 Aylesbury Vale
 42.11       Hazels Warehouse, Park Street,               Planning permission for non-
             Aylesbury                                    employment use. Under construction.
 42.12       Nestle factory, High Street/Park Street,     Planning permission for non-
             Aylesbury                                    employment use subject to S.106.
 42.34       Canal Basin, Walton Street, Aylesbury        Adopted AVDLP to 2011 allocation
                                                          (Town Centre uses).
 42.35                Land adjacent Ringwood House,       Adopted AVDLP to 2011 allocation
                      Walton Street, Aylesbury            (urban uses). Planning permission for
                                                          non-employment use subject to S.106.
 42.42                ORA, Penn Road, Aylesbury           Planning permission for non-
                                                          employment use. Under construction.
 Chiltern
 A2                   Woodside Road, Amersham             Below 0.25ha threshold
 C8                   Cameron Road, Chesham               Most redeveloped for residential and
                                                          remaining employment area below
                                                          0.25ha threshold.
 C16                  Chiltern House, Chesham             Most redeveloped for residential and
                                                          remaining employment area below
                                                          0.25ha threshold.
 P1          Hazlemere Road, Penn                         Below 0.25ha threshold
 South Bucks
 FC/BR 5     Land rear of The Broadway, Farnham           Planning permission for non-
                                                          employment use.
                      Common




Division of Sites
In the Aylesbury and Wycombe studies large employment sites were divided into sub
areas with similar characteristics to make data collection and assessment more
focussed and relevant.


In the Chiltern study, there were 3 instances where separately assessed sites
adjoined but were not recorded as forming part of a larger area (C7/C18
Alma/Berkhamsted Road area, Chesham; A4-6 Raans Road, Amersham; C1-2
Asheridge Road, Chesham) so these sites have been treated as sub areas of larger
sites.


The fact that sites adjoin other employment sites or form part of large employment
areas is an important consideration in site assessment.


The Chiltern Avenue, Amersham site (A1) in the Chiltern study comprised two non-
contiguous sites. For consistency, and so any differences between the sites would


Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
be explicit, DPDS has recorded these separately as far as possible, although the
form of the original study did not assist this (see Appendix A).




Identification of sites in South Bucks District


For South Bucks DPDS needed to generate a list of sites of 0.25ha and above from
various data sources supplied by the district (GIS printout; list of site by reference
and size; partial ELR). This proved time consuming because:
                             •    Cross-referencing site reference numbers and names proved
                                  difficult - some sites were recorded under different names in
                                  different sources e.g. Sanderson site/Uxbridge Business Park.
                             •    The original list of sites with those above 0.25ha annotated did
                                  not take into account that some formed part of larger
                                  employment areas (containing other sites under 0.25ha) or that
                                  small adjoining sites aggregated to sites exceeding the
                                  threshold.


The sites identified as being above 0.25ha within these larger areas were recorded
on the DPDS matrix as a sub set of the main site to assist assessment. It was not
feasible to extend collation and collection of data to other constituent parts of the
larger sites (except for common attributes such as accessibility) within the time
constraints of the review.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
                               APPENDIX E




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
APPENDIX E: SITE COMMENTS FROM AGENTS∗


Aylesbury Vale (comments from Alan Chandler of Stupples)

    MAIDS MORETON
    6.1      Vitalograph Business Park MK18                       Reasonable demand here for B1/B8 use.
             1SW
    BEACHAMPTON
    8.2      Beachampton Business Park, Potash                    Reasonable demand here for B1/B8 use.
             Farm, Nash road, MK19 6EA
    BUCKINGHAM
    10.2              Tingewick Road Industrial Park MK18         We feel there is a reasonable demand
                      1AN                                         here to retain employment use on this
                                                                  site. B8 uses. Not an office location.
    10.5              WIPAC, London Road, Buckingham              -
                      MK18 1BH
    10.6              Gawcott Road Industrial Park, MK18          B1/B8 industrial location. Not good for
                      1BH                                         offices.
    10.7              Tingewick Road (DT Industries) MK18         B1/B8 industrial location. Not good for
                      1DR                                         offices.
    10.9              Buckingham Industrial Park MK18             B1/B8 industrial location. Not good for
                      1RT                                         offices.
    10.10             Swan Business Park, Osier Way,              B1/B8 industrial location. Not good for
                      MK18 1TB                                    offices.
    10.11             Wharf Yard, Stratford Road, MK18            -
                      1TD
    GAWCOTT
    10.12    Quality Interior Components Ltd.   -
             Appollo Business Park, Radclive
             Road, Gawcott MK18 4BL
    10.13    Signal Hill, Lenborough Road, MK18 -
             4BU
    10.14    Green Haven, Main Street, MK18 4HX -
    10.16    Facenda Group Limited, Former      -
             Abattoir Site. Radclive Road, MK18
             4JB
    10.17    DT Industries, Buckingham Road,    -
             Gawcott MK18 4JE
    NASH/GREAT HORWOOD
    12.1              Ridge Hill Farm, Nash MK17 0EH              -
    12.2              Fernfield Farm, Whaddon Road, Little        -
                      Horwood MK17 0PS
    WHADDON
    13.2              Hounslow Hall Estate, Drayton Road,         -
                      Newton Longville MK17 0BU


∗
 These comments are reproduced as provided by the respective agents. Their accuracy is not
guaranteed in respect of any misplacement site-wise or incorrect information (this does not apply to
expressed opinion).

Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
 GREAT BRICKHILL
 14.1    Lower Rectory Farm MK17 9AF                        -
 WINSLOW
 19.1                 Station Road Industrial Estate MK18   -
                      3RQ
 WINGRAVE
 28.1     Upper Wingbury Farm, Upper                        -
          Wingbury Courtyard Business Centre
          HP22 4LN
 A41
 30.01    Leaches Farm Business Centre,                     There has always been a steady demand
          Bicester Road, Ludgershall HP18 4RF               for industrial/warehouse space at this
                                                            location. Not offices – all industrial users.
 WESTCOTT (West)
 31.01    Woodham Industry, Woodham HP18                    Good demand for small
          0QE                                               industrial/warehouse users.
 31.02    Lawn      Farm   Business      Centre,            Good demand for small
          Grendon Underwood HP18 0QX                        industrial/warehouse users.
 31.03    Clearfields Farm, Wotton Underwood                Good demand for small
          HP18 0RS                                          industrial/warehouse users.
 31.04    Westcott Venture Park, Westcott,                  Significant site as employment area, likely
          HP18 0XB                                          however to be an office location.
 31.05    Rushbeds Industrial Estate, Brill HP18            Good demand for small industrial users.
          9UB
 HARDWICK
 33.1     Fleet Marston Estate, Bicester Road, Good demand for small
          Fleet Marston HP18 0PZ               industrial/warehouse users.
 LONG MARSTON
 36.01   The Old Airfield Industrial Estate, Good demand for small
         Cheddington Lane, HP23 4QR          industrial/warehouse users.
 EDLESBOROUGH
 37.01                Sparrow Hall Business Park, Sparrow Good demand for small
                      Hall Farm LU6 2EF                   industrial/warehouse users.
 OAKLEY
 38.01                PC Autos, Oxford Road, HP18 9RG       Good demand for small
                                                            industrial/warehouse users.
 38.02                Thame Road, Oakley, HP18 9QQ          Good demand for small
                                                            industrial/warehouse users.
 DORTON
 39.01                Chilton Business    Centre,Chilton, This has proved very successful and
                      HP18 9LS                            these are small/medium size offices
                                                          which have been converted to an
                                                          exceptional standard. Is it our
                                                          understanding that these units are fully
                                                          occupied.
 39.02                Brook Farm, Dorton HP18 9NH         -




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
 AYLESBURY CENTRAL (WEST)
 41.01(i-iv) Rabans Lane Industrial Area
 41.01i)      Bell Business Park, Smeaton Close, Offices. Several of the units remained
              HP19 8JR                               unoccupied and have been on the market
                                                     for 3 years. Pylons go over part of this
                                                     site.
 41.01ii)     Tompion Road/Rabans Lane, HP19 This is in a traditional
              8RE                                    industrial/warehousing area and is being
                                                     improved by Anglo Business Park plus
                                                     Plot C adjacent to Hozelock.
 41.01iii)    Rabans Close, HP19 8RS                 This is in a traditional
                                                     industrial/warehousing area and is being
                                                     improved by Anglo Business Park plus
                                                     Plot C adjacent to Hozelock.
 41.01iv)     Faraday Road, HP19 8RY                 This is in a traditional
                                                     industrial/warehousing area and is being
                                                     improved by Anglo Business Park plus
                                                     Plot C adjacent to Hozelock.
 41.01v)      Bessemer Crescent/Edison Road, This is in a traditional
              HP19 8TE                               industrial/warehousing area and is being
                                                     improved by Anglo Business Park plus
                                                     Plot C adjacent to Hozelock.
 41.01vi)     Brunel Road/Smeaton Close/Telford This is in a traditional
              Close, HP19 8UN                        industrial/warehousing area and is being
                                                     improved by Anglo Business Park plus
                                                     Plot C adjacent to Hozelock.
 41.02(i-xii) Gatehouse Industrial Area
 41.02i)      Broadfields Park. Broadfield Road, This is a traditional industrial/business
              HP19 8BA                               area and is a mixture of offices and
                                                     industrial. Popular employment area in
                                                     Aylesbury.
 41.02ii)     Griffin Lane/Rimmington Way, HP19 This is a traditional industrial/business
              8BW                                    area and is a mixture of offices and
                                                     industrial. Popular employment area in
                                                     Aylesbury.
 41.02iii)    Griffin Industrial Mall, Griffin Lane, This is a traditional industrial/business
              HP19 8BP                               area and is a mixture of offices and
                                                     industrial. Popular employment area in
                                                     Aylesbury.
 41.02iv)     Warren House, Gatehouse Way, This is a traditional industrial/business
              HP19 8DB                               area and is a mixture of offices and
                                                     industrial. Popular employment area in
                                                     Aylesbury.
 41.02v) [S Gatehouse Close/Gatehouse                This is a traditional industrial/business
 of road]     Road/Gatehouse Way HP19 8DB            area and is a mixture of offices and
 NB                                                  industrial. Popular employment area in
 Divided                                             Aylesbury.
 Site
 41.02vi)     Merlin Centre & Merlin Court, This is a traditional industrial/business
              Gatehouse Close, HP19 8DP              area and is a mixture of offices and
                                                     industrial. Popular employment area in
                                                     Aylesbury.


Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
 41.02vii)  Aylesbury        Business      Centre, This is a traditional industrial/business
            Chamberlain          Road,/Chamberlain area and is a mixture of offices and
            Road HP19 8DY                          industrial. Popular employment area in
                                                   Aylesbury.
 41.02viii) Clifton Business Park, Chamberlain This is a traditional industrial/business
            Road, HP19 8DY                         area and is a mixture of offices and
                                                   industrial. Popular employment area in
                                                   Aylesbury.
 41.02ix)                                          This is a traditional industrial/business
            March Place, HP19 8UG                  area and is a mixture of offices and
                                                   industrial. Popular employment area in
                                                   Aylesbury.
 41.02x)    Printers End/Kempson Close/West This is a traditional industrial/business
            Point, HP19 8UQ                        area and is a mixture of offices and
                                                   industrial. Popular employment area in
                                                   Aylesbury.
 41.02xi)   Bridgegate Business Park, HP19 8XN This is a traditional industrial/business
                                                   area and is a mixture of offices and
                                                   industrial. Popular employment area in
                                                   Aylesbury.
 41.02xii)  Alton House Office Park, Gatehouse This is a traditional industrial/business
            Way, HP19 8YB                          area and is a mixture of offices and
                                                   industrial. Popular employment area in
                                                   Aylesbury.
 AYLESBURY CENTRAL (EAST)
 42.1-42.3  North of Gatehouse/Bicester Road       This is a traditional industrial/business
 42.02v(pt)                                        area and is a mixture of offices and
                                                   industrial. Popular employment area in
                                                   Aylesbury.
 42.02v) [N Central Trading Estate/Gatehouse This is a traditional industrial/business
 of Road]   Road                                   area and is a mixture of offices and
 (b,h-j,o-                                         industrial. Popular employment area in
 r,t,u)                                            Aylesbury.
 42.01      St Andrews Way Industrial Estate, This is the older style industrial area with
            HP19 8AF                               demand for small local users.
 42.02      Versatile Fittings, HP19 8AU           This is the older style industrial area with
                                                   demand for small local users
 42.03      Townsend Place, HP19 8BQ               This is the older style industrial area with
                                                   demand for small local users
 42.07      Vale Industrial Estate, Southern Road, This is the older style industrial area with
            HP19 9QA                               demand for small local users
 42.08      TRW Systems, Buckingham Road, The occupier has now left the site and is
            HP19 9QA                               one that we would suggest remains
                                                   employment because of the demand in
                                                   the general area.
 42.09      Stocklake Industrial Park
 42.09i)    Evett Close/Pembroke Road/Park All units occupied, steady demand for
            Street/Stocklake HP20 1DW              small local users in this location.
 42.09ii)   Farmborough Close, HP20 1DQ            All units occupied, steady demand for
                                                   small local users in this location.
 42.10      Park Street Industrial Estate, Osier All units occupied, steady demand for
            Way, HP20 1EB                          small local users in this location.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
 42.18    BT (Exchange), New Street, HP20 Is becoming redundant as far as BT are
          2NN                                 concerned and would be an ideal location
                                              for offices.
 42.34    Canal Basin, Walton Street, HP21 This is part of the new Town Centre
          7QG                                 development.
 42.35    Land adjacent to Ringwood House, This is part of the new Town Centre
          Walton Street, HP21 7QP             development.
 42.38    HECM, Walton Street, HP21 7QP       This is part of the new Town Centre
                                              development.
 n42.47   Derelict site, Osier Way.           -
 n42.49   Oxford House, Prebendal Farm Estate -
 STOKE MANDEVILLE
 42.46     Weston Way Industrial Estate, Lower There has always been a demand here
           Road, HP22 5GT                      for small industrial users. Very few letting
                                               or occupation voids.
 ASTON CLINTON
 43.01                50 Aylesbury Road, HP22 5AH        -
 43.02                Dropshort Farm, College Road, HP22 Good demand for industrial uses on this
                      5EZ.                               site. Demand improved due to the
                                                         improved access to the A41.
 43.03                Harebridge Lane Industrial Estate, Good demand for small industrial users.
                      Upper Icknield Way, Wendover, HP22
                      5PF
 ICKFORD
 46.01    Wormall Park, Worminghall, HP18 Popular estate, very few letting voids.
          9JX                             Good for rural economy.
 LONG CRENDON
 47.01   Long Crendon Industrial Estate, Should be improved and re-developed
         Thame Road/Drakes Drive HP18 9BA over the next few years. No other uses
                                          would be appropriate here.
 47.03   Woodway Farm Industrial Estate, Good demand for small local users.
         Bicester Road, HP18 9EP
 HADDENHAM
 48.1                 Haddenham Business Park, Thame To be redeveloped and enlarged over the
                      Road, HP17 8LJ                      next 3 or 4 years. No other uses
                                                          appropriate.
 48.2-4               Thame Road                          -
 48.2                 Waterslade House, HP17 8HU          Good demand for local users, to be
                                                          retained, in our view, for
                                                          industrial/warehouse use.
 48.3                 Thame Road Industrial Park, HP17 -
                      8BY
 48.4                 Browns, Thame Road, Haddenham, -
                      HP17 8BY
 48.5                 Manor Courtyard, Aston Sandford, Nr -
                      Haddenham, HP17 8JB
 48.6                 Notley Farm, Chearsley Road, Long -
                      Crendon HP18 9ER




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
 STOKE MANDEVILLE - SOUTH
 49.01   Kemps Farm, Chapel Road, HP17 -
         8XG
 50.01   1 Triangle Business Park, Stoke Part of the Triangle Business Park to
         Mandeville, HP22 5BL            remain in our view employment
                                         generating. Good demand for
                                         office/industrial uses.
 WENDOVER - WEST
 51.02                Station Approach, HP22 6BN         Part of the old railway goods yard now in
                                                         small industrial units. In our view to
                                                         remain employment generating.
 51.06                Pickerings Plant Hire & Sales & CR Part of the old railway goods yard now in
                      Construction, London Road, HP22 small industrial units. In our view to
                      6PN                                remain employment generating.
 51.07                Upper Little London Farm, Little Part of the old railway goods yard now in
                      London HP22 6QQ                    small industrial units. In our view to
                                                         remain employment generating.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Chiltern (comments from Tim Warrell of Warrell Associates)

 AMERSHAM
 A1 Chiltern Avenue                      Town centre location inc Council offices – builders merchants with
                                         redevelopment potential.
 A3 Plantation Road                      Small industrial estate, comprising old units with potential for
                                         redevelopment.
 A4/A5/A6 Raans                          Principal industrial estate comprising units of various ages/sizes;
 Road/Quill Hall,                        redevelopment taking place on piecemeal basis.
 Fairview/ Corinium
 A7 St Georges Estate                    Modern Terraced industrial units – limited redevelopment potential.
 A6 White Lion Road                      Audi garage plus various small businesses with frontage to A404.
                                         Redevelopment of factory site for offices: second phase about to start
                                         construction.
 A9 The Maltings                         Small, former brewery site, comprising subdivision of old buildings on
                                         periphery of Amersham Old Town.
 A10 Badminton Court                     Former Old Town brewery building converted to offices.
 A11 St Marys Court                      Multiple occupied relatively modern Old Town office building.
 A12 The Broadway                        Old Town ‘High Street’ Conservation Area – often businesses in listed
                                         buildings.
 CHALFONT ST PETER
 CSP1` The                               Town centre business area surrounding hospital.
 Vale/Churchfield Road/
 Hampden Road
 CSP2 High                               Recently completed high quality development adjacent to golf course.
 Street/Chiltern
 Hill/Airpel Works
 CHESHAM
 C1 Asheridge Road                       Chesham’s largest industrial area, comprising mainly older buildings;
                                         some sites recently redeveloped with further redevelopment potential.
 C2 Chiltern Court                       Modern terrace of office units on Asheridge Road.
 C3 Asheridge                            Modern terrace of office units on Asheridge Road.
 Road/Hivings Hill
 C4 Bellingdon Road/                     Edge of town link road to Asheridge – mainly older factory buildings
 Deansway                                mixed with Victorian residential.
 C5 Higham Road                          Edge of town link road to Asheridge – mainly older factory buildings
                                         mixed with Victorian residential.
 C6 Higham Mead                          Edge of town link road to Asheridge – mainly older factory buildings
                                         mixed with Victorian residential.
 C7 Alma                                 Mainly older industrial buildings within residential area with some
 Road/Berkhampsted                       redevelopment potential.
 Road
 C9 Nashleigh                            Factory development on periphery of town with redevelopment
                                         potential.
 C10 Howard Estate                       Small terraced industrial units.
 C11 Red Lion                            Old Town Conservation Area houses small businesses.
 Street/Germain Street
 C12 Prospect Works                      Mainly multi storey industrial buildings with poor access, some now
                                         vacant with potential for conversation to residential.
 C13 Waterside/Mineral                   Pockets of employment development, including 5 acre former Fullers
 Lane/ Moor Road                         factory now being redeveloped as business park.
 C14 Orchard House                       Relatively modern small factory development adjacent to Chess
 Estate                                  Business Park.

Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
 C15 Springfield Road                    Small industrial area comprising mainly old factories, bordering
                                         residential; poor access.
 C17 Chartridge                          Presume this relates to village based conference centre.
 Business Centre
 C18 Crown Business                      Modern development of terraced industrial starter units.
 Centre
 C19 Weir House Mill                     Periphery of town adjacent to Green Belt including civic amenity site
                                         and adjacent run down industrial sites with scope for redevelopment.
 HOLMER GREEN
 HG1 Chiltern Trading                    Edge of village trading estate.
 Estate
 LITTLE CHALFONT
 LC1 Amersham Place                      GE Healthcare site
 LC2 White Lion Road                     A404 main road to M25 home to GE Healthcare plus Repton Place.
 LC3 Repton Place                        1970s office development fronting A404 White Lion Road.
 LC4 Bell Lane                           Former Boughton Engineering works partly redeveloped for B8 with
                                         further B1 offices planned imminently. Adjacent 12 acre redundant
                                         sawmill site has scope for further employment development but this is
                                         understood to be restricted owing to traffic limitations at White Lion
                                         Road junction.
 LC5 Pollards Wood                       CD Healthcare Green Belt site
 PENN
 P1 33-37 Hazlemere                      Small village centre workshops
 Road
 P2 Regius Court,                        Small B1 office development.
 Church Road
 P3 Penn Street Works                    Substantial factory complex in sensitive edge of village Green Belt
                                         location with scope for mixed use redevelopment.
 PRESTWOOD
 PWD1 Collings Hanger                    ???
 Farm
 CG1 Chalfont Grove                      Greenbelt site home to British Defence Film Library.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
South Bucks (Comments from Other Agents)

 DE/DC 1 Chalfont                        Self contained 3 storey building.
 House
 DE/TE 5 (2) Unitek                      Scope for complete redevelopment in long term as more benefit than
 Holdings                                infill – in need of renewal, improved access and area regeneration.
 IV/R! 40 The Ridgeway                   Multiple-ownership – layout and variation in size of unit terraces
 Farm Trading Estate                     means part redevelopment difficult.
 TP/TM 1 Taplow Mill                     Parent company currently reviewing options for a wider 17ha land
                                         holding (boundaries Thames and Jubilee Rivers and A4) – mill
                                         unsuited for B1/B8 conversion. Interest in offices and/or residential
                                         given riverside location.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
WYCOMBE (Comments from Alan Chandler of Stupples)

 1              Molins                                  Within an Area of Outstanding Natural
                                                        Beauty, unlikely to attract full employment
                                                        use and not suitable for speculative or
                                                        industrial redevelopment.
 2              Janssen Cilag, Saunderton HP14 4HJ      More suitable for office development due
                                                        to its prime location on the Princes
                                                        Risborough/High Wycombe road.
 5              Chilterns Group                         -
 6              Holly Tree Farm.                        -
 8              West Yard                               Unconforming user within an Area of
                                                        Outstanding Natural Beauty. However,
                                                        does provide local employment.
 9              Wycombe Airfield.                       The site is earmarked to be a local major
                                                        business park within Wycombe District
                                                        and in our view should remain
                                                        employment generating.
 10             Harleyford Marina                       Likely use should be leisure based
                                                        employment due to its location on the
                                                        river.
 12             Ferry Lane                              Suitable for a single occupier campus or
                                                        possibly high quality residential.
 13             Westfield Farm                          A continuing use for local employment.
 15             W G Binder Limited, Industrial Estate   For Employment or specific local
                                                        businesses who cannot be
                                                        accommodated elsewhere. However, the
                                                        uses are unconforming.
 16             North Estate, Piddington                The will argue to remain for good local
                                                        employment.
 18             The Saw Mill                            -
 19             Former WRC Site – SAS Institute         Unclear whether this refers to the Ferry
                                                        Lane site No 12 above). As far as the
                                                        SAS site is concerned this is an ideal site
                                                        for an office campus which is its current
                                                        use.
 20             Opposite Church Road, Marlow Road       -
 23             Spadeoak                                Reasonable Employment use however
                                                        there would be a high demand for
                                                        residential due to its location.
 24             Various Employment site adjacent to     Continued use for B1 office and industrial.
                Wooburn Green.
 38             Abbey Barn Road Estate                  Continuing Employment site.
 40             Thames Water, Bourne End Control        -
                Centre
 41             Highways Depot                          -
 54             Wycombe Industrial                      -
 55             Montgomery Watson House                 To remain employment generating
                                                        although would convert to exclusive
                                                        apartments readily.
 65             Finings Road                            -
 66A            Treadaway Hill Technical Centre         To remain employment generating good
                                                        demand for local users.


Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
 71             Fairview Industrial Estate     Difficult access for large vehicles,
                                               however, always good demand for local
                                               users.
 73             IFS/Rye Mill Coach Craft       Prominent location to employment
                                               generating mainly office use.
 85             Dashwood Avenue.               Always good demand for small industrial
                                               users although it has been noted that a lot
                                               of sites have been converted to
                                               residential.
 93             Adjacent to Courtmoor Close.   -
 95             Wycombe Road, Site 1           -
 97             C R Bates Industrial Estate.   Always good demand for local users in
                                               the Stokenchurch area.
 98a            Oxted Road                     -
 105            Heyfordian                     -
 110            Marlow Bottom.                 Should remain Employment user always
                                               good demand from local industrialists and
                                               office users.
 120            Easton Street                  To remain Employment
 121            Victoria Road                  Remain Employment primarily office
                                               location and the same for the Library.
 136            J&J                            -
 137            Globe Park                     To remain Employment generating
                                               primarily offices.
 138            Kingsmead Business Park        High quality business park location to
                                               remain Employment generating.
 139            Peregrine Business Park        High quality business park location to
                                               remain Employment generating.
 140            Marlow International           High quality business park location to
                                               remain Employment generating.
 141            Ibstone Road, Stokenchurch     Good demand for Employment use due to
                                               its location adjacent to junction 5 of the
                                               M40.
 142            Desborough Avenue North East   To remain Employment generating steady
                                               demand for local users.
 143A           CompAir S (Bellfield Road)     Major redevelopment site suitable for
 143B           CompAir (Core)                 mixed use development including
 143C           Lisle Road                     residential, business, leisure and retail.
 143D           De La Rue
 143E           Manor Court
 143F           CompAir (Core)
 144            Boston Drive                   -
 145A           Castle Estate                  Part of the Cressex Business Park to
 145B           Turnpike Road                  remain Employment generating, a mixture
 145C           Blenheim Road                  of office, industrial and warehouse.
 145D           Coronation Road East
 145E           Fleming Way
 145F           Lincolns Inn Office Park
 145G           Wellington Road North
 145H           Merlin Centre
 145J           Lincoln Park Business Centre
 145K           Cressex Enterprise Centre
 145L           Halifax Road
 146            Park Road                      -

Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
 147            Thames Estate                         Popular Employment site – now become
                                                      an office location
 148            Glory Park                            Prime office location.
 149            The Valley Centre                     Popular Employment site although access
                                                      poor for articulated lorries.
 150            Grafton Street North - Bartlets       Suitable for mixed use.
 150A           Grafton Street South                  Suitable for mixed use.
 151            The Sands Industrial Estate           Traditional industrial area of High
                                                      Wycombe to be retained Employment
                                                      use.
 152            Holtspur Lane                         Mixture of office and industrial users to be
                                                      retained.
 153A           Knaves Beech Way                      Good quality industrial estate off junction
 153B           Knaves Beech Way                      3 with offices along Boundary Road to
 153C           3 Wycombe                             remain Employment use.
 154            Lane End Industrial Park              Mixed use site, good demand from local
                                                      users.
 155            Vivendi Water Filtering               Suitable for mixed use redevelopment
                                                      incorporating residential/industrial.
 156            Leigh Street                          Total area to be completely regenerated
                                                      to incorporate mixed use ie residential
                                                      and Employment.
 157            Biffa                                 Prime site on the A40 for showroom or
                                                      quasi retail or an office headquarter
                                                      building.
 158            L E O/Chevler                         Prominent site in Princes Risborough for
                                                      industrial redevelopment, not an office
                                                      location in our view.
 159A           VERCO                                 Site suitable for mixed use or leisure use,
 159C                                                 close to the Causeway Stadium.
 160A           Wessex Road Industrial Estate         To remain employment generating.
 161            Station Road                          -
 162            Station Road, Loudwater               -
 163            Gomm Road/Tannery Road                Mixed scheme to remain retail
                                                      warehousing and industrial.
 164            Solo Mills/Wooburn Green Industries   To remain industrial however, it is in
                                                      reality a residential site.
 165            Marlborough Industrial Estate         Prominent industrial estate, popular with
                                                      local users on the A40.
 166            Desborough Road                       Mixed use area in the throes of being
                                                      regenerated.
 167            Mercury Park                          Prime office location.
 168            Wye Industrial Estate                 Popular trade counter park/industrial
                                                      estate on the A40.
 182            Princes Estate                        Part of Ercol in our view to remain
                                                      Employment generating in totality.
 183            Ibstone Road                          -
 184            Railway Station                       -
 188            Sewage works                          -
 145I           Lincoln Road                          Part of the Cressex Business Park to
                                                      remain Employment generating.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
                                APPENDIX F




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
APPENDIX F: STANDARDISATION METHODOLOGY FOR INDICATORS




Vacancy


Turnover of units is a necessary attribute of a buoyant economy as businesses are
established, grow and die so that at any one time a proportion of units (on a site)
would be expected to be vacant and on the market. Issues of site performance arise
where the vacancy rate is at a much higher level or of longer duration than might
‘normally’ be expected, although this will also reflect and vary with the prevailing
economic circumstances.




Level of Vacancy
District Studies
The Aylesbury Vale study recorded the total number of units per site and the number
of these vacant. A vacancy percentage can therefore be calculated.


The Chiltern study contains no raw data on vacancy. Its approach was to assess
visually the level of vacancy and ascribe it to one of 3 categories: 0-25%, 25%-75%
and more than 75% vacant. As there was a visual inspection it is assumed that this
refers to the number of units vacant not the amount of space vacant.



South Bucks DC provided occupancy information for each unit so percentage
vacancy could again be calculated.


The Wycombe study recorded the total number of units per site and the number of
these vacant. A vacancy percentage can therefore be calculated.


A comparative approach across the county has been controlled by the level of detail
in the Chiltern study and the following scoring system was adopted:
                                  Score
75% Vacant                        1
25-75% Vacant                     2
0-25% Vacant                      3




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
This approach could be misleading, and needs care in interpretation, where:
     •     The number of units on a site is low;
     •     The units are of different sizes, because an accurate reflection of the
           proportion of space vacant would not be given. This is reduced because the
           scoring system used has large ranges;
     •     The studies were completed at different times and the property market will
           have changed between studies and since they were completed. This is an
           unavoidable restriction of this review.


The approach is nevertheless considered to give a measure of the proportion of
users in occupation.




Duration of Vacancy
Buckinghamshire CC Vacancy Database
The County maintains a database of vacant industrial and commercial property as
notified by agents. It is therefore only as comprehensive as the information provided.


The system records the date when a vacancy record for a site is loaded and is
continually updated to record premises currently vacant. However, at present, the
system cannot be interrogated to find duration of a vacancy because it is not possible
to identify:
     -     whether the current vacancy is the same as the original (e.g. where a
           site/building has more than one unit); or
     -     whether the property has been occupied in the interim and become vacant
           again.


The County prepares a quarterly summary and list of vacancies by district from the
database. This series would allow current vacancies to be tracked back over time to
identify, if crudely to within 3 months, their duration. South Bucks provided such an
analysis to DPDS at the outset of the study but it is not feasible to extend this time-
wise and/or to the other districts within the limits of the review’s programme or
budget.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
In the absence of any comprehensive and comparable information, Districts were
asked for any anecdotal knowledge of properties that have been vacant for extended
periods in the immediate past or present. This nature means the data is appropriate
for use as a descriptive rather than a performance indicator.




Is the Site being Marketed?
The Buckinghamshire County Council Vacancy database of industrial sites/units
were used to identify those which were being marketed at March 2006,
acknowledging that it does not provide a full picture of sites on the market in the
county. Where information was found, this was recorded as Y (is being marketed).
There were difficulties matching sites where different names were used.


This information cannot be compared to the vacancy data from the district studies
because of the time lapse and changing economic climate. Its function is to give an
indication of whether sites are active in the market place.



Some properties may only be marketed for a short period of time, it would be better
to take property marketed over say a period of year.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Accessibility




Strategic Access
District Studies
The Aylesbury Vale study provides information on the distance of a site to a main A
class road.          The Chiltern, South Bucks and Wycombe studies contain no/limited
information on strategic access. Therefore, DPDS carried out a map-based desktop
exercise to obtain comparable data.


The distance to the nearest A road has been scored as follows:
3=Good=within 1km of A class road
2=Medium=within 1-3km of A class road
1=Poor=3km+ from A class road.


It is recognised that suitability of a site’s location in relation to the primary road
network depends on the quality of the connection to as well as the distance indicator,
such that one can counteract the other. Therefore information was also sought on
local access.




Public Transport
District Studies
The Aylesbury Vale and Chiltern studies provide details on access/distance to both
bus stops and railway stations and South Bucks on the distance to the nearest bus
stops. The Wycombe study guidance notes suggest that public transport would be
scored more generally in line with their ‘public transport accessibility zones’ using a
5-point scale. It was decided to score public transport on access/distance to bus
stops as all districts provided this information.


Aylesbury, Chiltern and South Bucks all scored public transport, using varying
methods, based on three marks or scores:
     •     Aylesbury provided information in terms of the following distances to the
           nearest bus stop – 0 to 0.4km; 0.4 to 0.9 km; and over 0.9 km;
     •     Chiltern’s information on the proximity to the nearest bus stops was given as
           ‘Good’, ‘Medium’ and ‘Poor’. No distances are provided;


Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
     •     S Bucks provided information on the distance to the nearest bus stops as
           ‘Within a short walk’, ‘Not within a short walk’ i.e. within a longer walk and
           ‘None’.
When received, the Wycombe data was found not to provide information on the
distance/accessibility to public transport as indicated or otherwise.


It was therefore determined to adopt the following 3-point scale of accessibility to
public (bus) transport:
1=Poor
2=Medium
3=Good.


The assumption that the quantitative and qualitative systems can be equated and
scored accordingly should be noted, i.e.:
3=Good=0-0.4km to the nearest bus stop
2=Medium=0.4-0.9km to the nearest bus stop
1=Poor=0.9km+ to the nearest bus stop.
For the additional rural sites in Chiltern district research was carried out into how far
the sites were from the nearest bus stop and scored accordingly.


This approach would be more robust if related to an adequate (defined) journey
to/from work service for buses and, where appropriate, rail.


Buckinghamshire Provisional Local Transport Plan 2006-2011
The ‘bus and walk access to centres of employment’ map (Figure A7) was
considered as a means of establishing a common, reliable and broader score for
accessibility across the four districts. However, its usefulness as a source was limited
for several reasons:
     •     Firstly, the map effectively relates to the main employment centres
           (Buckingham, Aylesbury, Princes Risborough, Chesham, Amersham, High
           Wycombe, Marlow, Beaconsfield, Chalfont St Peter, Gerrards Cross and
           Burnham and may be misleading for sites within, but not central to, these
           settlements) and therefore does not provide information on employment sites
           covered by this review which are located elsewhere, some of which are very
           significant (Maids Moreton, Beachampton, Gawcott, Nash/Great Horwood,
           Whaddon, Great Brickhill, Winslow, Wingrave, Westcott, Hardwick, Long
           Marston, Edlesborough, Oakley, Dorton, Stoke Manderville, Aston Clinton,

Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
           Ickford, Long Credon, Haddenham, Ford, Wendover, Chalfont Grove, Holmer
           Green, Little Chalfont, Penn, Prestwood, Denham, Dorney, Farnham, Fulmer,
           Iver, Stoke Poges, Taplow and Wexham).
     •     Secondly, the information is not specifically related to other data such as
           population statistics.



It is possible (though not done to date) to interrogate the BCC Accession program for
individual employment sites (GIS reference/grid reference required) to identify the
(undifferentiated) population within travel time thresholds by different modes (road,
rail, public transport, walking). There is a charge for running the model and
presentation of results (a rate of at least £300 a day was suggested and the number
of sites means that it would be time consuming). DPDS considers it is not feasible,
financially or time-wise, to consider this especially since a less sophisticated
approach used in existing studies and extended to the review provides some
indication of accessibility, albeit only for strategic road and public transport. (It is
noted that the Wycombe study intended to use similar data but this did not transpire
in practice).




Local Access
District Studies
The Aylesbury Vale Phase 1 audit did not encompass local access, other than
consideration of immediate site access, but wider consideration was given to the
limited number of sites looked at in greater detail in the Phase 2 study. The Council
has been unable to add to this due to pressure of work.


The Chiltern study provided information on the immediate site access and road
layouts, which was scored Good, Medium and Poor.                  The Council has made
equivalent assessments for the five additional rural sites.


South Bucks has provided comprehensive assessments based on categories of
‘good’, ‘medium’ and ‘poor’ and descriptions of any associated problems.


The Wycombe report provides information based on the public highways, in terms of
access, parking and highway capacity issues, scored on a scale of 1 (very good) – 5



Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
(very poor). This five-point scale was condensed to a 3-point scale to accord with the
other districts as follows - 1/2=3 (Good); 3=2 (Medium); 4/5=1 (Poor).



Hence, overall local access was scored as follows:
3=Good
2=Medium
1=Poor


The same caveat applies as to the assumptions made about the compatibility of
information between districts. In addition it is recognised that, if a 3-point system had
been used in the Wycombe study, some sites recorded as having accessibility scores
of 2 and 4 would have been ascribed medium accessibility rather than good/poor
accessibility status. The condensation process will have introduced some
irregularity.



Since there is limited information for Aylesbury Vale it is not possible to use local
access as one of the criteria contributing to the county–wide site performance scores.




Premises




Condition of Buildings
District Studies
The Aylesbury Vale study provides information on the quality of the buildings,
described as the ‘general building materials and design’, scored on a three-point
scale as follows: 3=Good, 2=Average (Medium) and 1=Poor


The Chiltern study provides information on the appearance of the site, encompassing
the quality of the buildings as well as site layout and visual impression, and also
scored 3=Good, 2=Medium and 1=Poor. As the quality of buildings has not been
scored separately it has necessarily been assumed that the quality of the buildings
score would, generally, follow the overall score for appearance.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
South Bucks provided information on the condition/quality of the buildings using a
variety of descriptive terms. With assistance from the district, these were reclassified
into the common three-point scale, as follows:
3=Good= ‘Good’, ‘Conversion’, ‘Excellent’, ‘Very Good’, ‘New’**, ‘Newish’*;
2=Medium=’Adequate’, ‘Functional’, ‘Fair’, ‘Satisfactory’, ‘Mixed’, ‘No information
provided’ (i.e. not poor not good)
1=Poor=’Poor’, ‘Outworn’, ‘Basic’, ‘Very Basic’.
The Wycombe report provides information on the quality of the buildings, in terms of
the condition and upkeep of the buildings, whether it is adequately maintained and
whether there are any signs of dilapidation. This was scored on its usual five-point
scale and condensed by DPDS for compatibility in the same way as other indicators.


The condition of the buildings for all districts was therefore scored as follows:
3=Good
2=Medium
1=Poor


Age of Buildings
The Aylesbury Vale study information on age of the buildings on a site is not
comprehensive. Some Phase 1 site summaries give a general description of the site
and where age was not specifically identified (i.e. 1990s), it has been assumed that
the following relationships can be drawn (and also align with Chiltern information):
Old buildings= pre 1960
Older buildings= 1960s/1970s
Mixed=range of dates but overall effect equivalent to1970s
Converted/New/Modern=1980s onwards


The Chiltern study classifies the age of the buildings as Pre 1960, Mostly pre 1970,
1970-1980 and 1980+. The additional rural sites have been similarly classified from
a range of source data.


South Bucks provided limited information on the age of buildings, again using
descriptive terms. With Council assistance these were put into a four-point scale, to
comply with the other districts as follows;
New, Newish (i.e. brand new/recent, or less than 20 years old)


*
    It is recognised that condition of premises does not necessarily equate with age.

Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
1970s
1960s
Older, Old/Outdated (i.e. pre/immediately post war, or even older)


The Wycombe study guidance notes indicate the age of the buildings would be
categorised as follows - last five years, 5-20 years old, 20-50 years old and more
than 50+ years old. The report provided information on the age of the buildings only
in the general description of some sites and the more comprehensive data was not
available to the DPDS until the end of the review.


The age of the buildings for districts (including where site descriptions for Aylesbury
Vale allow) has been based on the Chiltern study method and scored as follows:
3=1980 on
2=1970s
1=1960s
0=Pre 1960


The subsequent Wycombe data does not fit readily into this and the following crude
score conversions have been assumed:
3=1980 on =               last 5 years and 5-20 years old

2=1970s }
        }           =     1.5 score=20-50 years old
1=1960s }

0=Pre 1960 =              more than 50 years old.


The patchiness and standardisation assumptions of data means that age is also an
indicator not incorporated into the countywide scoring of performance.




Range of Sizes
District Studies
The Aylesbury Vale Phase 1 audit contains detailed unit and sub-unit floorspace
information. The Chiltern and Wycombe studies make no assessment of unit size
and the South Bucks’ floorspace data (mostly from the Valuation Office) is partial. On
request, these districts provided assessments



Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
The Aylesbury Vale data is sufficient for a more sophisticated analysis of available
premises, for example in relation to the likely future size requirements of growth
sectors. The lack of information in other districts means only a subjective judgement
of whether sites contained a range (R) or a similar (S) size of premises/units was
drawn from this, accompanying site plans and officer assessments. Where there was
only one unit the indicator was categorised not-applicable (N/A).




DPDS concludes this indicator can only have a descriptive not an evaluative function.




Site Environment




District Studies
The Aylesbury Vale study provides information on and independently scores (on a 3
point scale) five different factors contributing to the overall site environment –
parking,        lighting/road            layout,   landscaping/amenity,   access   to   facilities   and
maintenance. For the purposes of this review the average of these scores (rounded
to the nearest whole number) was taken to give an overall score for the site
environment as follows: 3=Good, 2=Medium and 1=Poor.


The Chiltern study provides a single score information on the general appearance of
the site, which includes issues such as the quality of the buildings, site layout and
visual impression of the site, scored as follows: 3=Good, 2=Medium and 1=Poor


The Wycombe report provides score information on the environment and amenity of
each site considering attributes such as access, parking, physical barriers,
topography, noise and visual impact. This follows its five point system that, as for
other indicators (and with the same provisos), has been condensed to a three-point
scale.


Overall site environment was therefore scored as follows:
3=Good
2=Medium
1=Poor



Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
South Bucks provided scores for the site environment of each identified employment
site, from their own knowledge, in accordance with the adopted system. In some
instances a site was marked as having more than one score, indicating a range of
quality across a composite site. For performance evaluation purposes the average of
this score was taken, but the more detailed information retained for other assessment
purposes.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
                               APPENDIX G




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
APPENDIX G - AYLESBURY VALE - SITES WITH POTENTIAL FOR OTHER USES

a)         Immediate
Site Name/Location and Address           Area    B1     B2    B8   Residential   Other   Enhancements Required                Potential Future Enhancements
                                         (ha)                                            Immediately
Ardenham Court and Ashton Court,         0.38     √     x     x        √          √      External improvement Ashton Court.
Oxford Road, Aylesbury                           offi                                    Internal refurbishment Ardenham
                                                 ces
                                                                                         Court (offices)
Vale Industrial Estate, Southern         3.15     √     x     x        √          x      Landscaping                          Alternative/additional access
Road, Aylesbury                                                    1.6-2.4 ha            Building maintenance/ repair
                                                                      min

 b)     Longer Term
Site Name/Location and Address           Area    B1     B2    B8   Residential   Other   Enhancements Required                Potential Future Enhancements
                                         (ha)                                            Immediately
Stocklake Industrial Park, Aylesbury     7.00     √     √     √        √          x      Access                               Undergrounding overhead cables.
                                                                                         Appearance of site                   Access
TRW Systems, Buckingham Road,            1.45     √     x     x        √          x      Additional boundary screening        Redevelopment opportunity
Aylesbury
Tingewick Road Industrial Park,          8.20     √     √     √        √          √      Parking layout/marking               Redevelopment opportunity
Buckingham                                                                               Landscaping
Tingewick Road (DT Industries),          2.15     √     (√)   x        √          √      Landscaping                          Redevelopment opportunity
Buckingham
Station Road Industrial Estate,          1.80     √     x     x        √          √      Road surfaces
Station Road, Winslow                                                                    Parking layout/marking


SITES FOR RETENTION AND ENHANCEMENT

Site Name/Location and Address           Area    B1     B2    B8   Residential   Other   Enhancements Required                Potential Future Enhancements
                                          (ha)                                           Immediately
South of Bicester Road, Aylesbury        78.18    √     √     √        x          x      Condition of some internal roads     Redevelopment/external improve-
(Rabans Lane and Gatehouse                                                                                                    ments of elements of site as
Industrial Areas)                                                                                                             become outworn.
                                                                                                                              Parking
North of Gatehouse Road, Aylesbury       10.26    √     √     √        √          (√)    Redevelopment
                                                                                         Parking/landscaping



Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site Name/Location and Address           Area    B1   B2   B8   Residential   Other   Enhancements Required           Potential Future Enhancements
                                          (ha)                                        Immediately
Buckingham Industrial Park,              12.37   √    √    √        x          x      More boundary landscaping       Parking provision
Buckingham                                                                                                            Internal landscaping
Thame Road, Haddenham                    1.44    √    √    x        √          √      Central site access             Redevelopment opportunity
                                                                                      Landscaping

Gawcott Road Industrial Park,            1.35    √    √    x        √          x      Improved access for HGVs
Buckingham                                                                            Further boundary planting


Source: Aylesbury Vale Employment Land Study, Phase 2. DPDS Consulting in conjunction with Great Western Enterprise. October 2005.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
APPENDIX G - CHILTERN – SITE APPRAISALS
Amersham
Site          Score    Appraisal
A1 Chiltern   15       Both Chiltern Avenue sites are high performing across all the scoring criteria and have good local access
Avenue                 as befits their general description as modern purpose built office sites ((A1a) is described as of a
                       landmark nature) and town centre location. Their B1 purpose is compatible with their surrounding uses.

                                         Given the location, access and condition of the developments the sites should be retained in employment
A1a Council                15            use.
Offices, Chiltern
Avenue (0.92ha)

A1b Buildmark              15            It is important that the site is strongly protected because, locationally, non–employment uses may also be
House, Chiltern                          suitable.
Avenue
(0.36ha)
A3                         7             This site’s low ranking reflects its mostly old and poorly arranged units, overall site condition and
Plantation                               accessibility to primary roads and by public transport. The Chiltern study also notes that local access is
Road                                     not good. Evidently there is no occupancy issue for the mixed warehouses, distribution and industrial units
(1.13ha)                                 with ancillary offices.

                                         This suggests there may be potential for employment redevelopment but this could be difficult to achieve
                                         comprehensively without a proactive stance as ownership is believed to be multiple and disparate on this
                                         relatively small site. B1 uses would be more compatible with surrounding residential area while poor
                                         strategic access suggests B8 would be inappropriate.


                                         If not required to meet forecast employment needs in the District, and subject to more detailed
                                         examination through the LDF process, this site's characteristics could suggest that other uses could also
                                         be considered especially if public transport access to the town centre could be improved.

A4-6 Raans                 11            This large employment area is bounded by roads or railway and some residential and its scale and
Road                                     definition suggest it is an important component of employment land supply in the district and should be
                                         retained as such. The area has good access to the primary road system but poor accessibility by public
(8.66ha)
                                         transport. These same characteristics indicate non-employment uses would not be appropriate.

                                         It comprises 3 separate sub-areas/sites, all in mixed B use and with a low level of vacancy, which show
Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
                                         variation in their rankings on account of differences in condition of buildings and site environment. A6 has
A4 Quill Hall              9             been substantially redeveloped since 2000 to B1c, B2 and B8 uses and A5 has added a small extension
(1.7a)                                   but there is no evidence of development interest in the poorest site, A4, which the Chiltern study noted
                                         suffers from parking congestion on the access road, which is on a sharp corner with 2 occupiers sharing
A5 Fairview                11
                                         the same access. All the sites are believed to be in multiple-ownership.
(4ha)

                           13            There is potential for employment related redevelopment. To date this has been for a substantial part of
A6
Corinium Estate                          site A6, and apparently overcoming any ownership constraint, but it appears that redevelopment of the
(2.96ha)                                 remainder should not be piecemeal if any access issues are to be resolved and most appropriate use
                                         made of the land.

A7                         15            This modern estate of industrial units with a mix of uses performs highly across all scoring criteria and is
St Georges                               believed to be in single ownership. It is located on the edge of Amersham surrounded by residential and
Estate                                   community uses which do not appear to raise incompatibility issues.         Therefore this site should be
(1.35ha)                                 retained in employment use and there appears to be no need or potential for redevelopment for
                                         employment at present.

                                         It is important that this site is strongly protected because the site may also be suitable for non-employment
                                         uses.
A8                         15            This site performs highly across all scoring criteria. It has planning permission for a substantial B1a
White Lion                               redevelopment (Latimer Square) and Phase 1, a landmark office building, has been completed and Phase
Road                                     2 will replace the current industrial warehouse unit awaiting development. The Chiltern study indicates the
(1.06ha)                                 site is in multiple-ownership but this may have subsequently changed with the redevelopment.

                                         The site location and the development interest and works indicate office use is sustainable and viable
                                         here and the site should be retained in employment use. Although the recent activity suggests that there
                                         will not be short term pressures for other uses, its accessibility and town edge location surrounded by
                                         residential, community and commercial uses indicates consideration should be given to protecting the
                                         employment status of the site.
A9                         8             This site is on the town edge within a conservation area and the main reason for its poor ranking is poor
The Maltings                             strategic and public transport access.
(0.76ha)
                                         There are two main parts to the site – a large factory on the southern part of the site and smaller
                                         workshops/offices on the northern part.

                                         The buildings are of traditional construction and pre-date 1960 and some are listed. Some have been split
Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
                                         into offices and workshops and their use is unlikely to conflict with the surrounding residential properties or
A9, cont/d…                              community buildings. The factory is derelict but offers scope for re-use subject to Listed Building,
                                         floodplain and other constraints. B1 conversion is probably the most appropriate employment use but it
                                         may also be suitable for alternative use if not required to meet forecast employment needs in the District
                                         and subject to more detailed examination through the LDF process.

                                         The rest of the site has a low level of vacancy and should be kept in employment use.
A10 Badminton 14                         This is a high quality office courtyard which was converted post 1980. It is in the centre of Old Town and is
Court                                    surrounded by residential properties, a church and open space. It scores highly on all criteria except
(0.44ha)                                 public transport accessibility (medium).

                                         This site is very suitable to be retained in B1a employment use

                                         If not required to meet forecast employment needs in the District, and subject to more detailed
                                         examination through the LDF process, this site's characteristics could suggest that conversion for other
                                         uses might also be considered (in the longer term).

A11                        13            This site is described as a high quality, well designed office development providing flexible and intensive
St Marys Ct                              workspace and performs less well (medium) on strategic access and the Chiltern study records a vacancy
(0.45ha)                                 level of between 25% and 75% (commenting that there was slight market inertia but space was generally
                                         was moving quite quickly). It is believed to be in single ownership.

                                         B1 use is compatible with the site’s location in the centre of Old Town, close to residential properties and
                                         open space and all evidence is that the site is suitable to be retained in employment use.

                                         If not required to meet forecast employment needs in the District, and subject to more detailed
                                         examination through the LDF process, this site's characteristics could suggest that there could be
                                         pressure from suitable non-employment uses (in the longer term).

                                         A constraint is the floodplain but would not be absolute in this location given existing development.

A12                        15            The site is high performing across all the scoring criteria comprising a good quality office development in
The Broadway                             the centre of Old Town and is compatible with the surrounding residential and commercial uses. The
(0.39ha)                                 Chiltern study suggests it is in multiple-ownership.

                                         In view of the above this site should be retained in employment use.
Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal

A12, cont/d…                             If not required to meet forecast employment needs in the District, and subject to more detailed
                                         examination through the LDF process, this site's characteristics could suggest that there could be
                                         pressure from suitable non-employment uses (in the longer term).
Chalfont St Peter
Site            Score                    Appraisal
CSP1            11                       This site consists predominantly of mixed B uses and the Chiltern study refers to poorly designed
The Vale/                                buildings (mostly dating from 1970s) and a fragmented site with poor parking provision and immediate site
Churchfield                              access is along a poor quality narrow access road. It therefore records poor premises and environment
Road/                                    criteria scores but there is an outstanding commitment for redevelopment of one site, the builders yard, for
Hampden                                  B1 offices, which may be more compatible with surrounding retail, residential and community uses than
Road                                     the existing uses.       It performs highly for occupancy, strategic access and public transport which is
(1.35ha)                                 positive given its village (centre) location.

                                         The site performs relatively well and is likely to provide an important source of employment in a small
                                         settlement, giving potential for a sustainable mix of development, which suggests this should be
                                         maintained as an employment allocation. There may be possibilities to intensify and improve the site for
                                         B1 uses that are better suited to the surrounding uses and perhaps enable improved immediate site
                                         access. The site is believed to be in multiple-ownership which may make such rationalisation more
                                         difficult. A constraint may be the flood plain.
CSP2                       12            This site consists of mixed warehouse/business units with ancillary offices and yard areas, mostly dating
High                                     from before 1960, which the Chiltern study noted as scattered with the possibility of rationalisation. There
Street/Chiltern                          do not appear to be occupancy difficulties and public transport accessibility is also good but its
Hill & Airpell                           performance against other score criteria is average.
Works
(0.9 ha)                                 It is located in the village centre and mostly surrounded by residential properties so that there is some
                                         potential for incompatibility. A critical indicator of its employment role and potential is the extant planning
                                         permission for comprehensive redevelopment of older premises on part of the site to B1a offices (3-5
                                         Chiltern Hill – 1048 sqm with a net loss of 165m2 floorspace).

                                         The site is likely to be an important employment resource in the settlement and as such should be
                                         retained as an employment site. It is believed to be in multiple-ownership and this would need to be
                                         addressed if there was a possibility that this could hinder implementation of future employment related
                                         redevelopment.


Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
CSP3 Chalfont              13            This site comprises purpose built and converted listed buildings (and corresponding age range) in B1
Park                                     office use. Formerly Alcan headquarters, since the late 1980s it has been comprehensively developed as
                                         a high quality business park, surrounded by a golf course and some residential property, accommodating
(2.81ha)
                                         a number of firms. Further extensions and a children’s nursery have been completed since 2000. As a
                                         result it performs highly on score criteria except, and reflecting its rural location, public transport access
                                         (poor). The site is within the Green Belt and a floodplain.

                                         As a successful and prestigious site providing significant employment it should be retained and supported.

Chesham
Site                       Score         Appraisal
C1-C2                                    These sites comprise a significant concentration of mixed B employment land in the urban area with good
Asheridge                                local access. The main performance issue is poor public transport accessibility.
Road
(7.39ha)                                 The different site scores reflect the different characteristics recorded by the Chiltern Study e.g. some old
                                         B2/B8 development on the large Asheridge Road site and modern offices/workshop development
                                         elsewhere. Despite different landownerships a large part of the sites have been redeveloped and
C1 Asheridge               10            refurbished for employment since the 1980s. For example, the new Asheridge Business Centre, Chiltern
Rd                                       Court and the Chiltern Commerce Centre, the redevelopment of the former Langlows site and the change
(6.18ha)                                 of use of the former Excel Depot to B1 on the northern part of the site.
C2 Chiltern                12            This is an important and, judging by good occupancy rates of both sites, successful employment area.
Court/                                   The current redevelopment on the Asheridge Road supports this view and should encourage renewal of
Commerce                                 any remaining areas and resolve its deficiencies in site appearance especially in relation to surrounding
Centre                                   housing. Retention in employment use is desirable.
(1.21ha)
C3 Asheridge               9             This relatively small, mostly B1 site has good public transport access but performs less well on other
Road/Hivings                             criteria, particularly site appearance. However, there is a 2005 planning permission for redevelopment for
Hill                                     B1a units including new vehicular access covering the majority of the site. If implemented, this permission
(0.88ha)                                 will help to resolve problems of appearance and render the use even more compatible with nearby
                                         housing.

                                         The site should be retained in employment use given evident interest improving the quality of buildings
                                         and site environment.


Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
C4 Bellingdon              12            This site consists of a mixture of uses and of newer buildings and older workshops and performs average
Rd/Deansway                              against most scoring criteria, but public transport and occupancy are good. The Chiltern Study noted that
(1.38ha)                                 there was limited access onto a public highway ‘for the site’s size’ and that some of the premises were
                                         landlocked, appearing to rely on rights of way. A mosque has recently been built on part of the site (the
                                         former dairy) and it is likely the residual employment area remains in multiple-ownership and with little
                                         room for rationalisation.

                                         Occupancy levels suggest the site meets a need but it could be improved in other respects if it is needed
                                         to contribute to growth in the local economy. There has been no recent planning interest in the site and
                                         this may reflect the constraint of multiple ownership (and site idiosyncrasies arising) and further
                                         investigation and a more proactive stance may be required to encourage employment – related
                                         redevelopment.

                                         B1 redevelopment would be most appropriate given surrounding residential and community buildings.
                                         It is important that this site is strongly protected because non-employment uses may also be compatible
                                         with surrounding uses particularly if employment forecasts indicate its retention in employment use.
C5 Higham                  8             This area incorporates premises off Higham Road, Bellingdon Road and Townsend Road, and comprises
Road                                     two discrete sites (virtually three since the Bellingdon Road and Townsend Road premises are only
(0.98ha)                                 narrowly connected).

                                         They are relatively small sites but have a low level of vacancy and limited accessibility. The Higham Road
                                         site is noted as having poor immediate access. The score does not fully reflect variation in ages of the
                                         developments – the Phoenix Business Centre, off Bellingdon Road, is a relatively new, good quality B1
                                         development while the majority of factory/workshop buildings on the remainder of the area pre-date 1970
                                         and their buildings and environment are poor.

                                         Multiple-ownership may be hindering potential renewal of the older parts of the site. but this may also be
                                         explained by the fact that it is known to be under pressure from non-employment uses. If the site(s) is to
                                         be retained in employment use to meet growth needs, safeguarding will be required. B1 uses could be
                                         supported given surrounding residential/retail and community buildings.
C6 Higham                  8             The site score reflects a poor performance on most criteria (public transport accessibility is average) and
Mead                                     in addition there is a substandard access (domestic, narrow and has cars parked on it with poor site lines
(0.98ha)                                 at the entrance). Although a good occupancy rate is recorded there is evidence of enduring vacancy on
                                         the 0.16ha vacant land within the site.

Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
C6, cont/d…                              The location close to the town centre suggests poor quality B mixed-use is not the optimal use for the site.
                                         The potential for redevelopment/rationalisation of the site suggests it could continue in employment use
                                         and that B1 uses would be more compatible with surrounding, predominantly residential, development and
                                         in terms of traffic generation.

                                         For the same reasons and if not required to meet forecast employment needs in the District, and subject to
                                         more detailed examination through the LDF process, this site's characteristics could suggest that other
                                         uses may also be appropriate.

                                         In either case the immediate access issues need to be resolved.
C7/C18 Alma                              These adjacent sites have good strategic and public transport accessibility.
Road/Berkham
sted Road                                Following planning permission in late 2003 the former builders yard which adjoins the Crown Business
(1.83 ha)                                Centre (The Mead Estate) has been redeveloped with 10 B1 units, reflected in its scores for site character
                                         criteria, and is well placed to continue as an employment site.

C7 Alma Road               10            The Alma Rd site is larger and buildings date from the 1970s and contain a mix of B uses and one access
(1.36ha)                                 is substandard. A garage block remaining within the site may offer potential for intensification of
                                         employment use of the site. It amounts to 0.24ha and had permission for offices, now lapsed. Such B1
C18 Crown                  12            redevelopment could be supported on the site as a whole as more compatible with surrounding uses
Business Centre
                                         (residential and cemetery). It is believed to be in multiple-ownership and land assembly could be a
(0.47ha)
                                         significant constraint to redevelopment.

                                         Given their size, location and existing and potential development role these sites should be retained in
                                         employment use. However part of the Alma Road site has been subject of planning applications by the
                                         Local Primary Care Trust to provide improved healthcare facilities for the town and the latest application
                                         (CH/2006/0721/OA for 2,500m2) was permitted on June 22 2006.
C9 Nashleigh               12            This site on the edge of the town has good strategic access and overall performs reasonably well,
Hill                                     suggesting it should be retained in employment use.
(0.73ha)
                                         It comprises a large warehouse/industrial unit dating from before 1970 (giving average scores for site
                                         condition criteria) which may be adequate and the best economic use for the current single occupier. The
                                         opportunity for redevelopment may only arise if the current use ceases - there have not been any major
                                         planning applications relating to the site since 2000 indicating that this may be the case. Use may be
                                         sensitive to the surrounding housing indicating B1, and on account of accessibility also perhaps B8, would
                                         be appropriate.
                                         Retention of, and the potential for redevelopment of, the site for employment use should be supported.
Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
C10 Howard                 12            This mixed B-use site containing small industrial units presents contradictory elements. Despite good
Estate                                   physical condition of the site and accessibility, it records a high level of vacancy, some long term. The
(1.22ha)                                 Chiltern Study noted this was the result of historic rental patterns and restrictive leases.

                                         Retention in employment use is supported. However if low occupancy still prevails consideration should
                                         be given to investigating ways of resolving this.
C11 Red Lion, 15                         This mixed-use site, including offices and a doctors surgery, appears to be working well and should be
Germain St                               retained in its current or employment use. There is an outstanding planning permission for an office
(0.56ha)                                 building of 583m2 indicating there may be opportunities for redevelopment.

                                         Form of development will also be influenced by conservation area and floodplain status of the site.
C12                        9             As indicated by the score, this site comprises old, small workshops that are unlikely to meet modern
Prospect                                 requirements and has average accessibility. Local access is also poor via a road narrowed by parking of
Works                                    cars. The Chiltern Study recorded occupancy as good and, depending on the level, the note of some
(0.37ha)                                 current vacancy is not necessarily at odds with this and the site may be performing a useful role in meeting
                                         particular needs for low-cost premises. The site is in single ownership and there has been no recent
                                         planning interest in the site.

                                         Local access roads appear to be a major constraint to redevelopment potential of the site, aggravated by
                                         moderate public transport access but this review cannot judge whether there is potential to achieve
                                         improved or alternative access to the site. Redevelopment / re- use for B1 would be appropriate.

                                         If not required to meet forecast employment needs in the District, and subject to more detailed
                                         examination through the LDF process, this site's characteristics could suggest that other uses may be
                                         appropriate.
C13            9                         This mixed-use estate performs poorly against score criteria other than occupancy and public transport
Waterside                                accessibility and may perform a useful role in meeting particular needs for low-cost premises. Local
Mineral Lane &                           access is also considered good. This suggests potential for employment - related redevelopment to make
Moor Road                                more effective use of a reasonable-sized employment land resource compatible with surrounding uses
(1.68ha)                                 (housing on 2 sides, commercial buildings subject of applications for a business park and a railway line).




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
C13, cont/d…                             B1 would be most appropriate.

                                         The constraint of probable multiple-ownership will need to be overcome if comprehensive redevelopment
                                         is sought.

                                         It is important that this site is strongly protected because the site’s location characteristics suggest non-
                                         employment development may also be appropriate.
C14 Orchard                12            This town edge site has good strategic and public transport accessibility but medium performance on the
House Estate                             three other scoring criteria. Local access to the site is considered good also. There is indication of some
(1.99ha)                                 long-term vacancy but that part of the site has been subject of applications for a business park.

                                         The majority of the site (1.39ha) has been cleared and applications submitted for redevelopment including
                                         B1, B2 and B8 class use. The clearance affects the rear of the site, which was recorded in poor condition
                                         by the Chiltern Study, as opposed to the higher quality buildings on the frontage, and therefore the
                                         recorded deficiencies of the site would be remedied.

                                         The site’s accessibility and established use means it represents a significant redevelopment opportunity to
                                         meet future employment growth and should be retained and protected for employment.
C15 Springfield 6                        This town edge site comprises older industrial/workshop buildings, with yard areas, in predominantly B1
Road                                     use and believed to be in single ownership. It evidently seems unsustainable in its present form,
(1.56ha)                                 performing poorly on all scoring criteria – only vacancy rate is average – and its local access, via a narrow
                                         route through a residential area, is also considered poor.

                                         Size-wise it is a reasonably important employment land resource in the District. Redevelopment can
                                         overcome some of its recorded deficiencies, although the sloping site may present some constraint, but it
                                         is unclear to what extent access and accessibility issues can be improved.

                                         If not required to meet forecast employment needs in the District, and subject to more detailed examination
                                         through the LDF process, this site's characteristics could suggest that other uses could be an alternative if
                                         employment redevelopment is not feasible.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
C17 Chartridge             10            This predominantly B1 estate is located within a ribbon of development on the edge of Chesham. The site
Business                                 itself is good and, together with uses, would not appear to conflict with surrounding uses (housing and golf
Centre,                                  course) but has poor accessibility and local access. The Chiltern Study recorded surplus land available and
Chartridge                               average occupancy and there is evidence of long-term vacancy (3 years) in some units. Limited recent
Lane                                     development interest - unit D was granted permission for redevelopment in 2001 (increasing floorspace by
(0.68ha)                                 78m2) - has not been implemented.

                                         Although it is located at the edge of the town, it is considered that this site has an appropriate role in
                                         accommodating small B1 businesses, including any displaced by redevelopment of other sites in the district
                                         to meet higher quality/different employment needs in the future. However if surplus land and occupancy
                                         issues still prevail consideration should be given to investigating ways of resolving this. It is important that
                                         this site is strongly protected because non-employment uses may also be compatible with the local
                                         environment. However other uses would be equally disadvantaged sustainability-wise by access issues.
                                         On balance it is considered that employment use should be retained and protected.
C19 Weir                   9             This peripheral site has poor strategic and public transport accessibility. The access, shared with the
House Mill                               adjacent bottling plant, has been subject of applications for improvement works since 2000 but these have
(1.46ha)                                 not been implemented and access is currently considered poor. The older buildings (including one listed)
                                         are in good condition and but the overall site environment is poor. There is both single ownership and
                                         occupation.

                                         The current predominant distribution use does not marry well with the site’s inaccessibility especially to the
                                         primary road network. This and its green belt designation preclude housing as an alternative use. The
                                         site should continue in employment use. Any employment–related redevelopment proposals in the future
                                         would provide an opportunity for a type and/or form of development more sensitive to the site’s location
                                         and constraining environment (adjacent AONB, the greenbelt and a flood plain).

Holmer Green
Site                       Score         Appraisal
HG1 Holmer                 9             The village industrial estate contains a mix of B uses and is in poor condition. Although near to the
Green Trading                            primary road network, local access is inhibited by narrow roads/restricted site lines and poor public
Estate                                   transport.    Site vacancy is low which, with outstanding permissions for small extensions and
(1.0ha)                                  improvements at units 7 and 8 since 2000, indicates that there is a demand for low cost, poorer quality
                                         space. It appears that this site performs a valuable role in the local economy and offers the opportunity
                                         for a sustainable mix of uses in a smaller settlement.
                                         Retain as an employment site. Further improvements to site condition and access should be supported.
Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Little Chalfont
Site                       Score         Appraisal
LC1                        15            This site represents a high quality and intensive B1 development (5670m2) to be retained in employment
Amersham                                 use.
Place
(0.6ha)                                  It is occupied as headquarters building by GE Healthcare which also has other premises locally (see LC2
                                         and LC5 below). The company is an important element of employment provision and structure in the
                                         district.
LC2 White Lion 13                        This is a large, high performing site accommodating the operational facilities for GE Healthcare (35,400m2
Road                                     B1 offices and laboratories) and should be retained in employment use. The site development mostly
(7.7ha)                                  dates from the 1970s, reflected in the sub optimal site condition scores recorded by the Chiltern study, but
                                         implementation of numerous planning applications for minor and major development since 2000 and an
                                         outstanding commitment for a 2775m2 building indicate an ongoing rationalisation, improvement and
                                         intensification of activity on the site.
LC3                        15            A high quality, recent purpose built office development with good access onto the A404. Retain in
Repton Place                             employment use.
(0.40ha)
LC4 Bell Lane              10            This site has an average performance on all indicators partly reflecting its status as a partly redeveloped
(7.9ha)                                  former engineering works and former sawmill some of which appears to have been vacant for some time.
                                         Currently the site accommodates a large scale warehouse/ancillary offices units development (6509m2) at
                                         the south western end of the site, a significant vacant area (1.54ha) at the eastern end with outstanding
                                         permissions for B1a offices and the sawmill/large timber yard in the middle of the site with applications for
                                         B2/B8 use on the latter. This activity and the fact that this is the largest partially developed site in the
                                         District, constituting a significant land resource, confirms that the site should be retained in employment
                                         use.

                                         The apparent piecemeal and stilted redevelopment may reflect the fact that the site is not in single
                                         ownership. Most effective use of the available land is likely to be achieved if the District Council promotes
                                         a comprehensive approach especially if, as suggested, there may be traffic capacity limitations at the
                                         White Lion Road Junction.
LC5 Pollards               11            This village edge site records poor strategic and public transport accessibility but performs well on other
Wood                                     scoring indicators. Local access is classed as average. It comprises a significant B1 headquarters
(3.5ha)                                  development (6192m2 office buildings and laboratories), occupied by GE Healthcare and complementing
                                         its two other premises locally.



Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
LC5 cont/d…                              A significant area of the site is undeveloped and there is evidence of pressure for further development –
                                         recently a 2001 application for facilities associated with the use of the site was refused on appeal (conflict
                                         with Green Belt, harm to AONB, impact on setting of the main house, design, pressure for further loss of
                                         trees, impact on woodland).

                                         The employment site is an important resource to the district economy, by itself as well as its occupation
                                         by a multi-national company with a strong local presence, but it is also in a sensitive location adjacent to
                                         an AONB and in the designated green belt. The site should be retained for employment use.

Penn
Site                       Score         Appraisal
P2 Regius Ct,              13            This site comprises a high quality, small-scale office development and scores below the possible
Church Road                              maximum because of its average accessibility, reflecting a village edge location. Local access to the site
(0.35ha)                                 is also average. It is likely to make an important contribution to the economy and sustainability of the
                                         village.

                                         The site is compatible with surrounding development and should be retained in employment use, with
                                         future renewal supported.
P3 Penn Street             10            This mixed predominantly B2 use occupies units of varying size (amounting to over 8,000m2) within a
Works                                    factory complex on the edge of Penn Street village, a sensitive location within the AONB and in the
(2.22ha)                                 designated green belt. Its average performance score reflects its inaccessibility.

                                         The pattern of ownership is not known. There have been various development activities on the site since
                                         2000 but this appears to be piecemeal and (with one exception) to relate more to change of use and
                                         conversion of (good condition) units than redevelopment. An application for mixed use, involving housing,
                                         was withdrawn in 2006.

                                         A more comprehensive approach relating to the redevelopment for employment might enable the average
                                         site environment and local access to be improved. There is an outstanding 2003 permission for change of
                                         use from B8 to B1c (1440m2 unit). Part has been vacant for more than three years.

                                         The transport unsustainability of the site and very limited village facilities do not support non-employment
                                         development. The current employment appears to perform relatively well and represents a substantial
                                         employment resource that may be valuable component of the rural and district economy. Retain as an
                                         employment site.

Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Prestwood
Site                       Score         Appraisal
PWD1 Collings              10            The site’s average performance largely reflects the poor recorded condition of the dairy and distribution
Hanger FM                                depot use of the site. It is the only large employment site in this smaller settlement and therefore is likely to
(0.53)                                   have a valuable role in the local economy, potentially more so if the opportunity for a sustainable mix of
                                         employment uses arises. The site’s good strategic access indicates that continuation of B8 use could be
                                         appropriate.

                                         Retain as an employment site. Any redevelopment should take account of its sensitive location in the
                                         AONB and surrounding housing.

Chalfont Grove
Site           Score                     Appraisal
CG1 Chalfont   12                        The performance score largely reflects the impact of the site’s countryside location on its accessibility to the
Grove (SSVC)                             primary road network and, particularly, public transport. The site lies within the Green Belt and has evolved
(5.29ha)                                 over time from a historic defence use based on a country house and now presents as a well-established,
                                         considerable (7,200m2,) and successful employment area - in good condition and with high occupancy
                                         (mainly owner Arqiva plus some small tenants).                   Recent planning activity has involved
                                         provision/improvement of facilities.

                                         The predominantly communications based B1 use of the site fulfils an important structural and employment
                                         role in the local economy and should be retained and supported in employment use.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
APPENDIX G - SOUTH BUCKS – SITE APPRAISALS
Beaconsfield
Site                       Score         Appraisal
BE/BC1                     13            The site is predominantly in B1 (R & D) use and performs highly in all scoring criteria except for public
Butlers Court                            transport accessibility, which is poor.
(Arjo Wiggins
ltd)
                                         The good quality site and outstanding planning permission to rebuild and modernise the site for B1 office
(1.86ha)
                                         purposes suggests that it should remain in designated employment use, compatible with the adjacent
                                         residential area – for this reason the District Council suggests that the site would suit only a specific type
                                         of user.

                                         It is important that the site is strongly protected from development for other uses because its location
                                         within a residential area suggests it could also be suitable for residential development, assuming that
                                         public transport accessibility would be improved.

                                         The site is in single ownership, which may simplify any acceptable redevelopment process.
BE/HC2-10                  13            The mixed B use class employment site scores highly in all scoring criteria, except for the condition of the
Horseshoe                                buildings and site environment, which is mixed. However, the immediate access to some users is poor.
Crescent
(0.51ha)                                 The site as a whole is suitable for employment use, preferably B1 uses compatible with the adjacent
                                         residential area and Conservation Area/Listed Buildings constraints within the site and assuming access
                                         can be improved. Any future redevelopment of the site must overcome any issues which may arise from
                                         its multiple ownership.

                                         If the site is needed to meet future employment growth its current designation will need to be strongly
                                         protected because its location also suggests that individual sites may be suitable for residential
                                         development. The former Blue Dragon laundry site (BE/HC3 and 7) in particular has an outstanding
                                         planning permission for redevelopment to B1 and residential use and there is an application pressing for
                                         full residential development of the site. A mixed residential and B1 use of the site could be appropriate,
                                         however.
BE/HC1                     12            This is a high performing, new office redevelopment of a former B2 site, which has taken around two
Grosvenor                                years to let. However in late 2005 it became occupied, including a local relocation of a company from
House (Open                              within Beaconsfield Old Town. The building is now therefore providing good employment in up-to-date
text)                                    accommodation on the edge of the Old Town.
(0.29ha)
Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
BE/PR1                     14            The overall high score of this sui generis site and its rural location within the Green Belt supports the view
Pyebush Lane,                            that employment use is the only acceptable development on the site.
South Bucks
Estates Ltd                              A new fire and rescue centre is proposed on nearby Green Belt land, which is currently with ODPM for
(1.49ha)                                 consideration of any exceptional circumstances.
BE/PR2                     13            The single ownership, sui generis site has low vacancy and is ranked either good or average in all
Bartley Saw                              remaining scoring criteria.
Mills,
Hedgerley                                Given the location of the site within the Green Belt and its overall high score it is considered that the site
Lane                                     should be retained in employment use. However the site is likely to be redeveloped as part of a proposed
(1.86ha)                                 new motorway service area recently allowed following Inquiry.

Burnham
Site                       Score         Appraisal
BU/BR2-3                   12            The site is performs either average or well in all scoring criteria except for public transport accessibility,
Grenville                                which is poor reflecting its relatively peripheral location to the town. It appears as a successful B1 office
Court/The                                development, offering a range of accommodation sizes, based around the listed Grenville Court within
Coach House                              extensive grounds in the Green Belt and as such it is considered that employment is the only acceptable
(2.11ha)                                 development on the site.


                                         The site would not be suitable for any other type of development due to its sensitive and unsustainable
                                         location within the Green Belt.
BU/BR1                     9             The relatively low ranking of this site reflects its poor accessibility and condition of both the workshop
Britwell Road                            buildings and the site more generally. However, vacancy is low suggesting that it may perform a useful
(0.28ha)                                 function as low cost employment premises.

                                         The site is in single ownership and there may be potential for redevelopment to intensify site use and
                                         improve the condition of the units and the general environment, including the narrow entrance, compatible
                                         with surrounding residential and commercial uses. If not required to meet forecast employment needs in
                                         the District, and subject to more detailed examination through the LDF process, this site’s characteristics
                                         could also suggest that it would be suited to residential use. However, it is in the Green Belt which,
                                         together with a Listed Building within the site, will act as constraints on the form of development.


Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
BU/CN4                     10            The site performs well in terms of vacancy and public transport accessibility, average in terms of strategic
24 Britwell                              accessibility but poor on the remaining three scoring criteria. Local access is hindered by a narrow
Road                                     entrance.
(Laboratory
Facilities Ltd)                          The site has an outstanding permission for change of use to B2 (print workshop) if the current use ceases.
(0.34ha)                                 This would not overcome its identified deficiencies - only redevelopment offers the potential for more
                                         effective and compatible employment use of this town centre site.

                                         It is understood there is potential pressure from non-employment uses on the site. If not required to meet
                                         forecast employment needs in the District, and subject to more detailed examination through the LDF
                                         process, this site’s characteristics could indicate that residential development could be considered. If the
                                         site is to be retained for employment use it will need to be designated and strongly protected as an
                                         employment site.
BU/CS3                     10            This site ranks highly in terms of occupancy (although there is anecdotal evidence that part has been
Britannia                                vacant for some time) and public transport accessibility, average in terms of strategic accessibility but
Foundry                                  poorly in the remaining three scoring criteria.
(Bucks Die
Casting)                                 In its foundry use there are bad neighbour issues associated with the site. Nor does the current form and
(0.32ha)                                 quality of the site mean the substantial floorspace (over 2200m2) lends itself readily or productively to
                                         other uses, notwithstanding permitted changes of use to sui generis (part of the site) car-related activities.

                                         Given the location of the site between the town centre and a residential area, and adjacent to a
                                         Conservation Area, it is considered that the site has the potential for redevelopment for more compatible
                                         employment use. If not required to meet forecast employment needs in the District, and subject to more
                                         detailed examination through the LDF process, this site’s characteristics suggest it could be appropriate
                                         for residential use. The restricted site access would have to be improved either way and any residential
                                         development, in particular, would need to overcome potential contamination.

                                         A wider assembly could involve multiple ownership which could complicate the redevelopment process.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
BU/DR1                     5             The B8 site’s low ranking reflects its poor accessibility and quality of buildings and site environment. It
Former Depot,                            also has a narrow site access. Whilst the site (formerly a Council Depot) was vacant for 3 years, it has
Dropmore                                 now been reoccupied and, accounting for this, the historic score should now be revised to 7 and use to sui
Road                                     generis.
(0.72ha)
                                         Given its sensitive location within the Green Belt and the recent reoccupation, it is considered that that the
                                         site should remain in employment use. It is in single ownership which may assist improvement over time.
BU/DR2                     8             The B2 site scores poorly in terms of accessibility and site environment and only performs well for
Dropmore                                 vacancy, reflecting the single occupier.        There is an outstanding planning permission for B1
Road (JP                                 redevelopment use which would remedy deficiencies in site quality and potentially be more compatible
Knight)                                  with its rural, Green Belt location. For these reasons, it is considered that the site should remain in
(0.25ha)                                 employment use. The site would not be suitable for any other type of development due to its sensitive
                                         location within the Green Belt.
BU/HS 1-2                  13            This large site on the edge of the town performs average or highly on all scoring criteria and also has
Huntercombe                              good local access. It represents a substantial B1 development (9,630m2) in the Green Belt compatible
South (Wyeth)                            with surrounding uses and has an outstanding commitment for expansion. As such it represents a very
(4.68ha)                                 important component of employment land, currently occupied by a major pharmaceuticals company, and
                                         should be retained in employment use.
BU/LE 1-11                 15            This highly performing, single ownership site consists of relatively new, small purpose built offices and
Lake End                                 should remain in employment use.
Court
(0.38ha)                                 It is important that the site is strongly protected for employment use because the site’s location in a
                                         residential area suggests it could have potential for development to other uses, particularly housing.
BU/MG 1-14                 11            This designated business employment site on the town edge, adjacent to the Green belt, performs either
Marshgate                                well or average in all scoring criteria except for the site environment which is poor, including undefined,
Industrial                               shared accesses.
Estate
(0.75ha)
                                         Although relatively small the site contains nearly 7000m2 floorspace in a mix of uses and should be
                                         retained in employment use as it provides an important resource for small businesses. There has been
                                         no recent planning activity but there may be opportunities for improvement to poor site quality over time.

                                         Given the adjacent railway line and potential contamination issues it is considered that the site would not
                                         be suitable for residential development. Additionally, the site is in multiple occupation which could
                                         complicate any redevelopment to other uses.
Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
BU/PR1 (A-C)               13            This relatively high scoring site reflects its good accessibility and quality of buildings and environment,
The Priory,                              however parts of the building have been vacant for a year. It provides a range of offices in apparently
Burnham                                  modernised buildings, some listed, compatible with its quality location within both a Conservation Area
(1.42ha)                                 and the Green Belt.

                                         This high performing site should remain in employment use and be strongly protected from development
                                         for other uses. Due to its sensitive location within the Green Belt it is considered that the site would not
                                         be suitable for residential development.

Denham
Site                       Score         Appraisal
DE/BP1-4                   13            This predominantly B1, employment area performs well on all criteria, particularly accessibility and
Broadwater                               occupancy, and it also enjoys good local access. Together with its large size and significant floorspace
Park                                     (more than 42000m2) this means it represents a most significant employment resource for the district and
(14ha)                                   should remain as a designated employment site, strongly protected from development for other uses.

DE/BP1                     10            The area contains 4 separate sites, all fully developed. The variation in their rankings is on account of
Denham         Media                     differences in the vacancy levels of the sites (in particular the unoccupied office block DE/BP3) and the
Park                                     condition of the site environment and buildings (poor in Denham Media Park). There has evidently been
(3.44ha)                                 investment within Broadwater Park which indicates that this lower performing site has employment
                                         redevelopment potential, but the long vacancy of the modern office block (more than 2 year’s duration)
DE/BP2 De Luxe
                                         suggests that it needs to be of the type and form to meet demand.
London
(0.84ha)                   13
                                         All redevelopment would have to overcome any potential contamination issues and any problems arising
DE/BP3                                   from multiple-ownership.
Unoccupied
Office Block               13
(3.9ha)

DE/BP4 Bosch,
Ant, Varta
(6.12ha)                   15




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
DE/DA 1-3                  10            This very large site has average performance across criteria except public transport accessibility, which is
Denham                                   poor, and vacancy, which is low. The second undoubtedly reflects the site’s aviation-related role. It
Aerodrome                                appears the site is fully developed
(38.9ha)
                                         Given its specialist nature and location of the site within the Green Belt it is considered that the site should
                                         remain in employment use. It is not suitable for residential development.
DE/DC1-4                   13            The high overall score of the mixed-use area particularly reflects its good accessibility and low vacancy. In
Cheapside                                contrast, the largest site component, Chalfont House, apparently provides high quality premises and
(3.63ha)                                 environment but part of the (over 4000m2) office floorspace has been empty for a year for which there is no
                                         particular explanation.
DE/DC1                     14
Chalfont House                           It is considered that the area should remain in current use as an accessible source of local employment in
(1.65ha)                                 a constrained green belt settlement. It is important that the site is strongly protected since its location and
                                         surrounding uses indicate there may be potential for residential or mixed residential/employment use.
                                         Development would have to deal with any possible contamination issues.
DE/HD1 Martin              9             This site comprises a large factory occupied by a major, longstanding engineering company. The average
Baker                                    score of this site reflects this full occupancy combined with poor public transport accessibility (other than
Engineering                              by train) and site environment. Local road access to the site is also restrictive for the type of traffic
(2.65ha)                                 generated.

                                         The site represents a substantial employment resource within this Green Belt settlement. However the
                                         building may need replacement in the longer term. In this case it may be feasible to secure relocation to a
                                         more suitable site for B2 use, to ensure that its employees remain in employment, if there is potential to
                                         achieve a more appropriate form of employment development on the current site. The same opportunity
                                         may arise if the business fails or needs to relocate to expand.
                                         Any redevelopment would have to deal particularly with access and potential contamination issues.
DE/OR1-5                   13            The mixed-use area accommodates quite significant floorspace and is well performing, with average
Oxford Road                              scores only for quality of premises and environment. It fronts and has good direct access to a main road.
(1)                                      This suggests the site should remain in employment use, appropriate to its location in a settlement
(0.89ha)                                 excluded from the Green Belt and as a local source of employment, and that it has potential for
                                         improvement/ redevelopment in time for high quality B1 type employment, taking any flood risk issues and
                                         predominantly residential surrounding uses into account.

                                         It is important that the site is strongly safeguarded for employment purposes as its locational attributes
                                         indicate that it may also be appropriate for residential development.
Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
DE/OR6-7                   13            The site provides substantial floorspace (over 2600m2) in a mix of employment uses and scores highly in
Oxford Road                              all scoring criteria, particularly since reoccupation of OR7. It occupies a main road location in a
(2)                                      settlement excluded from the Green Belt. For these reasons it is considered that the site should remain
(0.56ha)                                 in employment use and has potential for improvement/development for high quality B1 type employment
                                         taking any flood risk issues into account.
                                         It is important that the site is strongly safeguarded for employment purposes as its locational attributes
                                         indicate that it may also be appropriate for residential development.
DE/OS 1-3                  14            The B1 site is located on the village edge, within the Green Belt. Its high score reflects good accessibility
Oxford Road                              and high quality buildings across two of its constituent sites including the largest, Compass House.
South                                    Perhaps because of this subdivision the site environment is recorded as average.
(1.69ha)
                                         This is a successful quality site, and should remain in B1 employment use. There may be opportunities to
DE/OS2                     13            improve the OS3 element of the site.
Compass House
(1.09ha)
DE/SA1                     11 (but no    This designated employment site is in the process of being redeveloped for major, predominantly B1
Uxbridge                   score for     office campus (some 28,800m2) on a former B2 site. Phase 1 of the redevelopment has been completed
Business Park,             vacancy)      and has some significant occupants, with committed Phase 2 to follow. Overall (excluding vacancy which
Oxford Road                              is currently difficult to score) the site scores highly as a good quality new development in an accessible
(6.63ha)                                 location. The site should remain in current employment use.
DE/TE1a-1b                 15            This is a high performing, modern substantial B1 office site with good local access and should remain in
Capswood,                                current employment use as it represents an important employment resource in a Green Belt settlement,
Oxford Road,                             and should be protected for such use.
(Danfoss/SBDC)
(1.01ha)
DE/TE 3                    11            This sui generis car wash/sales site has been included because it has an outstanding planning
The Willows,                             permission to be redeveloped into office use (2310m2). At present it has an average performance
Oxford Road                              reflecting good accessibility but poor site environment and the condition of the buildings and it also has
(0.55ha)                                 reasonable local access directly onto a main road. This indicates that implementation of the commitment
                                         will both remedy the site’s physical deficiencies and augment the District’s B1 employment land resource.
                                         Therefore, it is considered that the site should remain in employment use.
                                         It is important that the site is strongly protected for employment purposes as its location central to the
                                         settlement and surrounding housing and a woodland picnic area, suggest the site could have potential for
                                         redevelopment to other uses.
Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
DE/TE5(2)                  12            The B8 site has good accessibility (although the narrow immediate access is not ideal for the current use)
Unitek                                   but is average on all other scoring criteria, with anecdotal evidence indicating parts of the site have been
Holdings                                 vacant for 2-3 years including some 0.7ha undeveloped land. Therefore it appears the site may benefit
(1.46ha)                                 from improvement /redevelopment and evidence suggests that this is currently being mooted, including
                                         pressure for non-employment uses. This would need to address potential contamination, improved
                                         access and issues arising from multiple-occupancy.

                                         This is a substantial site for the centre of the settlement and is surrounded by a mix of uses, including
                                         housing. Continued employment use compatible with the site’s location is desirable to maintain and
                                         potentially enhance use of the District’s employment land resource. B1 is most appropriate but B8 need
                                         not necessarily be excluded if the local access issue can be suitably resolved.
DE/WM 1-2                  10            This small site accommodates substantial B1 workshop floorspace but is in poor condition and has in part
Willow Ave                               a higher level of vacancy, which may be of up to 2 years duration, suggesting that it is not even fully
(0.28ha)                                 meeting a need for low-cost premises. The score therefore mostly reflects the site’s good strategic
                                         accessibility by bus. Local access however is deficient in several respects.

                                         This suggests that the site has potential for redevelopment to replace and potentially enhance use of this
                                         floorspace, provided access can be improved (see DE/W/M3 below) and potential contamination and
                                         flood risk issues can be overcome satisfactorily, and should be retained in B1 employment use. This is
                                         also an appropriate use given the predominantly housing but also industrial/commercial surroundings
                                         and proximity to the Green Belt. There has been no recent planning interest in the site so a proactive
                                         approach may be required if employment redevelopment is sought.

                                         Redevelopment of this site could be considered in conjunction with the adjacent mill site.
DE/WM3                     11            This large B2 employment site has good strategic and public transport accessibility but performs less
Allied Flour                             well against all other scoring criteria. The local access to reach Oxford Road is poor however and the
Mills                                    site is long term vacant, probably 3 years. In addition the mill building is inflexible in terms of alternative
(14.6ha)                                 employment use.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
DE/WM3,                                  This suggests that the site has considerable potential for employment growth in the district. Surrounding
cont.d…                                  uses, predominantly residential and including a frontage to the Grand Union Canal, suggest B1 is most
                                         appropriate but the site is so large that might be able to accommodate a mix of B uses. The main
                                         constraint, however, is the part listing of the mill building and the recently designated Conservation Area
                                         which suggests that at least some will have to be retained and occupied by non-employment uses. In
                                         fact there is already pressure for non-employment uses on the site as there have been applications for
                                         residential redevelopment. Again the scale of the site suggests that a sensitive scheme could
                                         accommodate some housing as well as employment growth but this will depend both on forecast
                                         employment needs in the District and more detailed examination through the LDF process.

                                         Any redevelopment will have to provide improved access and satisfactorily overcome potential
                                         contamination (particularly for housing) and flood risk issues. The access road lies within the
                                         Conservation Area and this could constrain options.

Farnham
Site                       Score         Appraisal
FA/CL2 Crown               11            This office site is within the Green Belt and its average score reflects full occupancy, good site
Lane, (Bishops                           environment but poor public transport accessibility. Local access is average.
Sports)
(0.36ha)                                 It is considered that the site should remain in B1 employment use, compatible with the adjacent garden
                                         centre and residential use, and meeting the need for small individual freestanding offices.

Farnham Royal
Site          Score                      Appraisal
FR/FR1        15                         The B1 employment site comprises a relatively new building occupied by a major company providing
Farnham                                  significant office floorspace (over 1500m2). It performs highly in all scoring criteria and local access and
House                                    is compatible with surrounding uses. As such should remain in employment use.
(0.5ha)




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Fulmer
Site                       Score         Appraisal
FU/FH 1A, 1B               11            The site comprises over 4200m2 B1 laboratories based on a Listed Building in extensive grounds on the
Servier                                  edge of the settlement and within the Green Belt, a Conservation Area and a Local Landscape Character
Research Dev’t                           Area. It ranks good (public transport access and site environment) or average in all criteria except for
Ltd                                      strategic accessibility. Part of the site is vacant, possibly for as long as a year.
(10.3ha)
                                         The site represents a significant employment floorspace in the district of reasonable quality even though
                                         the present occupier may benefit from local relocation into more modern premises. Given this and the
                                         sensitive nature of the site, it is considered that it would not be suitable for other uses and should remain
                                         in B1 employment use. Opportunities to improve the quality of the buildings (within the conservation
                                         constraint) and the site access points should be supported, to enhance the site’s potential as a prime
                                         employment location.
Gerrards Cross
Site           Score                     Appraisal
GC/PR 2-4      14                        These B1 premises, including two relatively new office buildings, perform well on scoring criteria.
Packhorse                                Average occupancy score reflects a vacancy of less than a year but the former showroom appears
Road (South)                             shortly to be changed to A1 use. This mix is compatible with its town centre location and neighbouring
(0.36ha)                                 residential and retail uses and the site is suitable for continued employment use. If not required to meet
                                         forecast employment needs in the District and subject to more detailed examination through the LDF
                                         process, this site’s characteristics could suggest that a mix of employment, residential and retail use
                                         could be considered.
Iver
Site                       Score         Appraisal
IV/B1 1-8                  9             This site has an average performance on each scoring criteria, except for strategic accessibility, which
Bison Estate                             was poor. Local access roads are also unsuited to HGV and pass through the village centre. This is a
(14.4ha)                                 large designated employment site (some part of the vacant extension is Green Belt) and contains a mix
                                         of B class uses including open storage. Part of the site has been cleared for reoccupation but appears to
                                         have remained vacant for about 2 years.

                                         Overall, given the site’s surrounding uses (open countryside, the canal and railway) and location it is
                                         difficult to see any realistic alternative to continuing employment use and which can serve a general
                                         function within the District and any opportunity to moderate immediate access issues should be taken. It
                                         is considered unlikely to be suitable for residential development especially as there may be
                                         contamination issues to overcome.

Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
IV/CL 1-12                 8             This significant sized employment area comprises 12 individual sites and overall performs average or
Court Lane                               poorly on all scoring criteria except vacancy and this is broadly reflected in the largest sites considered
(4.92ha)                                 individually. It is fully developed with mixed B and sui generis uses, with the 3 large sites comprising
                                         salvage (2) and airport parking activities. It evidently fulfils a local demand for these types of
IV/CL10                    9             premises/uses.
Unit 6 Salvage
(0.6ha)
                                         There is local pressure to resolve traffic and amenity issues generated by the site and, within the site,
IV/CL12                    9             circulation is on poorly defined tracks from a private road. However, given its Green Belt location,
Lakeside Salvage                         adjacent industrial and bad neighbour uses including the sewage works and the motorway and other
(1.19ha)                                 major constraints to residential development in particular (including noise, air quality, and contamination
IV/CL8                     10            issues) it is considered that the site should remain in current employment use, with the potential for
Park 4 Less                              improvements in site and building condition.
(1.14ha)
IV/DF 1-11                 10            This site comprises a mixed B use class workshop development and its moderate performance reflects
Duttons Farm                             the poor site environment and access to a main road but good public transport accessibility and
(0.95ha)                                 occupancy levels. The narrow site entrance is also substandard. This suggests a potential to redevelop
                                         for higher quality and value B1 activities but equally that there is a demand for such low cost premises.

                                         Given the location of the site beyond the edge of the village and within the Green Belt it is considered
                                         that the only appropriate use of the site is for employment use. Improvements to the site should be
                                         supported.
IV/FR 2A-2B                13            This is a high performing workshop development with average scores recorded against condition of the
Poveys Yard                              premises and site environment only. The narrow site entrance also detracts. Altogether this indicates
(0.35ha)                                 good potential for upgrading/redevelopment to create a highest quality employment site within this Green
                                         Belt settlement for uses compatible with its location adjacent to residential development and a busy dual
                                         carriageway (B1).
                                         Notwithstanding the employment forecasts, the relative dearth of quality sites in the nearby Iver Heath
                                         settlement supports its retention in employment use. It is important that the site is strongly protected for
                                         employment purposes as its location attributes indicate it could also be appropriate for residential
                                         development.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score         Appraisal
IV/HH1 High                9             This site is in a rural, Green Belt location and contains an active boat yard associated with the adjacent
Line Yachting                            canal. Its average score reflects poor accessibility and medium site quality. Local access is also poor
Ltd                                      and there are potential contamination issues on part of the site.
(0.59ha)
                                         The site should remain in employment use, preferably (as existing) in canal related uses. Given its
                                         location it is considered that it would not be suitable for residential use.
IV/HS 1-2 (4)              10            The average ranking of this B2 site reflects its poor condition and site environment, given average/good
High Street                              performance on remaining scoring criteria. It is in multiple-occupation, including motor repairs, with a
(0.83ha)                                 shared yard with a narrow access. This suggests that there could be opportunities for redevelopment to
                                         improve site environment and entrance, potentially to uses more compatible with its village centre
                                         location adjacent to a Conservation Area and residential development. This would need to be on a whole
                                         site basis and land assembly would depend on the current uses ceasing or needing/being able to be
                                         satisfactorily relocated.

                                         B1 would be the most appropriate employment use but if not required to meet forecast employment
                                         needs in the District, and subject to more detailed examination through the LDF process, the location of
                                         the site indicates the site could also be suitable for retail/residential development. Continued
                                         employment use would need to be strongly protected.
IV/PW1                     10            The very large site accommodates over 100,000m2 film studios and ancillary floorspace and is a very
Pinewood /                               important component of the local economy, structurally and employment-wise, so that its specific role
Shepperton                               should continue to be supported by policy. The performance of the site reflects its average condition and
Studios                                  site environment and lack of public transport except for any company shuttles. However, there is an
(36.5ha)                                 outstanding planning permission for modernising redevelopment which would improve both the site
                                         access and the general condition of the site and buildings.

                                         Generally, it is considered that employment use is the only acceptable development as the site is outside
                                         of the adjoining settlement and has potential contamination issues. Given the location, its use and plans
                                         for upgrading the site, the site should remain in employment use.
IV/R1-40 The               8             This large estate in a semi rural location comprises over 41,000m2 floorspace of different sizes and
Ridgeway                                 specifications suited to a wide range of B class uses and has continuing planning activity, mostly change
Farm Trading                             of use with a trend of loss of B2 to B8. The site itself is average in character and occupancy, some units
Estate                                   may have been vacant for 1-2 years, but strategic and public transport accessibility is poor. Immediate
(14.5ha)                                 access is good but HGV traffic must either negotiate unsuitable roads or the village High Street.



Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                       Score           Appraisal
IV/R1-40                                   The site represents a substantial resource of employment land for the District to be retained and
cont/d…                                    improved. There is a possibility that highway works may help the local access problems and proposals
                                           which would improve the appearance and use of the site supported. The multiple ownership and
                                           layout/variation in size of unit terraces suggests that part redevelopment of the site would be difficult.

                                           Given the location of the site beyond the edge of the village and potential contamination (which could
                                           hinder development to other uses, particularly housing) it is considered that the site is only suitable for
                                           employment use.
IV/TL1-2                   8               The relatively low ranking of the site reflects its poor accessibility and site environment, the latter related
Aggregate                                  to its specific aggregates processing activity. However, it is a key site in the district due to its role in
Industries UK                              waste and minerals planning and should be retained as such.
Ltd
(10.1ha)

Stoke Poges
Site                     Score           Appraisal
SP/HH1                   12              The site performs highly on local access and all scoring criteria except accessibility, especially to the
Pioneer-                                 primary road network. It comprises a significant and high quality B1c facility in extensive grounds on the
Hollybush Hill                           edge of the settlement compatible with surrounding housing, school and countryside and provides an
(4.15ha)                                 opportunity for local employment. It is currently occupied by a major electronics company.

                                         Given the site’s location within the Green Belt and limited accessibility it is considered that the site would
                                         not be suitable for residential use. Future growth is likely to demand this form of high quality development
                                         and it should be retained for B1 uses.
SP/SC1                   13              This high performing site occupies a listed building with extensive grounds at the edge of the village and in
Stoke Court                              the Green Belt. It contains nearly 4,500m2 floorspace as a conference centre and research laboratories
(3.68ha)                                 and represents a quality and significant employment resource compatible with surrounding residential and
                                         countryside uses, as B1 generally would be.

                                         The site is under pressure for non-employment uses. However, it is considered that employment use is the
                                         only acceptable development because of the site’s form and location within the Green Belt, the prestige
                                         employment quality of the site and the opportunity for local employment. In addition residential
                                         development would not be appropriate due to its sensitive location within the Green Belt. The site should
                                         remain in and be strongly protected for B1 employment use.

Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                     Score           Appraisal
SP/SG1                   13              A high performing B1 site (average condition recorded for strategic accessibility and listed building core
Stoke House,                             and extensions) with reasonable local access and compatible in quality and use with surrounding uses and
Stoke Green                              location in Conservation Area and the Green Belt. For these reasons, and because future growth is likely
(2.63ha)                                 to demand this form of development the site should remain in B1 employment use.

                                         Due to its sensitive location it is considered that the site is not suitable for residential development.
SP/SG2                   13              This site is based around an old building and its performance on scoring criteria mainly reflects its average
Duffield                                 strategic accessibility. The site entrance is reasonable though narrow. It is currently in sui generis use but
House, Stoke                             B1 would be appropriate to its location within the Green Belt and a Conservation Area and surrounding
Green                                    leisure, office and residential uses. The site should remain in employment use
(2.02ha)
                                         Given the site’s sensitive location in the Green Belt it is considered that it would not be suitable for
                                         residential use.
SP/SP 1-5                13              This is a purpose built, prestige HQ/R&D/ business campus of over 9,000m2 B1 floorspace in five buildings
Sefton Park                              and incorporating two Listed Buildings, developed in the last 15 years. The site’s suboptimal ranking
(5.63)                                   reflects its poor strategic accessibility. This is evidently a high quality and successful site compatible with
                                         its location within the Green Belt and surrounding uses. Future growth is likely to demand this form of high
                                         quality B1 development and it should be retained as an employment site.

                                         However, although vacancy on the site is low, it appears two of the upper floors have been vacant for 1-2
                                         years and the reasons for this need to be investigated.

Taplow
Site                     Score           Appraisal
TA/BR1-21                11              This mixed-use employment area is made up of a large number of smaller sites the largest of which,
(23) Station                             Station Road Garage, was also considered separately as it comprises the bulk of the site and over 1,500m2
Road/ Bishop                             sui generis floorspace. The average performance against scoring criteria reflects good accessibility and
Gate                                     low vacancy but premises condition and site environment range from average to poor. Access to the site
(0.78ha)                                 is tight and internal circulation also restricted, including a narrow bridge and an unmade track.




Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                     Score           Appraisal
TA/BR21                  11              The site comprises new offices and older sheds so redevelopment is evidently taking place over time which
Station Road                             will improve site condition. BR1-3 has outstanding permission for redevelopment to the same, car
Garage,                                  showroom, use and BR20 is a seemingly vacant property awaiting redevelopment. All this indicates the
Taplow                                   site is an important and evolving resource for small scale and mix of employment uses. However
(SGT)
                                         piecemeal development is unlikely to resolve internal layout/circulation problems and the multiple
(0.51ha)
                                         ownership/occupancy means a more comprehensive approach is likely to be difficult. The main opportunity
                                         would arise from any redevelopment proposals for the (0.51 ha) Station Road Garage site (there is
                                         anecdotal evidence that it is currently under pressure for residential use).

                                         The site lies on the edge of the developed area and the surrounding mix of community and transport uses
                                         indicate the site would not be appropriate for residential redevelopment, as well as having to overcome
                                         potential contamination issues.

                                         The site should be retained in employment use.
TP/ML1-2                                 The average performance of these sites reflects the poor to medium condition of the buildings and the
Marsh Lane                               environment and distant public transport accessibility and, in addition, their immediate access is a narrow
                                         entrance off a rural lane. The predominantly B8 uses are located in a builder’s yard and old house
Mitie                    10              respectively and it appears the second (DEE) has raised environmental issues in the past.
(0.28ha)

(DEE Products            11              The DEE site has outstanding planning permission for redevelopment for B1 office use. If implemented
Ltd)                                     this should remedy the site’s substandard appearance and, as such, better suit the site’s location within the
(0.72ha)                                 Green Belt (and partially within a Local Landscape Area) with ribbon housing development on one side and
                                         open countryside the rest. It would also resolve any bad neighbour issues.

                                         The location on the extreme edge of the ribbon of housing is not sustainable for residential development.
                                         Given the opportunity for redevelopment the site should remain in and be strongly protected for
                                         employment purposes, preferably B1 use where permitted.
TP/TM1-6                 12              This riverside employment area is in multiple-ownership and consists of 6 different sites containing a mix of
Taplow Mill                              employment, mostly waterside, uses. Overall occupancy does not appear to be an issue but site 6
Lane                                     (0.83ha) has been cleared and available for development for some 3 years. The primary road network is
(8.72ha)                                 close, but accessing it involves a difficult junction with the A4, and the site score reflects average
                                         performance on the site premises/environment and other accessibility criteria.


Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Site                     Score           Appraisal
TP/TM1A                  12              The largest sites contain specialised developments – the bulk of the site, 6.75ha, is used as a paper mill
Taplow Mill                              and associated paper recycling depot and 1.21ha accommodates an operational gasholder. The condition
4.55ha                                   and site environment of the recycling depot, gasholder and site 6 are poor. The last has a recently lapsed
                                         planning permission for redevelopment into small offices which is likely to be renewed once a satisfactory
TP/TM1B                  10
                                         flood risk assessment (newly required since the earlier permissions) is submitted. If implemented, this
Paper
Recycling                                should significantly improve its appearance and employment utility.
Centre
(2.2ha)                                  The area has various constraints – it lies in the floodplain and also occupies a sensitive location, inter alia
                                         adjacent to the Thames, attractive landscape and historic parkland and near two conservation areas. It is
TP/TM2 British           10              also within the Green Belt with surrounding housing (beyond the river and road) and open countryside.
Gas                                      The site appearance and uses, other than waterside related ones, are potentially at odds with its location.
(1.21ha)                                 The depot, in particular, occupies a prominent site by the Jubilee River and HGVs generate traffic and
                                         visual intrusion issues.
                                         It appears the parent company of the paper mill site is reviewing future options for its wider 17ha
                                         landholding in the area and that its interest lies in promoting the site for B1 offices and/or residential use to
                                         take advantage of the riverside location. It considers the mill is unsuitable for B1/B8 conversion.
                                         If the paper mill is closed there may be an opportunity to improve the quality of the whole area, especially if
                                         the wider landholding includes other parts of the Taplow Mill Lane area and/or encourages redevelopment
                                         activity on other sites and A4 junction improvement.

                                         The site obviously supports specialist water related uses, which it is desirable to retain, and overall
                                         represents a significant employment resource in the District and is likely to be an important employer.
                                         Therefore continuing employment use is desirable, probably B1 given the location. However, subject to
                                         employment forecasts, the potential for mixed-use including other employment-generating uses and
                                         residential could be given more detailed consideration through the LDF process if this can capitalise on the
                                         location and facilitate improvement of the whole employment area and access. PPG25 adopts a more
                                         flexible approach to regeneration of brownfield sites and design may afford acceptable solutions.
TP/TR1                   14              The site is lies within the Green Belt settlement and is surrounded by residential development. It provides
Riverside (1)                            a limited amount of predominantly B1 floorspace and performs well on scoring criteria – only site
Mast                                     environment is average - although immediate access to the site is poor because of a narrow entrance. It is
(0.44ha)                                 considered that the site is appropriate for B1 employment use compatible with surrounding housing.

                                         It is important that this quality employment site is strongly protected for employment purposes as its
                                         location and accessibility also suggest suitability for housing.
Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
Wexham
Site                     Score           Appraisal
WE/MG 1-3                13              The designated employment site has 3 elements and is in mixed B class workshops/warehouses use. It
Marish Wharf                             performs well on three criteria and strategic accessibility and condition of the buildings are average. Site
(1.21ha)                                 access itself is good but locally there are narrow bridges over the canal and railway. The average site
                                         environment of the largest element, Innovia House, falls below the overall character of the site. In its
WE/MG3                   12              current form, the site is best suited to low budget service industry
Innovia House
(0.58ha)                                 The relatively remote site is surrounded by industrial use, a canal and open countryside and lies just within
                                         the Colne Valley Park. This does not support development for residential use and the site should be
                                         retained for employment or at least employment generating uses - there could be opportunity to capitalise
                                         on the canal side location to improve/redevelopment for higher quality employment or diversify into leisure
                                         related uses, particularly if there is canal restoration at its Slough terminal basin.
WE/LC 1-8                14              This B1 site performs well on scoring criteria with only vacancy average. It comprises 8 predominantly
Lidstone                                 small offices and miscellaneous units are vacant from time to time. It is located within the Green Belt on
Court                                    the edge of the village.
(0.62ha)
                                         The site may provide an important source of employment in a rural area but is also some distance from
                                         main settlements and facilities. For these reasons it is considered that it should remain in employment use.
WE/WS 1-4                14              The site comprises a prestige HQ/R&D campus office development within the Green Belt. This is reflected
Wexham                                   in its high score (given average strategic access) and surrounding uses (school, playing fields, woods and
Springs                                  housing). Future growth is likely to demand this form of high quality B1 development and it should be
(2.78ha)                                 retained as an employment site.

WE/WS1                   14
Furzeney                                 The site comprises 4 large units of the same size. The variation in the Pavilion’s score reflects a higher
(0.49 ha)                                vacancy rate (25-75% average) with the ground floor vacant for 1-2 years and it is also noted that the
WE/WS2                   14              upper floor of Furzeney has been vacant for a similar time, although overall vacancy of the unit is low.
Gallions                                 This reasons for enduring vacancy on a high quality site could be investigated further – the Pavilion
(0.72ha)                 14              situation may be explained by the fact that the vacancy is reportedly available on short let only as it is
WE/WS3                                   reserved for longer term expansion by one of the other major companies on the site but the reasons for the
Rowley House                             Furzeney vacancy are not known. The site is believed to be in single overall ownership and this might both
(0.7ha)                  13              explain and assist resolution of the issue.
WE/WS4
The Pavilion
(0.88 ha)

Buckinghamshire Employment Land Review
MW/vw/C2890
August 2006
APPENDIX H
        Site                                                Site Utilisation                                       Potential Assessment                                    Potential Policy Options Assessment




                                                                                                                                                               Retain and Safeguard as Employment      Alternative Use
                                                                                                Appropriate for B Class     Appropriate for Alternative Use?
                                                                                                                                                                               Site                       Potential
                                                                                                  Employment Use?
                                                                                                                                                                                                       (Depending on
                                                                                                                                                                                                      Forecasts/Supply)




                                                                              Predominant use
                                                            Total Area (ha)
         ELR Ref No.




                                                                                                                                                                            Redevelopment
                                                                                                                                                                               Potential  Mixed Use
                                                                                                B1       B2        B8         Residential           Other      No Change                            Housing      Other
                                        Name



                                                                                                                                                                             (Long/Short Potential?
                                                                                                                                                                                Term)
Maids Moreton
                       Vitalograph Business Park MK18
6.1                    1SW                                  2.22 B1
Beachampton

                       Beachampton Business Park, Potash
8.2                    Farm, Nash Road MK19 6EA                 0.9 B1
Buckingham
                       Tingewick Road Industrial Park
10.2                   MK18 1AN                                 8.2 B1 & B2                                                                                                                                               LT
                       WIPAC, London Road, Buckingham
10.5                   MK18 1BH                             3.24 B2
                       Gawcott Road Industrial Park MK18
10.6                   1BH                                  1.35 B2
                       Tingewick Road (DT Industries)
10.7                   MK18 1DR                             2.15 B2                                                                                                                                                       LT
                       Buckingham Industrial Park MK18
10.9                   1RT                                  12.4 Mixed B
                       Swan Business Park, Osier Way
10.10                  MK18 1TB                             10.1 B1, B2
                       Wharf Yard, Stratford Road MK18
10.11                  1TD                                  0.56 B1, B3
Gawcott
                       Quality Interior Components Ltd,
                       Appollo Business Park, Radclive
10.12                  Road, Gawcott MK18 4BL                   1.1 B2
                       Signal Hill, Lenborough Road MK18
10.13                  4BU                                  1.52 B8
                       Green Haven, Main Street MK18
10.14                  4HX                                  0.99 B2

                       Facenda Group Ltd, Former Abattoir
10.16                  Site, Radclive Road MK18 4JB         4.45 Derelict?
                       DT Industries, Buckingham Road,
10.17                  Gawcott MK18 4JE                     0.78 Vacant?
Nash/Great Horwood
        Site                                                  Site Utilisation                                              Potential Assessment                                    Potential Policy Options Assessment




                                                                                                                                                                        Retain and Safeguard as Employment      Alternative Use
                                                                                                         Appropriate for B Class     Appropriate for Alternative Use?
                                                                                                                                                                                        Site                       Potential
                                                                                                           Employment Use?
                                                                                                                                                                                                                (Depending on
                                                                                                                                                                                                               Forecasts/Supply)




                                                                                       Predominant use
                                                              Total Area (ha)
         ELR Ref No.




                                                                                                                                                                                     Redevelopment
                                                                                                                                                                                        Potential  Mixed Use
                                                                                                         B1       B2        B8         Residential           Other      No Change                            Housing      Other
                                         Name



                                                                                                                                                                                      (Long/Short Potential?
                                                                                                                                                                                         Term)

12.1                   Ridge Hill Farm, Nash MK17 0EH         1.05 B2
                       Fernfield Farm, Whaddon Road,
12.2                   Little Horwood. MK17 0PS               1.92 Mixed B
Whaddon

                       Hounslow Hall Estate, Drayton Road,
13.2                   Newton Longville MK17 0BU              1.25 Mixed B
Great Brickhill

14.1                   Lower Rectory Farm MK17 9AF                              2 B2
Winslow
                       Station Road Industrial Estate MK18
19.1                   3RQ                                        1.6 B2                                                                                                                                                           LT
Wingrave
                       Upper Wingbury Farm, Upper
                       Wingbury Courtyard Business Centre
28.1                   HP22 4LN                               1.91 B2
A41
                       Leaches Farm Business Centre,
                       Bicester Road, Ludgershall.HP18
30.01                  4RF                                    0.77 Mixed B
Westcott (west)
                       Woodham Industry, Woodham
31.01                  HP18 0QE                               3.45 Mixed B
                       Lawn Farm Business Centre,
31.02                  Grendon Underwood HP18 0QX             1.62 B1, B2, SG
                       Clearfields Farm, Wotton Underwood
31.03                  HP18 0RS                                   1.4 B1, B2, SG
                       Westcott Venture Park, Westcott
31.04                  HP18 0XB                               52.1 B2
                       Rushbeds Industrial Estate, Brill
31.05                  HP18 9UB                               2.97 Mixed B
Hardwick
                       Fleet Marston Estate, Bicester Road,
33.1                   Fleet Marston HP18 0PZ                 1.34 Mixed
         Site                                                      Site Utilisation                                             Potential Assessment                                    Potential Policy Options Assessment




                                                                                                                                                                            Retain and Safeguard as Employment      Alternative Use
                                                                                                             Appropriate for B Class     Appropriate for Alternative Use?
                                                                                                                                                                                            Site                       Potential
                                                                                                               Employment Use?
                                                                                                                                                                                                                    (Depending on
                                                                                                                                                                                                                   Forecasts/Supply)




                                                                                           Predominant use
                                                                   Total Area (ha)
              ELR Ref No.




                                                                                                                                                                                         Redevelopment
                                                                                                                                                                                            Potential  Mixed Use
                                                                                                             B1       B2        B8         Residential           Other      No Change                            Housing      Other
                                              Name



                                                                                                                                                                                          (Long/Short Potential?
                                                                                                                                                                                             Term)
Long Marston
                            The Old Airfield Industrial Estate,
36.01                       Cheddington Lane HP23 4QR                                 ?
Edlesborough
                            Sparrow Hall Business Park,
37.01                       Sparrow Hall Farm LU6 2EF                                1 Mixed
Oakley

38.01                       PC Autos, Oxford Road HP18 9RG         0.88 B2

38.02                       Thame Road, Oakley HP18 9QQ            0.52 B2
Dorton
                            Chilton Business Centre, Chilton
39.01                       HP18 9LS                               0.62 B1

39.02                       Brook Farm, Dorton HP18 9NH            0.74 B1
Aylesbury Central (west)

41.01(i-iv)                 Rabans Lane Industrial Area            31.1

41.02(I-xii)                Gatehouse Industrial Area              46.8 Mixed B
Aylesbury Central (east)

42.1-42.3, 42.02v(pt) North of Gatehouse/Bicester Road             11.2
                            Vale Industrial Estate, Southern
42.07                       Road HP19 9EW                          3.15 B1 & B2                                                                                                                                                        ST
                            TRW Systems, Buckingham Road
42.08                       HP19 9QA                               1.45 B2                                                                                                                                                             LT

42.09(i-ii)                 Stocklake Industrial Park              11.1 Mixed B                                                                                                                                                        LT
                            Park Street Industrial Estate, Osier
42.10                       WayHP20 1EB                            1.78 B2
                            BT (Exchange) New Street HP20
42.18                       2NN                                    0.85 B1
         Site                                                 Site Utilisation                                              Potential Assessment                                    Potential Policy Options Assessment




                                                                                                                                                                        Retain and Safeguard as Employment      Alternative Use
                                                                                                         Appropriate for B Class     Appropriate for Alternative Use?
                                                                                                                                                                                        Site                       Potential
                                                                                                           Employment Use?
                                                                                                                                                                                                                (Depending on
                                                                                                                                                                                                               Forecasts/Supply)




                                                                                       Predominant use
                                                              Total Area (ha)
          ELR Ref No.




                                                                                                                                                                                     Redevelopment
                                                                                                                                                                                        Potential  Mixed Use
                                                                                                         B1       B2        B8         Residential           Other      No Change                            Housing      Other
                                          Name



                                                                                                                                                                                      (Long/Short Potential?
                                                                                                                                                                                         Term)

42.38                   H E C M, Walton Street HP21 7QP       3.09 B1

n42.47                  Derelict site, Osier way              1.42
                        Oxford House, Prebendal Farm
n42.49                  Estate                                    3.3 B1
Stoke Mandeville
                        Weston Way Industrial Estate, Lower
                        Road. HP22 5GT
42.46                                                         0.99 Mixed B
Aston Clinton

43.01                   50 Aylesbury Road HP22 5AH            1.22 Mixed
                        Dropshort Farm, College Road HP22
43.02                   5EZ                                   1.78 Mixed
                        Harebridge Lane Industrial Estate,
                        Upper Icknield Way, Wendover
43.03                   HP22 5PF                                  2.4 Mixed
Ickford
                        Wornall Park, Worminghall HP18
46.01                   9JX                                       4.6 Mixed B
Long Crendon

                        Long Crendon Industrial Estate.
47.01                   Thame Road/Drakes DriveHP18 9BA       15.6 B2
                        Woodway Farm Industrial Estate,
47.03                   Bicester Road HP18 9EP                1.15 Mixed B
Haddenham
                        Haddenham Business Park, Thame
48.1                    Road,HP17 8LJ                                  12 B1

48.2-4                  Thame Road                                              2

                        Manor Courtyard. Aston Sandford,
48.5                    Nr. Haddenham. HP17 8JB               0.82 B1
                        Notley Farm, Chearsley Road, Long
48.6                    Crendon HP18 9ER                                        1 B1
        Site                                                Site Utilisation                                       Potential Assessment                                    Potential Policy Options Assessment




                                                                                                                                                               Retain and Safeguard as Employment      Alternative Use
                                                                                                Appropriate for B Class     Appropriate for Alternative Use?
                                                                                                                                                                               Site                       Potential
                                                                                                  Employment Use?
                                                                                                                                                                                                       (Depending on
                                                                                                                                                                                                      Forecasts/Supply)




                                                                              Predominant use
                                                            Total Area (ha)
         ELR Ref No.




                                                                                                                                                                            Redevelopment
                                                                                                                                                                               Potential  Mixed Use
                                                                                                B1       B2        B8         Residential           Other      No Change                            Housing      Other
                                        Name



                                                                                                                                                                             (Long/Short Potential?
                                                                                                                                                                                Term)
Ford
                       Kemps Farm, Chapel Road, HP17
49.01                  8XG                                  1.56 B2
Stoke Mandeville - South
                       1Triangle Business Park, Stoke
50.01                  Mandeville HP22 5BL                  5.13 Mixed
Wendover - west

51.02                  Station Approach HP22 6BN            1.44 Mixed B
                       Pickerings Plant Hire & Sales & CR
                       Construction, London Road HP22
51.06                  6PN                                  0.76 Mixed B
                       Upper Little London Farm, Little
51.07                  London HP22 6QQ                      1.05 B2
 Site                                                                   Site Utilisation                       Potential Assessment                               Potential Policy Options Assessment


                                                                                                   Appropriate for B Class                        Retain and Safeguard as Employment Site




                                                                                 Predominant use
                                                                                                     Employment Use?




                                                      Total Area (ha)
                                                                                                                                Appropriate for
  ELR Ref No.



                                                                                                                                                                                            Alternative Use Potential
                                                                                                                               Alternative Use?             Redevelopment
                                                                                                                                                                                                 (Depending on
                                                                                                                                                               Potential  Mixed Use
                                                                                                   B1        B2        B8                         No Change                                     Forecasts/Supply)




                                        Name
                                                                                                                                                             (Long/Short  Potential?
                                                                                                                                                                Term)
Amersham

  A1            Chiltern Ave (2 separate areas)      1.28 B1

  A3            Plantation Road                      1.13 Mixed B

 A4-6 Raans Road (3 adjoining sites)                 8.66 Mixed B

  A7            St Georges Estate                    1.35 Mixed B

  A8            White Lion Road                      1.06 Mixed B

  A9            The Maltings Estate                  0.76 B1

 A10 Badminton Court                                 0.44 B1

 A11 St Marys Court                                  0.45 B1

 A12 The Broadway                                    0.39 B1
Chalfont St Peter
                                                          Mixed B & a
CSP1 The Vale/Churchfield Rd/Hampden Rd              1.35 builders yard

CSP2 High Street/Chiltern Hill & Airpel Works        0.90 B1

CSP3 Chalfont Park                                   2.81 B1
Chesham

C1-2            Asheridge Road (2 adjoining sites)   7.39 Mixed B

  C3            Asheridge Rd/Hivings Hill            0.88 B1

  C4            Bellingdon Rd/Deansway               1.38 Mixed

  C5            Higham Rd                            0.89 Mixed B

  C6            Higham Mead                          0.98 Mixed B

C7, C18Alma Road/Berkhamstead Road Area              1.83 Mixed B

  C9            Nashleigh Hill                       0.73 Mixed B

 C10 Howard Est                                      1.22 Mixed B

 C11 Red Lion.Germain St                             0.56 Mixed

 C12 Prospect Works                                  0.37 B1

                                                                                                                                                                                                                        Page 1 of 2
 Site                                                                   Site Utilisation                       Potential Assessment                               Potential Policy Options Assessment


                                                                                                   Appropriate for B Class                        Retain and Safeguard as Employment Site




                                                                                 Predominant use
                                                                                                     Employment Use?




                                                      Total Area (ha)
                                                                                                                                Appropriate for
  ELR Ref No.



                                                                                                                                                                                            Alternative Use Potential
                                                                                                                               Alternative Use?             Redevelopment
                                                                                                                                                                                                 (Depending on
                                                                                                                                                               Potential  Mixed Use
                                                                                                   B1        B2        B8                         No Change                                     Forecasts/Supply)




                                      Name
                                                                                                                                                             (Long/Short  Potential?
                                                                                                                                                                Term)

 C13 Waterside, Mineral Lane & Moor Rd               1.68 Mixed

 C14 Orchard House Estate                            1.99 B1

 C15 Springfield Rd                                  1.56 B1

 C17 Chartridge Business Centre                      0.68 B1

 C19 Weir House Mill (McMinns), Latimer Rd           1.46 B8
Holmer Green

 HG1 Chiltern Trading estate                         1.00 Mixed B
Little Chalfont

 LC1 Amersham Place (GE)                             0.60 B1

 LC2 White Lion Rd (GE Healthcare operations site)   7.70 B1

 LC3 Repton Place                                    0.40 B1

 LC4 Bell Lane                                       7.90 Mixed

 LC5 Pollards Wood (GE Healthcare)                   3.50 B1
Penn

 P1             Regius Court, Church Road            0.35 B1

  P3 Penn Street Works                               2.22 B2
Prestwood

PWD1 Collings Hanger Fm                              0.53 B2

 CG1 Chalfont Grove (SSVC)                           5.29 B1




                                                                                                                                                                                                                        Page 2 of 2
                                                                                                                                   South Buckinghamshire




               Site                                                          Site Utilisation                                    Potential Assessment                                    Potential Policy Options Assessment




                                                                                                                                            Appropriate for Alternative                                                     Alternative Use
                                                                                                                  Appropriate for B Class                                     Retain and Safeguard as Employment Site
                                                                                                                                                      Use?                                                                      Potential
                                                                                                                    Employment Use?
                                                                                                                                                                                                                            (Depending on
                                                                                                                                                                                                                           Forecasts/Supply)




                                                                                                Predominant Use
                                                                              Total Area (ha)
                ELR Ref No.




                                                                                                                                                                                        Redevelopment
                                                                                                                                                                                                             Mixed Use
                                                                                                                   B1       B2        B8     Residential      Other       No Change       Potential                       Housing     Other




                                                     Name
                                                                                                                                                                                                             Potential?
                                                                                                                                                                                      (Long/Short Term)

Beaconsfield

BE/BC 1                       Butlers Court (Arjo Wiggins Ltd)                   1.86 B1                                                                                                                                                       ST

BE/HC 2-10                    Horseshoe Crescent                                 0.51 Mixed B

BE/HC1                        Grosvenor House (Open Text)                        0.29 B1
                                                                                                                                                                                                                                               Sui Generis
BE/PR 1                       Pyebush Lane, South Bucks Estates Ltd              1.49 SG                                                                                                                                                       Use
                                                                                                                                                                                                                                               Sui Generis
BE/PR 2                       Burtley Saw Mills, Hedgerley Lane                  1.86 SG                                                                                                                                                       Use           ST

Burnham

BU/BR 2-3                     Grenville Court/The Coach House                    2.11 B1

BU/BR 1                       Britwell Road                                      0.28 B1

BU/CN4                        24 Britwell Road (Laboratory Facilities Ltd)       0.34 B1

BU/CS3                        Britannia Foundry (Bucks Die Casting)              0.32 B2

BU/DR 1                       Former Depot, Dropmore Road                        0.72 B8

BU/DR 2                       Dropmore Road (JP Knight)                          0.25 B2                                                                                                                                                       ST

BU/HS 1-2                     Huntercombe South (Wyeth)                          4.68 B1

BU/LE 1-11                    Lake End Court                                     0.38 B1

BU/MG 1-14                    Marshgate Industrial Estate                        0.75 Mixed                                                                                                                                                    LT

BU/PR 1(A-C)                  The Priory, Burnham                                1.42 B1
Denham

DE/BP1-4                      Broadwater Park                                    14.0 B1

DE/DA 1-3                     Denham Aerodrome                               38.94 Mixed

DE/DC 1-4                     Cheapside                                          3.63 Mixed
                                                                                                                             South Buckinghamshire




               Site                                                  Site Utilisation                                      Potential Assessment                                    Potential Policy Options Assessment




                                                                                                                                      Appropriate for Alternative                                                     Alternative Use
                                                                                                            Appropriate for B Class                                     Retain and Safeguard as Employment Site
                                                                                                                                                Use?                                                                      Potential
                                                                                                              Employment Use?
                                                                                                                                                                                                                      (Depending on
                                                                                                                                                                                                                     Forecasts/Supply)




                                                                                          Predominant Use
                                                                      Total Area (ha)
                ELR Ref No.




                                                                                                                                                                                  Redevelopment
                                                                                                                                                                                                       Mixed Use
                                                                                                             B1       B2        B8     Residential      Other       No Change       Potential                       Housing     Other




                                                   Name
                                                                                                                                                                                                       Potential?
                                                                                                                                                                                (Long/Short Term)

DE/HD 1                       Martin Baker Engineering                   2.65 B2                                                                                                                                                         LT

DE/OR 1-5                     Oxford Road (1)                            0.89 Mixed

DE/OR 6-7                     Oxford Road (2)                            0.56 Mixed

DE/OS1-3                      Oxford Road South                          1.69 B1

DE/SA 1                       Uxbridge Business Park, Oxford Road        6.63 B1

DE/TE 1A-1B                   Capswood, Oxford Road (Danfoss/SBDC)       1.01 B1
                                                                                                                                                                                                                                         Sui Generis
DE/TE 3                       The Willows, Oxford Road (IJW)             0.55 SG                                                                                                                                                         Use           ST

DE/TE 5,( 2)                  Unitek Holdings                            1.46 B8

DE/WM 1-2                     Willow Ave                                 0.28 B1

DE/WM 3                       Allied Flour Mills                     14.61 B2
Farnham
FA/CL 2                       Crown Lane, Bishop Sports                  0.36 B1
Farnham Common

Farnham Royal

FR/FR 1                       Farnham House                                      0.5 B1
Fulmer
FU/FH 1A, 1B                  Servier Research Devt Ltd              10.34 B1
Gerrards Cross
GC/PR 2-4                     Packhorse Road (South)                     0.36 B1

Iver

IV/BI 1-8                     Bison Estate                           14.44 Mixed
                                                                                                                               South Buckinghamshire




                Site                                              Site Utilisation                                           Potential Assessment                                    Potential Policy Options Assessment




                                                                                                                                        Appropriate for Alternative                                                     Alternative Use
                                                                                                              Appropriate for B Class                                     Retain and Safeguard as Employment Site
                                                                                                                                                  Use?                                                                      Potential
                                                                                                                Employment Use?
                                                                                                                                                                                                                        (Depending on
                                                                                                                                                                                                                       Forecasts/Supply)




                                                                                            Predominant Use
                                                                   Total Area (ha)
                 ELR Ref No.




                                                                                                                                                                                    Redevelopment
                                                                                                                                                                                                         Mixed Use
                                                                                                               B1       B2        B8     Residential      Other       No Change       Potential                       Housing     Other




                                                     Name
                                                                                                                                                                                                         Potential?
                                                                                                                                                                                  (Long/Short Term)
                                                                           Mixed B
IV/CL1-12                      Court Lane                             4.92 & SG

IV/DF 1-11                     Duttons Farm                           0.95 Mixed B
                                                                                                                                                                                                                                           Sui Generis
IV/FP 2A-2B                    Poveys Yard                            0.35 SG                                                                                                                                                              Use
                                                                                                                                                                                                                                           Sui Generis
IV/HH 1                        High Line Yachting Ltd                 0.59 SG                                                                                                                                                              Use

IV/HS 1-2,(4)                  High Street                            0.83 B2

IV/PW 1                        Pinewood, Shepperton Studios           36.5 Mixed                                                                                                                                                           ST

IV/RI-40                       The Ridgeway Farm Trading Estate   14.51 Mixed
                                                                                                                                                                                                                                           Sui Generis
IV/TL 1-2                      Aggregate Industries UK Ltd        10.06 SG                                                                                                                                                                 Use
Stoke Poges

SP/HH 1                        Pioneer - Hollybush Hill               4.15 B1c

SP/SC 1                        Stoke Court                            3.68 Mixed

SP/SG 1                        Stoke House, Stoke Green               2.36 B1
                                                                                                                                                                                                                                           Sui Generis
SP/SG 2                        Duffield House, Stoke Green            2.02 SG                                                                                                                                                              Use

SP/ SP 1-5                     Sefton Park                            5.63 B1
Taplow

TA/BR 1-20 (23)                Station Road/Bishop Gate               0.78 Mixed

TP/ML 1-2                      Marsh Lane                                            1 B8

TP/TM 1-6                      Taplow Mill Lane                       8.72 Mixed

TP/TR 1                        Riverside (1) Mast                     0.44 B1
Wexham

WE MG 1-3                      Marish Wharf                           1.12 Mixed
                                                                                                         South Buckinghamshire




            Site                                   Site Utilisation                                    Potential Assessment                                    Potential Policy Options Assessment




                                                                                                                  Appropriate for Alternative                                                     Alternative Use
                                                                                        Appropriate for B Class                                     Retain and Safeguard as Employment Site
                                                                                                                            Use?                                                                      Potential
                                                                                          Employment Use?
                                                                                                                                                                                                  (Depending on
                                                                                                                                                                                                 Forecasts/Supply)




                                                                      Predominant Use
                                                    Total Area (ha)
             ELR Ref No.




                                                                                                                                                              Redevelopment
                                                                                                                                                                                   Mixed Use
                                                                                         B1       B2        B8     Residential      Other       No Change       Potential                       Housing     Other




                                            Name
                                                                                                                                                                                   Potential?
                                                                                                                                                            (Long/Short Term)

WE/LC 1-8                  Lidstone Court              0.62 B1

WE/WS 1-4                  Wexham Springs              2.78 B1
                              Site              Site Utilisation                                         Potential Assessment                            Potential Policy Options Assessment




                                                                                              Appropriate for B Class
                                                                                                                         Appropriate for                                                  Alternative Use
                                                                                                Employment Use?                              Retain and Safeguard as Employment Site
                                                                                                                        Alternative Use?                                                      Potential
                                                                                                                                                                                          (Depending on
                                                                                                                                                                                         Forecasts/Supply)




                                                                            Predominant use
                                                 Total Area (ha)
     ELR Ref No




                                                                                                                                                               Redevelopment
                                                                                                           Other                             No     Intensi-      Potential  Mixed Use
                               Name                                                            Current              Residential    Other                                                Housing     Other
                                                                                                         employment                        Change   fication    (Long/Short  Potential?
                                                                                                                                                                   Term)
 Aylesbury
           Holly Tree Farm, Aylesbury
     6     HP17 9TX                                            1.16 B8                                                                                                                                       LT
Bourne End
           Boston Drive, Bourne End,
    144    SL8 5                                                   2.3 B1
           Glory Park, Watery Way,
    148    Bourne End, HP10                                    4.91 B1
           Wessex Road Industrial
           Estate, Hedsor Road, Bourne
   160A    End,                                                4.04 B1
           Meadow Bank, Furlong Road,
   160B    Bourne End, SL8 5                                        2 B1
           Millboard Road Bourne End,
   160C    SL8 5XD                                             3.48 B1
           solo mills / wooburn green
           industries, Thomas Road,
    164    Bourne End, HP10 0                                  8.86 B1, B2
 Wycombe

                  West Yard Industrial Estate
                  Slough Lane, High Wycombe,
      8           Bucks, HP14 4HN                                  1.6 B1

                  WG Binder Ltd, Cryers Hill
                  Road, Cryers Hill, High
     15           Wycombe, Bucks HP15 6LJ                      3.24 B1
                  Abbey Barn Road Estate,
                  Abbey Barn Road, High                                                                                                                                                                      Part of
     38           Wycombe, Bucks, HP11                         0.51 B1, B8                                                                                                                                   site
                  Highways depot, High
     41           Wycombe, HP11 1xx                            1.34 B8
                  Wycombe Industrial, West
                  End Court, Suffield Street
     54           High Wycombe, HP11 2JY                           0.6 B8

                  Montgomery Watson House,
                  201 Amersham Road, High
     55           Wycombe, HP13 5AJ                            1.06 B1
                          Site                Site Utilisation                                         Potential Assessment                            Potential Policy Options Assessment




                                                                                            Appropriate for B Class
                                                                                                                       Appropriate for                                                  Alternative Use
                                                                                              Employment Use?                              Retain and Safeguard as Employment Site
                                                                                                                      Alternative Use?                                                      Potential
                                                                                                                                                                                        (Depending on
                                                                                                                                                                                       Forecasts/Supply)




                                                                          Predominant use
                                               Total Area (ha)
 ELR Ref No




                                                                                                                                                             Redevelopment
                                                                                                         Other                             No     Intensi-      Potential  Mixed Use
                           Name                                                              Current              Residential    Other                                                Housing     Other
                                                                                                       employment                        Change   fication    (Long/Short  Potential?
                                                                                                                                                                 Term)
              Fairview Industrial Estate,
              Kings Road / Beech Road,
 71           High Wycombe, HP11 1                           1.13 B1, SG
              IFS/Rye Mill Coach Croft, IFS
              House 728 London Road
              High Wycombe Bucks HP11
 73           1HE                                                0.7 B1, SG
              Dashwood Avenue, High
              Wycombe, Buckinghamshire
 85           HP12 3xx                                       0.91 B2, SG
              CR Bates Industrial Estate,
              High Wycombe, Bucks, HP14
 97           3PD                                            0.94 B1, B8
              Heyfordian, A40 adjacent
              Copperfields, High Wycombe,
105           HP13 5                                         0.18 B2, SG
              Easton Street, High
120           Wycombe, Bucks HP11                            2.45 B1

              Victoria Road, Queen Victoria
              Road, High Wycombe Bucks
121           HP11 1BE                                       1.48 B1
              Johnson and Johnson,
              Westwood, High Wycombe,
136           Bucks HP12 4DP                                 5.67 B1
              Kingsmead Business Park,
              London Road, High
138           Wycombe, Bucks, HP11                           3.44 B1

              Peregrine Business Park,
              Gomm Road High Wycombe
139           Bucks, HP13 7DL                                1.99 B1
              Desborough Avenue North
              East, High Wycombe, Bucks,
142           HP11                                           3.63 B1, SG
              Compair S (Bellfield Rd),
              Bellfield Road, High
143A          Wycombe, Bucks, HP13                           0.94 B8
              Compair (Core), Turnpike
143B          Road, High Wycombe                                 8.3 B1
                             Site               Site Utilisation                                         Potential Assessment                            Potential Policy Options Assessment




                                                                                              Appropriate for B Class
                                                                                                                         Appropriate for                                                  Alternative Use
                                                                                                Employment Use?                              Retain and Safeguard as Employment Site
                                                                                                                        Alternative Use?                                                      Potential
                                                                                                                                                                                          (Depending on
                                                                                                                                                                                         Forecasts/Supply)




                                                                            Predominant use
                                                 Total Area (ha)
    ELR Ref No




                                                                                                                                                               Redevelopment
                                                                                                           Other                             No     Intensi-      Potential  Mixed Use
                              Name                                                             Current              Residential    Other                                                Housing     Other
                                                                                                         employment                        Change   fication    (Long/Short  Potential?
                                                                                                                                                                   Term)
                 Compair (Core), Turnpike
   143F          Road, High Wycombe                                   ?
                 LISLE rOAD, High Wycombe,
   143C          HP13 5                                        1.24 B2
                 dE lA rue, High Wycombe,
   143D          HP13 5HE                                      2.57 B1,B2, B8
                 Manor Court, Manor Court
                 Yard, Hughenden Avenue,
   143E          High Wycombe                                  0.85 B1
145A - 145L
                 Castle Estate, Cressex, HP12
   145A          3                                             2.78 B1, B8
                 Turnpike Road, Cressex,
   145B          HP12 3                                        2.82 B1
                 Blenheim Road, Cressex,
   145C          HP12 3                                         3.1 B1, MU
                 Coronation Road East,                              B1, SG,
   145D          Cressex, HP12 3                               4.72 MU
                 Fleming Way, Cressex, HP12                         B1, B8,
   145E          3                                             9.14 SG
                 Lincolns Inn Office Park,
   145F          Cressex, HP12 3                                   1.3 B1
                 Wellington Road North,
  145G           Cressex, HP12 3                               1.31 B1, B8                                                                                                                                   LT
                                                                                                                                                                                                             Eastern
                 Merlin Centre, Cressex, HP12                       B1, B8,                                                                                                                                  Fringe
   145H          3                                             6.53 SG                                                                                                                                       Only
                 Lincoln Park Business                              B2, B8,
   145J          Centre, Cressex, HP12 3                        1.1 SG
                 Cressex Enterprise Centre,
   145K          Cressex, HP12 3                               0.82 B1
                 Halifax Road, Cressex, HP12
   145L          3                                    17.08 B1, B8                                                                                                                                           LT

   146           Park Road, Cressex, HP12 3                    5.72 B1,B2

                 The Valley Centre, London
   149           Road, High Wycombe, HP13                      2.52 B1, B8
                 Grafton Street North -
                 Bartlets, High Wycombe,
   150           Bucks, HP12                                   2.93 B1, B8                                                                                                                                   LT
                              Site                Site Utilisation                                      Potential Assessment                            Potential Policy Options Assessment




                                                                                             Appropriate for B Class
                                                                                                                        Appropriate for                                                  Alternative Use
                                                                                               Employment Use?                              Retain and Safeguard as Employment Site
                                                                                                                       Alternative Use?                                                      Potential
                                                                                                                                                                                         (Depending on
                                                                                                                                                                                        Forecasts/Supply)




                                                                           Predominant use
                                                   Total Area (ha)
    ELR Ref No




                                                                                                                                                              Redevelopment
                                                                                                          Other                             No     Intensi-      Potential  Mixed Use
                               Name                                                           Current              Residential    Other                                                Housing     Other
                                                                                                        employment                        Change   fication    (Long/Short  Potential?
                                                                                                                                                                  Term)
                 Grafton Street South, High
   150A          Wycombe, Bucks, HP12

                 Sands Industrial Estate, HIGH                B1, B2,
    151          WYCOMBE Bucks HP12 4JD                 18.98 B8

   153C          3 Wycombe, High Wycombe,                        1.07 B1
                 Leigh Street, High Wycombe                           B1, SG,
    156          Bucks HP11 2                                    2.68 MU
                 VERCO, Gilletts Lane, High
   159B          Wycombe, HP12 4                                 6.02 B2, SG
                 VERCO, Gilletts Lane, High
   159C          Wycombe, HP12 4                                     ?

                 Gomm Road / Tannery Road,
    163          High Wycombe, HP13 7                            5.02 B1, SG
                 Marlborough Industrial Estate,
                 Victoria Street, High
    165          Wycombe                                         2.95 B1, SG
                 Desborough Road,
                 Buckingham House
                 (BH)/Jarvis (J), Desborough
                 Road, High Wycombe, HP11
    166          2                                               0.95 B1
                 Wye Industrial Estate, London
                 Road, High Wycombe, HP11
    168          1                                               1.29 B1
                 Railway station, Dune
                 Street/Station car park, High
    184          Wycombe, HP13                                   3.23 B1

    145I         Lincoln Road, Cressex, HP12            13.01 B1
Lane End
                 Finings Road, Finings Road,
                 Lane End, High Wycombe,
    65           HP14 3                                          0.58 B1, SG
                 Lane End Industrial Park,
    154          Lane End, HP14 3                                2.07 B8

                 Vivendi Water Filtering, High
    155          Street, Lane End, HP14 3                        1.43 B1, B8
                               Site                Site Utilisation                                         Potential Assessment                                Potential Policy Options Assessment




                                                                                                 Appropriate for B Class
                                                                                                                                Appropriate for                                                    Alternative Use
                                                                                                   Employment Use?                                  Retain and Safeguard as Employment Site
                                                                                                                               Alternative Use?                                                        Potential
                                                                                                                                                                                                   (Depending on
                                                                                                                                                                                                  Forecasts/Supply)




                                                                               Predominant use
                                                    Total Area (ha)
      ELR Ref No




                                                                                                                                                                      Redevelopment
                                                                                                              Other                                 No     Intensi-      Potential  Mixed Use
                                Name                                                              Current              Residential        Other                                                Housing       Other
                                                                                                            employment                            Change   fication    (Long/Short  Potential?
                                                                                                                                                                          Term)
Loudwater
              Treadway Hill Tech Centre,
              Off Treadway Hill, Loudwater,
    66A       HP10 7TH                                            1.04
              Knaves Beech Way, High
              Wycombe, Loudwater, HP10
    153A      9QY                                                 7.66 B1
              Knaves Beech Way, High
              Wycombe, Loudwater, HP10
    153B      9QY                                                 5.95 B1, B2
              Biffa, Kingsmill, London Road,
     157      Loudwater, HP10 9                                   1.39 B1
              Station Road, Loudwater,                                 B1, SG,
     162      HP10 9                                              1.22 MU
Marlow/Little Marlow/Marlow Bottom
              Wycombe Air Park, Marlow,
      9       Buckinghamshire, SL7 3DP                            7.48 B1, SG

                   Harleyford Marina, Harleyford                       B1, A1,
     10            Estate SL7 2xx, Marlow                         3.58 SG
                   Opposite Church Road,
                   Marlow Road, Little Marlow,
     20            Marlow, Bucks SL7                              1.33 B8                                                                                  ü
                   Thames Water Bourne End
                   Control Centre, Wenever
                   Road, Well End, Little
     40            Marlow, SL85                                   1.69 B1                                                  ü                                                        ü         ü
                   Marlow Bottom, Marlow
     110           Bottom, Bucks, SL7 3                           0.67 B1, MU
                   Globe Park, Marlow, Bucks,
     137           SL7 1LY                                        9.65 B1, MU
                   Marlow International, off
     140           Parkway, Marlow, SL7 1                 3.25 B1
                   Thames Estate, Parkway,                     B1, SG,
     147           Marlow, SL7                           11.05 MU

          Sewage Works Fieldhouse
   188    Lane Marlow Bucks, SL7 1LU                                   2 SG
Medmenham
          Ferry Lane Medmenham
    12    Marlow Bucks SL7 2EZ                                        8.7 B1
                              Site              Site Utilisation                                       Potential Assessment                            Potential Policy Options Assessment




                                                                                            Appropriate for B Class
                                                                                                                       Appropriate for                                                  Alternative Use
                                                                                              Employment Use?                              Retain and Safeguard as Employment Site
                                                                                                                      Alternative Use?                                                      Potential
                                                                                                                                                                                        (Depending on
                                                                                                                                                                                       Forecasts/Supply)




                                                                          Predominant use
                                                 Total Area (ha)
     ELR Ref No




                                                                                                                                                             Redevelopment
                                                                                                         Other                             No     Intensi-      Potential  Mixed Use
                               Name                                                          Current              Residential    Other                                                Housing     Other
                                                                                                       employment                        Change   fication    (Long/Short  Potential?
                                                                                                                                                                 Term)
                  Westfield Farm Henley Road,
                  Medmenham, MARLOW
     13           Bucks SL7 2xx                                2.98 B8
                  Former WRC Site - SAS
                  Institute UK Headquarters,
    19            Medmenham, Bucks                    53.02 B1
Naphill
                  Chiltens Group, Stocking
      5           Lane, Naphill, HP14                          2.07 B1
Piddington

             North's Estate, Piddington,
             High Wycombe,
     16      Buckinghamshire HP14 3BD                              1.2 B1, B8
Princes Risborough
             Adjacent to Courtmoor Close,
             Courtmoor close, Monks
             Risborough, Princes
             Risborough, Bucks, HP27
     93      9NB                                               0.73 B1
             L.E.O / Chevler, Princes
     158     Risborough, HP27 9                                6.14 B1
             Station Road, Picts Lane,
     161     Princes Risborough, HP27                          5.72 B1
             Princes Estate, Princes
     182     Risborough, HP27 9                       10.41 B8
Saunderton
             Molins, Haw Lane
             Saunderton High Wycombe
      1      Bucks, HP14 4JE                          10.24 B2
             Janssen Cilag, Saunderton,
             High Wycombe,
      2      Bucks HP14 4HJ                                    4.42 B1
Stokenchurch

                  Sawmill 20-22, Mill Rd
                  Stokenchurch High Wycombe
     18           Buckinghamshire HP14 3TT                     1.41 B8
                  Wycombe Road, Site 1,
                  Wycombe Road,                                     B1, B2,
     95           Stokenchurch, HP14 3                         0.57 SG
                             Site              Site Utilisation                                      Potential Assessment                            Potential Policy Options Assessment




                                                                                          Appropriate for B Class
                                                                                                                     Appropriate for                                                  Alternative Use
                                                                                            Employment Use?                              Retain and Safeguard as Employment Site
                                                                                                                    Alternative Use?                                                      Potential
                                                                                                                                                                                      (Depending on
                                                                                                                                                                                     Forecasts/Supply)




                                                                        Predominant use
                                                Total Area (ha)
     ELR Ref No




                                                                                                                                                           Redevelopment
                                                                                                       Other                             No     Intensi-      Potential  Mixed Use
                              Name                                                         Current              Residential    Other                                                Housing     Other
                                                                                                     employment                        Change   fication    (Long/Short  Potential?
                                                                                                                                                               Term)
           Oxted Road, Oxterd Road,
    98A    Stokenchurch, HP14 3                               1.15 B1
           Ibstone Road, Stokenchurch,
   141     HP14 3                                             2.45 B1
           Ibstone Road, Stokenchurch,
   183     HP14 3                                             2.54 B2
Wooburn Green

                  Spade Oak Construction Co.
                  Ltd Town Lane Wooburn
                  Green High Wycombe Bucks
     23           HP10 0PD                                    0.53 B1
                  Various employment sites                         B1, SG,
     24           adjacent to Wooburn Green                   0.84 MU
                  Holtspur Lane, Wooburn,                          B1, B8,
    152           HP10 0                                      2.32 MU
                  Mercury Park, Wycombe
                  Lane. Wooburn Green.
    167           Bucks. HP10 0HH                             3.24 B1

				
DOCUMENT INFO
Shared By:
Categories:
Tags:
Stats:
views:43
posted:11/13/2011
language:English
pages:261