Tri Sail Development, Water Circle, Elsenham Meadows, Planning Statement

Transcription

1 Tri Sail Development, Water Circle, Elsenham Meadows, Planning Statement July 2011

2 Tri Sail Development, Water Circle, Elsenham Meadows Planning Statement July 2011 Halcrow Group Limited Halcrow Group Limited Elms House 43 Brook Green London W6 7EF Tel +44 (0) Fax +44 (0) Halcrow Group Limited has prepared this report for their sole and specific use. Any other persons who use any information contained herein do so at their own risk. Halcrow Group Limited 2011

3 TABLE OF CONTENTS 1 Executive Summary Planning Summary Policy Implications Employment Implications Wider Socio-Economic Benefits Transport Planning Benefits 2 2 Planning Statement Introduction The Site and Surroundings The Proposals Rationale for the Proposals Planning History Statutory Consultation Responses to 2010 Planning Application 7 3 Planning Policy Context National Policies Regional Policies Local Policies 14 4 Market Demand and Employment Analysis Appraisal of Employment Land Issues Market Demand Economic Impact Economic Growth in Proximity to the Airport 22 5 Conclusions Summary 24 Appendix 1 Planning for Growth

4 1 Executive Summary 1.1 Planning Summary This Planning Statement has been produced by Halcrow on behalf of Cheergrey Properties, in support of a revised planning application for the Tri Sail development at Elsenham Meadows, in Uttlesford District. The report demonstrates that Tri Sail would deliver significant planning benefits for the District, in accordance with both adopted and emerging planning policy. Tri Sail will comprise modern, high-quality business space of exceptional design quality, which will be an attractive and successful place in which to work and do business The proposals would maintain the high design quality which has been established on Elsenham Meadows and have been designed to carefully integrate with both the existing and emerging development context of the site as a whole. The proposed redevelopment of the site would help create a new economic centre within the District and play a key role in delivering a range of economic, social and environmental objectives for the site and the wider area. The revised planning application has addressed all the points raised on the earlier proposals. The Environmental Statement and other supporting documents have been updated. The buildings have been reduced in height, pulled in to the centre of the site and landscaping and reduced ground levels have been used to help blend the new development into the surroundings. These changes have resulted in a much improved scheme, with a reduced environmental impact. Cheergrey Properties has made representations on the Uttlesford Core Strategy, beginning in 2007 and most recently in April of 2010, identifying the potential to allocate further land at this location. We understand a further consultation exercise on the next version of the Core Strategy will take place in late Cheergrey Properties cannot wait any longer for the resolution of the LDF process and has decided to press ahead with this planning application now. This project is ready for implementation and Cheergrey Properties has a successful track record of delivering high quality development at Elsenham Meadows so there is no reason for further delay. 1.2 Policy Implications Tri Sail would support several key policies and strategies at local, regional and national level. The new development will create employment opportunities and contribute to the economic growth of the London-Stansted-Cambridge Growth Area. It supports and is consistent with the policy objectives to stimulate entrepreneurship and innovation, increase economic activity and productivity and deliver high quality, sustainable development. Technically a small part of the building footprint and access road is within the CPZ and does not accord with the current CPZ designation. The three proposed buildings would be located in the southern part of the site, which lies almost wholly outside the Countryside Protection Zone. Tri Sail West and Central are entirely within the designated employment zone and only a small proportion of Tri Sail East extends into the CPZ. Moreover, the design of the scheme incorporates reduced ground levels and earth mounding and landscaping to ensure that the policy objectives which seek to retain the openness and character of the area will not be significantly affected. The scheme will deliver the development of a current brownfield site and the high quality design of the buildings, the high employment densities they would offer and the relatively small building footprints will minimise the impacts on the local rural character. 1

5 1.3 Employment Implications Tri Sail development is expected to create some 34 FTE jobs during the construction phase and some 430 gross FTE jobs during its operational phase. These are expected to be mostly high-value jobs in the financial and business services sector and the professional services sector. Allowing for deadweight, leakage, displacement and multiplier effects, the development is expected to create 133 net additional jobs at a local level and 218 net additional jobs at a regional level. It is therefore expected to have a major beneficial effect in terms of employment opportunities. Furthermore, Tri Sail development is expected to produce some 4.3 million of GVA for the local economy and 7.1 million of GVA for the regional economy. The proposed high-quality office accommodation will help further diversify Uttlesford s business base, will attract inward investment and will help reduce the levels of local residents outcommuting. It will also contribute to the sustainable balance between housing and employment growth which is particularly important as Uttlesford has experienced above average population growth in recent years while the number of jobs has decreased. Uttlesford residents have high levels of skills and qualifications which will enable them to take advantage of the high-value jobs that will be available at Tri Sail development. The provision of high-quality office space will contribute to the District s requirement for 25 ha of additional employment land and would increase Uttlesford s competitiveness as a quality business location. 1.4 Wider Socio-Economic Benefits Tri Sail is highly accessible to London Stansted Airport and ithe M11/A120 corridor and s likely to attract further investment and improve the image and perception of the area as a high-quality employment location. The proximity to London Stansted Airport is a major benefit of this location, since Stansted is a core public transport hub with excellent connections by road, rail, air and bus services. Tri Sail is likely to be particularly attractive to larger, highvalue businesses, serving a regional or national market, that want to expand their operations or move away from central London and international businesses, attracted by the proximity to Stansted airport. In addition, the Estate has space to grow in the future to provide further high quality, modern accommodation, and the available land is in the ownership of an established developer with a proven track record of delivery. All these factors are likely to prove highly attractive to the market and will ensure a successful development. 1.5 Transport The scheme incorporates an extensive new highway network which will improve road safety and ensure there is sufficient capacity to accommodate traffic generated by the development, whilst maintaining access for residents of Green Street. The northern end of Green Street will be stopped up as a public highway, although restricted vehicular access will be provided for residents of Green Street and for emergency vehicles, if required. A new public footpath will be dedicated over this length of Green Street. A new public highway will be constructed from the southern end of Green Street across Elsenham Estate to connect with a new roundabout junction on Hall Road. The existing shuttle bus service will be extended. Generous areas of secure cycle parking would also be provided and there is a network of footpaths and cycleways across the site. The transport proposals and proximity to public transport facilities at London Stansted airport will minimise the need to travel by car and promote sustainable transport. 1.6 Planning Benefits Overall, the planning benefits of the proposed development include: A new business hub which will be a focus for higher value jobs and businesses and a catalyst for further growth and inward investment 2

6 Provision of high quality business space in an a location with excellent accessibility to London Stansted Airport, which is a core public transport hub with excellent connections by road, rail, air and bus services Delivery of economic growth within the nationally important London-Stansted- Cambridge-Peterborough growth area and the regionally significant M11/A120 Corridor Provision of a range of new employment opportunities in a number of different sectors Effective use of sustainable design and renewable technologies to produce exemplar buildings Effective use of previously-developed brownfield land Extensive and creative use of landscaping, including earth mounding, reduced ground levels and tree planting, to blend the buildings into the landscape and to enhance the visual appearance of the site, including demolition of the building that it currently accommodates Provision of an element of ancillary retail use, in order to provide a local amenity and to extend the range of mixed uses on the site A carefully considered relationship with the existing businesses on the Estate and with neighbouring properties Full recognition of the opportunities and the constraints and the local development context which affects the site 3

7 2 Planning Statement 2.1 Introduction This Planning Statement has been produced by Halcrow on behalf of Cheergrey Properties, in support of a revised planning application for the Tri Sail development at Elsenham Meadows, in Uttlesford District. Two previous applications have been submitted in 2008 and The application has been amended to address all the points raised on the earlier proposals, in consultation with Uttlesford District Council. The Environmental Statement and other supporting documents have been updated with addendums. The buildings and surrounding bunds have been reduced in height in response to objections raised to these aspects of the previous application. The proposed development will provide much needed employment space and will stimulate economic growth throughout the District and surrounding region. The type and location of the office space proposed is likely to prove particularly attractive to firms looking to relocate out of London, and we consider it is exactly the type of development needed in the District now. Cheergrey Properties has made representations on the Uttlesford Core Strategy, beginning in 2007 and most recently in April of 2010, and this scheme has evolved in consultation with District Council officers. We understand the programme for adoption of the Core Strategy has been put back by some 6-8 months. Cheergrey Properties cannot wait any longer for the resolution of the LDF process and has decided to press ahead with this planning application now. This project is ready for delivery. The Tri Sail development will comprise modern, high-quality business space of exceptional design quality, which will be an attractive and successful place in which to work and do business. The planning application proposes a high quality and sustainable form of development that has been designed to enhance the unique characteristics of the site and the surrounding area. The project will provide a much needed stimulus to the local economy and will enhance the reputation of the District as a business location. 2.2 The Site and Surroundings The site is located within the M11 corridor, near the A120 and immediately to the north of London Stansted Airport, which is a core public transport hub with excellent connections by road, rail, air and bus services. The development of Elsenham Meadows has evolved with the support of Uttlesford District Council into the third biggest employer after the airport. The site contains a series of uniquely designed, high quality buildings which are mainly headquarters for major blue chip companies, as follows: The Water Circle building is located to the south, comprising a bottling plant and offices for Elsenham Water Ltd, the Water Café, HFX and Cheergrey Properties ABF/Elsenham Quality Foods Ltd is located on the plot to the south-west of the application site, to the south of an existing area of surface car parking The Hytek building is located to the west of the site, on the opposite side of Green Street The recently extended building accommodated by Molton Brown Ltd is located to the west of the Hytek building The application site currently accommodates an existing office building which would be demolished as a consequence of the proposed development, together with car parking and an undeveloped area of land. 4

8 2.3 The Proposals In recent years Elsenham Meadows has evolved with a series of unique, high quality designs and the current proposals would maintain these high standards. The proposed buildings would accommodate some 6,967.5 sq.m. of B1 office floorspace and 1,393.5 sq.m. floorspace of ancillary mixed retail, restaurant and health/spa facilities (8,361 sq.m. total). The buildings would vary in height from five stories to seven stories. Tri Sail development would be an iconic and visually outstanding development, comprising three inter-connected buildings, linked by walkways, with an oval footprint. The elevations of the buildings are characterised by tilted and curved elevational forms and extensive use of glazed finishes. The buildings have been designed to increase density vertically, rather than horizontally, thereby making efficient use of the land. The development is proposed to be set within an area of lowered ground, which would help to blend the buildings into the wider landscape. The buildings are 7, 6 and 5 storeys respectively with associated parking to the north of the site in a 3 storey structure with landscaped roof. The car park forms the northern edge of a 6.5m deep reduced base level from which the buildings have been constructed. This lower-level piazza reduces the perceived scale of the buildings and provides private, sheltered amenity space for the offices. The buildings would be surrounded with banked, grassed areas concealing the adjacent underground car park which have been designed as unique gardens at the edge of the Estate. Extensive areas of high quality landscaping would be provided throughout the site. The landscape proposals include extensive areas of soft landscaping, wild flower meadows, grass banks and new tree planting, with tracks and paths throughout. The existing Estate has been developed in a sustainable manner, with hedges, ditches and ponds. In addition the Estate has a natural effluent plant, sustainable drainage and offers opportunities for walking and jogging. The new development of Tri Sail development will develop this further and is being planned to meet BREEAM excellent standards with on-site renewable energy in the form of sun-chasers, a range of sensors and timing controls to reduce energy demands, and natural cooling and ventilation facilities. The detailed design of the buildings also incorporates high levels of insulation and use of high performance glazing. Water demand will be managed through the use of rainwater harvesting and grey water systems, and drainage will incorporate SUDS. More detailed information regarding design and sustainable construction measures is detailed in the accompanying Design and Access Statement and elsewhere within the Environmental Statement. 350 on site car parking spaces would be provided in a green-roofed underground car park, located to the north of the proposed buildings (note this has been reduced considerably from both the original and the 2010 applications). The dimension of the parking bays has been set at 5.5 metres by 2.9 metres in order to achieve the improved adopted standard from Uttlesford District Council/Essex County Council. It was considered more important to be fully policy compliant than to reduce the overall dimensions of the car park, which is underground. The northern end of Green Street will be stopped up as a public highway, although restricted vehicular access will be provided for residents of Green Street and for emergency vehicles, if required. A new public footpath will be dedicated over this length of Green Street. A new public highway will be constructed from the southern end of Green Street across Elsenham Estate to connect with a new roundabout junction on Hall Road. This will improve road safety and will ensure sufficient capacity to accommodate traffic generated by the development. The existing parking spaces in the Elsenham Estate will be re-designed to provide a safer, better solution in dedicated off-street areas. Generous areas of secure cycle parking would also be provided and there is a network of footpaths and cycleways across the site. Further information is detailed in the accompanying Transport Assessment and the Design and Access Statement. 5

9 2.4 Rationale for the Proposals The development is designed to provide an attractive location for high value jobs in businesses which require a location with good strategic accessibility and as such the location close to London Stansted Airport is ideal because this is a core public transport hub with excellent connections by road, rail, air and bus services. The standard of development will set a new benchmark for the District, will diversify the local employment base and act as a catalyst to attract further growth and investment. The land is in the single ownership of an established developer with a proven record of delivery. If permission is granted it will be quickly implemented and further high - quality jobs will be created in the District. This development would make an important contribution to the quality and choice of employment sites available within Uttlesford. In the larger regional setting Elsenham Meadows is seen as an economic centre that will compliment the science and research activities provided at Chesterford Research Park and at the Wellcome Trust Genome Campus at Hinxton Hall. The location and type of development proposed are likely to prove highly attractive to the market. It is particularly important in the current economic climate that employment development is responsive to market requirements, or it will not prove successful. Numerous studies have demonstrated the attraction of the Airport and M11/A120 Corridor from a market perspective. Tri Sail development would help meet this market demand. In recent years various safeguarded employment sites have been released for alternative uses, particularly housing, and further changes of use of employment sites are proposed in the Core Strategy. There have also been delays in developing allocated sites and implementing planning permissions for employment development elsewhere. The Tri Sail development proposal would help to compensate for the lack of development of other safeguarded sites elsewhere and make an important contribution to meeting employment needs. The application site is adjacent to existing businesses at Elsenham Meadows and a safeguarded employment site and is the next logical phase in the development of the overall Estate. The design and layout of the proposals has been carefully designed to respect and enhance the character of the surrounding development and neighbouring uses. The Tri Sail development will provide high quality, modern office accommodation and feature many elements which have been identified as being attractive to companies searching for new premises, including lower costs, availability of parking, freehold ownership and high quality premises 1. Many other employment sites within the District are either poorly located, in historic settlements or in unsuitable buildings which do not meet modern requirements. The proposals offer an opportunity to create a cluster of business and employment activities which will set a new benchmark for the District. The Appraisal of Employment Land Report classified all existing employment sites in the District and includes Elsenham Meadows in the top category of red sites sites with vibrant and robust existing businesses, with predominantly good quality, modern buildings and good connections to the transport network. The report also identifies features of importance for companies searching for new premises, including lower costs, availability of parking, freehold ownership and condition of premises. The Tri Sail development can satisfy all these criteria and therefore is likely to prove an attractive site for companies searching for new premises in Uttlesford. 1 See for example the Appraisal of Employment Land Issues,

10 Uttlesford has a high dwelling requirement and the Core Strategy is proposing to provide for substantial further development by 2026 (10,150 dwellings in the Core Strategy Preferred Options Report of February 2010, although we understand this figure may currently be being reviewed). The Tri Sail development proposals are well located in relation to the strategic road network and the public transport facilities at Stansted Airport and can make a major contribution to meeting the employment needs of existing and future residents of Uttlesford District. The scale and quality of jobs to be created will also help to ensure that housing growth and jobs growth within the District are maintained in equilibrium. 2.5 Planning History Elsenham Meadows has an established history of employment activities which extends back at least as far as the 1960s. Planning permission was granted on 9th January 1969 for the extension of the jam factory (ref SWR/0255/68). Planning applications securing ongoing enhancement of the Elsenham Estate over time have included the provision of a new entrance road and access infrastructure (approved on 16th October 1985, ref UTT/0988/85). Most recently, a series of major planning approvals have enhanced and expanded commercial operations on the Estate. On 23rd December 2002, planning permission was granted for the Water Circle development, comprising the erection of a building to house a water bottling plant, offices and the creation of new access and parking provision (ref UTT/1184/02/FUL). On 24th May 2006, planning permission was granted for the erection of the second storey office extension to the Molton Brown building (ref UTT/0546/06/FUL). Two previous applications for three buildings comprised of 11 storeys, nine storeys and seven storeys were refused in 2009 and, following revisions, in April Following refusal of these applications the building heights have been reduced to 7 storeys, 6 storeys and 5 storeys in order to secure planning permission from Uttlesford District Council. The planning history demonstrates a long record of successful, high quality commercial development of the Estate. The land is in the single ownership of an established developer with a proven record of delivery. This creates confidence that if planning permission is granted for the Tri Sail development proposals the land will be brought forward for development in the short term, and further high quality jobs will be created in the District. 2.6 Statutory Consultation Responses to 2010 Planning Application There were no objections to the 2010 planning application from any statutory consultee, although there were local objections from the Parish Councils. The following statutory consultees raised no objection to the application: Essex County Council Highways Authority The Highways Agency Natural England (although further ecological surveys were recommended, which have now been undertaken) East of England Development Agency Environment Agency Stansted Airport Limited BAA Airports Thames Water 7

11 3 Planning Policy 3.1 Context A range of national, regional and local planning policies and guidance have shaped the development proposals. This overall policy context includes support for economic growth, the promotion of sustainability and the efficient use of land. 3.2 National Policies PPS1 PPS1 provides an overview and general statement of the Government s objectives for the planning system and the delivery of wider social, environmental and economic objectives. It reaffirms the role of the planning system in promoting a strong, stable and productive economy that aims to bring jobs and prosperity for all and states that good design and community involvement are key elements in the achievement of sustainable developments. It also emphasises the contribution of the planning system to the creation of sustainable patterns of development and states that sustainable development is the core principle underpinning planning. Local authorities are encouraged to promote the more efficient use of land through higher density, mixed use development and the use of suitably located previously developed land and buildings. Tri Sail development accords with the objectives of PPS1. The development would make efficient use of a sustainable brownfield site and would encourage job creation and prosperity. It would also secure high quality design and enhance the quality of the environment through its respect for the overall character and existing uses in the surrounding area. Further detailed confirmation of the extent to which the proposals accord with design quality objectives as set out in PPS1 are contained within the Design and Access Statement. The Supplement to PPS1 sets out how the planning system should take into account the consequences of climate change and contribute to reducing emissions. It sets out key planning objectives, including securing resource and energy efficiency, employing renewable and low carbon technologies and conserving and enhancing biodiversity. It states that proposals that will contribute to the delivery of these objectives should expect expeditious and sympathetic handling of the planning application. The proposed development fully takes account of the climate change agenda and incorporates renewable technologies and enhanced environmental performance. PPG13 PPG13 underlines the key role that planning can play in integrating planning and transport by reducing the need to travel. It seeks to shape the pattern of development and to influence the location, scale, density and mix of land uses to encourage sustainable transport choices. The proposals are fully in accordance with PPG13. The site has excellent accessibility to London Stansted Airport, which is a core public transport hub with first class connections by road, rail, air and bus services. A new access is proposed with enhanced capacity which will improve highway safety and sustainable transport modes are encouraged by improved provision for pedestrians and cyclists, as well as a shuttle bus for public transport users. More detailed analysis of the transport implications is contained in the Transport Assessment. PPS4 PPS4 establishes a framework for improving employment and productivity in the UK. It is aimed at regional and local planning authorities in order to allow them to set out their plans for economic development. The document emphasises the importance of improving the economic performance of all English regions and aims to reduce the gap in economic growth 8

12 rates between regions and tackle deprivation. PPS4 particularly encourages planning authorities to provide for long term economic development by: identifying and planning for new or emerging sectors likely to locate in their area and be flexible enough to allow a quick response to changes in economic circumstances making the most efficient and effective use of land, prioritising previously developed land which is suitable for re-use and, subject to the specific policy requirements for town centres, reflect the different location requirements of businesses, such as the size of site required, site quality, access and proximity to markets, as well as the locally available workforce at the local level, identifying a range of sites, to facilitate a broad range of economic development, including mixed use adopting a positive and constructive approach towards planning applications for economic development. Planning applications that secure sustainable economic growth should be treated favourably. PPS4 states that local planning authorities should adopt a positive and constructive approach towards planning applications for economic development. Planning applications that secure sustainable economic growth should be treated favourably. Policy EC10 contains a number of criteria that all planning applications for economic development should be assessed against: whether the proposal has been planned over the lifetime of the development to limit carbon dioxide emissions, and minimise vulnerability and provide resilience to, climate change the accessibility of the proposal by a choice of means of transport whether the proposal secures a high quality and inclusive design which takes the opportunities available for improving the character and quality of the area and the way it functions the impact on economic and physical regeneration in the area including the impact on deprived areas and social inclusion objectives the impact on local employment In addition, Policy EC11 contains additional criteria which applications for economic development which are not in accordance with the development plan should be assessed against. In these circumstances local planning authorities should: weigh market and other economic information alongside environmental and social information take full account of any longer term benefits, as well as the costs, of development, such as job creation or improved productivity including any wider benefits to national, regional or local economies consider whether those proposals help to meet the wider objectives of the development plan The Tri Sail application is fully consistent with the objectives for economic development in PPS4. It will support new or emerging sectors within Uttlesford (finance and business) and will help respond to the current economic downturn by creating new jobs in the locality. It will also make efficient use of a brownfeld site and help reduce outcommuting by creating jobs suitable for the local, highly skilled workforce. The application is also fully consistent with Policy EC10; the development has been designed to limit carbon emissions and to achieve a BREEAM excellent rating, the location is highly accessible to the core public transport hub at Stansted airport, and the design is high quality and iconic and the landscaping and siting of the development will ensure there are no adverse impacts on the wider landscape. The new jobs to be created will provide significant 9

13 economic benefits to the District and the project will regenerate a former brownfield site. All the criteria of Policy EC10 are fully met and complied with. In terms of Policy EC11 the application is fully consistent with the stated criteria; there are no negative environmental or social implications, the economic benefits are substantial and there is a clear market demand for the type of development proposed. The job creation will bring long term benefits and further investment to the District and the project will help to deliver the wider objectives of the development plan to provide enough land and premises of the right type and to provide opportunities for catalytic employment growth based on accessibility to the airport. Tri Sail is therefore fully consistent with and supportive of PPS4 objectives for employment land provision and the detailed criteria of Policies EC10 and EC11 relating to applications for employment development. Policy EC14.3 and EC15 require that a sequential assessment is required for planning applications for main town centres uses that are not in an existing centre and are not in accordance with an up to date development plan. This requirement applies to extensions to retail or leisure uses only where the gross floor space of the proposed extension exceeds 200 square metres. The separate Retail Impact Assessment Report contains this sequential assessment, which demonstrates that that there are no alternative sites which are suitable, available or viable to accommodate the proposed development. Policy EC16 applies to applications for retail development that are not in a centre and not in accordance with an up to date development plan. Such applications should be assessed for: the impact of the proposal on existing, committed and planned public and private investment in the catchment area of the proposal the impact of the proposal on town centre vitality and viability the impact of the proposal on in-centre trade/turnover and on trade in the wider area, taking account of current and future consumer expenditure capacity in the catchment area These matters are fully assessed in the Retail Impact Assessment. This demonstrates that there is more than sufficient forecast retail expenditure growth capacity to ensure there is no impact on the viability and vitality of retail centres within the catchment area within which Tri Sail is located. The proposed development is expected to contribute towards accommodating future needs, rather than impacting negatively on the current or planned retail provision and it is therefore consistent with policy EC16. Policy EC6 of PPS4 is primarily a plan making policy, but we nevertheless consider Tri Sail is consistent with this policy also. Policy EC6 provides that: In rural areas, local planning authorities should: Strictly control economic development in open countryside away from existing settlements, or outside areas allocated for development in development plans Identify local service centres (which might be a country town, a single large village or a group of villages) and locate most new development in or on the edge of existing settlements where employment, housing (including affordable housing), services and other facilities can be provided close together The first point clearly recognises that development plans may allocate sites for employment uses away from existing settlements. Much of Tri Sail is allocated as an Employment Zone and Cheergrey has made representations on the Core Strategy to designate a wider area. However, the Core Strategy process is very protracted and Cheergrey has decided to press ahead with the planning application ahead of the Core Strategy. The location and principle of the development here is consistent with EC6. 10

14 The second point is a general presumption in favour of development to be located in or on the edge of settlements, but it does permit exceptions. The key factor here is that Uttlesford is a very rural district and the settlements may not we well located or have the capacity to accommodate employment development. In these circumstances it is appropriate to consider other location factors and here the advantages of proximity to the airport should be accorded considerable weight. Through the wide range of public transport connections Stansted provides Tri Sail will effectively have excellent links to local centres of population. Moreover, Tri Sail does include an element of mixed uses to cater for the employee population of the Elsenham Meadows. We consider these are exceptional circumstances of the sort which are not ruled out by EC6. In summary therefore we maintain that, although Policy EC6 is primarily a plan making policy, we can find no conflict with the Tri Sail proposals. PPS7 PPS7 states that Planning authorities should support a wide range of economic activity in rural areas. Local Development Documents should identify suitable sites for future economic development, particularly in those areas where there is a need for employment creation and economic regeneration and set out their criteria for permitting economic development in different locations to facilitate healthy and diverse economic activities. The Tri Sail development is consistent with the policy objectives in PPS 7. Elsenham Meadows is an established mixed use business cluster and contains a safequarded employment site. The new development would create employment opportunities for local residents in nearby settlements and across a wide rural area. It would help to further diversify Uttlesford s business base, by attracting inward investment, particularly from high quality businesses attracted by the proximity to London Stansted airport, which is a core public transport hub. Cheergrey Properties are promoting the allocation of Elsenham Meadows as an employment site in the Core Strategy, in accordance with PPS7. Presumption in Favour of Sustainable Development The Government has published draft wording of the presumption in favour of sustainable development to give an early indication of the Government's intentions for the new National Planning Policy Framework, which will be published in July. The presumption is as follows: There is a presumption in favour of sustainable development at the heart of the planning system, which should be central to the approach taken to both plan-making and decisiontaking. Local planning authorities should plan positively for new development, and approve all individual proposals wherever possible. Local planning authorities should: Prepare local plans on the basis that objectively assessed development needs should be met, and with sufficient flexibility to respond to rapid shifts in demand or other economic changes Approve development proposals that accord with statutory plans without delay and Grant permission where the plan is absent, silent, indeterminate or where relevant policies are out of date All of these policies should apply unless the adverse impacts of allowing development would significantly and demonstrably outweigh the benefits, when assessed against the policy objectives in the National Planning Policy Framework taken as a whole. This Statement fulfils the commitment given in the Plan for Growth, published on 23 March 2011 (Appendix 1). This states that the Government's clear expectation is that the answer 11

15 to development and growth should wherever possible be 'yes', except where this would compromise the key sustainable development principles set out in national planning policy. 3.3 Regional Policies Regional Spatial Strategy The East of England Plan (2008) is the Regional Spatial Strategy (RSS). The RSS proposes five objectives: 1. To reduce the region s impact on, and exposure to, the effects of climate change 2. To address housing shortages in the region 3. To realise the economic potential of the region and its people 4. To improve the quality of life for the people of the region 5. To improve and conserve the region s environment All these objectives, with the exception of objective 2, are directly relevant to this application and would be supported by it. In terms of employment growth, Policy E1 aims at an increase of employment of 452,000 jobs between 2001 and 2021, 56,000 of which are envisaged for the areas categorised under the rest of Essex, including Braintree, Brentwood, Chelmsford, Epping Forest, Harlow, Maldon and Uttlesford. The Strategy states that the employment targets are broadly aligned with the Region s housing target of 508,000 additional dwellings for the East of England as a whole and 8,000 dwellings for Uttlesford. The three largest Growth Areas in the Region include the London-Stansted-Cambridge-Peterborough Growth Area. POLICY E2: Provision of Land for Employment Policy E2 states that Local Development Documents should ensure that an adequate range of sites/premises is allocated to accommodate the full range of sectoral requirements to achieve the indicative job growth targets of Policy E1 and the needs of the local economy revealed by up-to-date employment land reviews. Sites of sufficient range, quantity and quality to cater for relevant employment sectors should be provided at locations which: minimise commuting and promote more sustainable communities by achieving a closer relationship between jobs and homes; meet the needs of the region s sectors and clusters identified in Policy E3, the Regional Economic Strategy or through Local Development Documents; provide appropriately for identified needs for skills-training and education; maximise use of public transport; minimise loss of, or damage to, environmental and social capital. This will often mean giving preference to the re-use of previously developed land and the intensification of development within existing sites avoid any adverse impact on sites of European or international importance for wildlife. RSS Policy E4 provides that Local Development Documents should support the sustainable and dynamic growth of inter-regional and intraregional sectors and business clusters. The text supporting this policy makes it clear that such clusters include transport gateways and finance and business services, both of which should be as essential components of a successful regional economy. With reference to the Stansted Airport, Policy E7 specifies that land within the boundaries of the Airport should be safeguarded for employment that is directly related to the Airport s operation. Employment development not directly related to the Airport s operation should be located at Harlow and other nearby towns, identified through Development Plan Documents in accordance with the RSS spatial strategy. 12

16 Most of the policies in the RSS relate primarily to policies and approaches within Local Development Documents, rather than to specific planning applications but the overall objectives and priorities are clearly relevant. The planning application would support 4 of the 5 overriding objectives for the RSS, as has been stated, by creating jobs, thereby improving the quality of life of local residents and helping to realise the economic potential of the region. The approach to sustainable design and construction and the careful siting and overall design of the development will support climate change and environmental objectives. The location of the site within one of the region s Growth Areas, with excellent accessibility by road and public transport, will help to create jobs alongside the homes and thereby support sustainable communities and RSS Policy E1. In terms of Policy E2 the application will help meet local job growth targets and local economic needs and will add to the range, quantity and quality of employment sites and the needs of relevant employment sectors. The site has excellent accessibility by public transport, is located within a Growth Area and will therefore contribute to sustainable communities, makes productive use of a brownfield site and minimises any impacts on the environment. As such it meets all the relevant criteria from Policy E2. The application is fully compliant with Policy E3 because it will provide strong support to the identified business clusters; namely the transport gateway at London Stansted Airport and financial/business services. In terms of Policy E7 the application will provide employment which is not directly related to the Airport s operation, but for which proximity to the airport is a major locational requirement. Policy E7 suggests this type of development should be located at Harlow or at other locations identified in Development Plan Documents. In terms of Harlow as an alternative location, our analysis suggests this is not likely to provide attractive to the type of firms likely to locate at Tri Sail. These will be predominantly high value, highly skilled jobs and employers for whom proximity to the airport is a major business requirement. If these firms cannot locate at Tri Sail they are very unlikely to consider Harlow as a realistic alternative, because it is too far from the airport and has a very different skill base and economic profile. A small part of the application site is not currently identified as an Employment site but Cheergrey has submitted representations to the Core Strategy consultation suggesting the wider area should be designated for employment uses. Overall the application is considered consistent with Policy E7, and is not considered likely to conflict with objectives to regenerate Harlow. It is important to note that there is currently considerable uncertainty surrounding the status of Regional Spatial Strategies. On the 6 July 2010 The Chief Planning Officer wrote to all Local Planning Authorities in England advising that the Secretary of State had announced the revocation of Regional Strategies with immediate effect. This was then subject to a legal challenge by Cala Homes. Subsequently, the Secretary of State wrote to Local Planning Authorities and to the Planning Inspectorate on 27 May 2010 informing them of the Government s intention to abolish Regional Strategies in the Localism Bill and that he expected them to have regard to this as a material consideration in planning decisions. This too was subject to a legal challenge. The Court of Appeal handed down its judgement on 27 May. The court declared that the proposed abolition of the strategies is not a material consideration in plan-making. It said the intention must be viewed in the context of both the Localism Bill's early stage in the legislative process and the need to undertake strategic environmental assessment of the effects of revoking the strategies. This uncertainty is likely to persist until the Localism Bill takes effect around April In terms of development management, the Court also held that a prospective change to planning policy was capable of being a material consideration for the purposes of s70(2) of the Town and Country Planning Act 1990 and s38(6) of the 2004 Act. In each case it was for the decision maker s planning judgment to decide the weight to be given to prospective 13

17 changes the means by which the change in policy would be effected went to the weight, not the materiality, of the proposed change. The policy and objects of the legislative scheme, construed as a whole, required that those responsible for determining planning applications and appeals should look beyond the development plan, of which RSSs were a part, and also have regard to other material considerations these could include the fact that development plan policies had become outdated or were no longer relevant because of changes in circumstances, and as such, might indicate that the decision should not accord with the development plan. The Regional Economic Strategy for the East of England The Regional Economic Strategy sets out the vision for the Region for 2031, which is to be internationally competitive with a global reputation for innovation and business growth, to be a region that harnesses and develops the talents and creativity of all, and to be at the forefront of the low-carbon and resource-efficient economy. The Strategy states that productivity growth, an increase in entrepreneurship and innovation and ensuring the Region s attractiveness for inward investment, are essential to raise the region s economic performance. With specific reference to the London Arc region, of which the M11 corridor is part, the Strategy identifies a number of strategic ambitions, including support for measures to raise employment rates and the profile of higher-value employment across the arc, as well as enabling cluster expansion and business innovation around the area s key businesses. The Tri Sail development would support the objectives of the Regional Economic Strategy of growth, innovation, resource efficiency and skills for productivity. It would also enable cluster expansion and business innovation and facilitate catalytic and induced investment from airport associated growth in a strategic location within the London-Stansted-Cambridge Growth Area (M11 corridor), the A120 Corridor and the London Arc. 3.4 Local Policies Uttlesford Local Plan The Uttlesford Local Plan sets out specific policies including Economic Activity, Natural and Built Environment, Housing, Leisure and Cultural Provision, Retailing and Services, Transport and Telecommunications. In relation to the economy, the Plan s policies aim to: Ensure adequate employment land provision for existing businesses and to facilitate new employment; Ensure the provision of employment land across the district and facilitating alternative employment other than Stansted airport; Provide employment land close to where people live and accessible to all; and Diversify the local economy in the rural area. The Uttlesford Local Plan identifies the southern part of the site under Policy E2 as Employment Land to be Safeguarded. The northern part of the site is identified under Policy S8 as Countryside Protection Zone. The proposed development would be wholly in accordance with the provisions of Policy E2 and with the economic objectives of the Plan. 14

18 Policy S8 in respect of the Countryside Protection Zone provides that planning permission will only be granted for development that is required to be there, or is appropriate to a rural area. There will be strict control on new development. In particular development will not be permitted if it would promote coalescence between the airport and existing development in the surrounding countryside or it would adversely affect the open characteristics of the area. The site of the Tri Sail buildings is partly located within the Countryside Protection Zone and so, technically, this part of the site does not accord with Policy S8. However, we consider that the detailed proposals do accord with the intended objectives of Policy S8, for the following reasons: The three proposed buildings would be located in the southern part of the site, which lies almost wholly outside the Countryside Protection Zone. Tri Sail West and Central are entirely within the designated employment zone and only a small proportion of Tri Sail East extends into the CPZ. This is illustrated on drawing no PL70A below, which superimposes the Local Plan employment zone over the Tri Sail site plan. We have calculated from this drawing that only a 165 sq.m. footprint of Tri Sail East is outside the safeguarded employment area. 15

19 The reduced level setting of the buildings, their reduced height and the proposed earth mounding and tree and shrub planting will screen views from local residents and the wider area. The proposed access road, junction improvement and underground parking are proposed in the remainder of the site, within the Countryside Protection Zone. The underground parking will have a green roof and be landscaped such that the visual appearance and landscape character will be enhanced. The proposed access road and junction improvement will have no impact on the wider landscape or character of the area. Overall, the development would not promote coalescence between the airport and existing development nor adversely affect the open characteristics of the area or the surrounding countryside. It is also important to note that the site already accommodates an office building, which would be demolished as part of the implementation of the proposed development. Other policies contained within the Uttlesford Local Plan that have been fully taken into in formulating the development proposals are: Policy GEN1 Requires that access to the main road network must be capable of carrying the traffic generated by the development safely. Details of compliance with this policy are contained in the accompanying Transport Assessment. Policy GEN2 Design This policy sets out a number of design criteria which all development must meet. Development must: a) Be compatible with the scale, form, layout, appearance and materials of surrounding buildings b) Safeguard important environmental features in its setting and help to reduce the visual impact of new buildings where appropriate 16

20 c) Provide an environment, which meets the reasonable needs of all potential users d) Help to reduce the potential for crime e) Help to minimise water and energy consumption f) Have regard to guidance on layout and design adopted as supplementary planning guidance to the development plan g) Help to reduce waste production and encourages recycling and reuse h) Minimise the environmental impact on neighbouring properties by appropriate mitigating measures i) Not have a materially adverse effect on the reasonable occupation and enjoyment of a residential or other sensitive property, as a result of loss of privacy, loss of daylight, overbearing impact or overshadowing. The Tri Sail application is considered compatible overall with Policy GEN2. The issue of compatibility with surrounding buildings, criteria (a), needs to be considered within the context of the wider setting of the development. There are several listed buildings in the vicinity of the site, which have a very different character to the modern, iconic design proposed for Tri Sail. However, as demonstrated in the Visual Impact Assessment, these listed building have no direct visual relationship to Tri Sail and their views of the development will be screened by changes of level and by existing and proposed landscaping. Moreover, the local character is highly influenced by the activities and taller buildings at London Stansted airport, including the control tower, terminal, aircraft hangars and radar facility, as well as the high quality, modern buildings on the existing Elsenham Estate, which are considerably larger in height and mass than the neighbouring residential buildings. PPS1 advises that local planning authorities should not attempt to impose architectural styles or particular tastes or stifle innovation and originality in design, and in our view traditional, vernacular design would be unsuitable for a modern office development. Tri Sail is compatible with the wider character of the area within which it will be set and the design is entirely appropriate for the type of high quality employment in financial and business services that the development is targeting. This is fully compatible with criteria (a) and (c) of Policy GEN2. The Environmental Statement demonstrates that Tri Sail will have no adverse impact on the environment and will make a positive contribution to certain aspects, such as ecology and noise for example. It also demonstrates that there will be no adverse affects on neighbouring properties, so the criteria in GEN2 (b), (e) (g), (h) and (i) will be fully met. The Design and Access Statement fully explains the design philosophy of the project and demonstrates that GEN2 criteria (d) and (f) are met. Policy GEN3 Requires measures to ensure flood protection, including submission of a Flood Risk Assessment where appropriate. The Flood Risk Assessment responds fully to this requirement. Policy GEN5 Requires that glare and spillage be minimised in developments accompanied by lighting proposals. Details of compliance with this policy are contained in the accompanying Environmental Statement. Policy GEN6 Requires provision for infrastructure including community facilities, school capacity, public services, transport provision and other infrastructure where appropriate. The proposed development would respond to required infrastructure provision for the business community at the Elsenham Estate through the incorporation of the ancillary retail floorspace. Policy GEN7 Requires nature conservation surveys to be undertaken and mitigation/compensation measures to be developed where required. Details of compliance with this policy are contained in the accompanying Environmental Statement. 17

21 Policy GEN8 Requires the number, design and layout of parking spaces to be appropriate for the location. Details of compliance with this policy are contained in the accompanying Transport Assessment. Policy ENV2- Requires that development affecting a listed building should be in keeping with its scale, character and surroundings. There are a number of Listed Buildings in the area surrounding Tri Sail but the new development would not have any impact on them or their setting. The Listed Buildings concerned are all either a considerable distance from the proposed development and/or are separated by extensive landscaping, as follows: Old Dairy Farmhouse is some 100 metres from Tri Sail, across Green Street. It will have oblique views of the development, which will be screened by hedgerows, earth mounding and planting. Note the planning application will also lead to a significant reduction in traffic on Green Lane, adjacent to Old Dairy Farmhouse. Sumach Cottage and Brewer Cottage are approximately 100 metres from Tri Sail, on the opposite side of the Water Circle Building. They will have indirect views of the development, which will be screened by the Water Circle Building, earth mounding and planting. (Note the residents of this property have not objected to the planning application). Motts Hall and adjoining barn is some 290 metres from Tri Sail. It will have oblique views of the development, which will be screened by the Water Circle Building, hedgerows, earth mounding and planting. Home House and barn is some 120 metres from Tri Sail, on the opposite side of Hall Road. It will have long views of the development, filtered by hedgerows, earth mounding and planting, and seen against the backdrop of Stansted Airport. Loppingdales Farmhouse and Cottages and Tumbleweed Cottage are even further away at over 350 metres and 500 metres respectively (see View 5 of the Landscape and Visual Impact Assessment). At these distances there will no impacts at all from Tri Sail. The new development at Tri Sail will have no direct affect on any of the Listed Buildings themselves, or their curtillages, so any affect on setting will be determined by the visual relationships between the buildings. This is dealt with comprehensively in the Landscape and Visual Impact Assessment (LVIA), which forms part of the Environmental Statement. Figures 2 and 3 of the LVIA clearly identify the Listed Buildings concerned and Table 4 considers the magnitude and impacts significance of the effects on these and other buildings. The residual visual effect on completion of the development is not significant for the properties concerned. This assessment is supported by the evidence from the photomontages using the verifiable images. Views 1, 2 and View 3 are specifically chosen to represent local views from locations at or nearby to Old Dairy Farmhouse and Home Farm and these demonstrate that there will not be any adverse effects. Policy E3 Requires developments that would generate new employment opportunities to be accessible by people with disabilities. Policy RS1 requires new retail development to be accessible by all. Details of compliance with these policies are confirmed in the accompanying Design and Access Statement. This has been further developed and expanded in discussions with the UDC Inclusive Design Group. Core Strategy The District Council is in the early stages of preparing a Local Development Framework, which in due course will supersede the provisions of the adopted Uttlesford Local Plan. The Preferred Options report for the new Core Strategy Development Plan Document was initially published for public consultation in November 2007, with a further round of consultations 18

22 from February to April It is understood that a further round of consultations on the next version of the Core Strategy will take place in late The draft Core Strategy affirms the importance of supporting new and existing employment at Policy E1, including existing employment sites. A number of other options are being considered including promoting a mix of uses on larger sites and recognising the need to allow new employment sites on greenfield sites in certain circumstances. Cheergrey Properties has submitted comments on the Core Strategy and suggested inclusion of Elsenham Meadows as a future strategic employment site. Provision of a range of attractive employment sites is central to the Vision and Objectives of the Core Strategy. The District Vision includes a requirement to provide for local employment growth and to provide for a high quality of life for residents, workers and visitors. The Vision also recognises the positive aspects of development at Stansted Airport and seeks to manage this and to make best use of its presence as an asset to the District which attracts people to live, work and visit. This is subsequently reflected in two of the Core Strategy objectives, which seek provision of enough land and premises of the right type that will meet the anticipated needs and aspirations of local businesses and provide opportunities for catalytic employment growth based on accessibility to the airport. The Tri Sail development proposal is entirely consistent with these objectives and would help to deliver the catalytic employment growth which the Plan seeks. 19

23 4 Market Demand and Employment Analysis 4.1 Appraisal of Employment Land Issues The Appraisal of Employment Land Issues, 2006, identifies the A120 Corridor as a key area for the future economic development of Uttlesford. A market perspective from agents is reported which identifies that there are likely to be opportunities for the relocation of hightech. firms in the A12 Colchester-Chelmsford corridor to locations in the south of Uttlesford, including Elsenham, and potential to capture some high-technology uses from Cambridge. It is also reported that agents viewed the A120 corridor as an important location for industrial/business users that require a Stansted relationship and easy access to the M11. The Tri Sail development is conveniently located to capitalise on all these locational requirements. Land within the boundaries of Stansted Airport is safeguarded for operational uses and uses directly related to airport employment by Policy E7 of the East of England Plan and Policy S4 of the Local Plan. However, there are other uses for which proximity to the airport is a key locational requirement. These sorts of uses cannot be directed to other locations such as Harlow as they need to be close to the airport. If they cannot be close to the airport they will go to other locations outside the district, which will mean they do not support the local economy. Key employment issues identified in the Community Strategy and the Core Strategy are: High levels of out-commuting, with 12% of the resident district workforce commuting to London (2001 Census) The need to retain local employment Some businesses expressing problems expanding in the District Cost issues are an important constraint to business development Equality and diversity issues resulting from the rural location Tri Sail development will comprise modern, high-quality business space of exceptional design quality, which will help to address many of these issues. Tri Sail will be an attractive and successful place in which to work and do business which will help to create a new economic centre within the District. It will be a new business hub which will be a focus for higher value jobs and businesses in the financial and business services sector, which is the one sector within Uttlesford which has demonstrated recent growth. The development is therefore likely to be a catalyst for further growth and inward investment and will play a key role in delivering a range of economic, social and environmental objectives for the site and the wider area. Tri Sail would support several key policies and strategies at local, regional and national level. It supports and is consistent with the policy objectives to stimulate entrepreneurship and innovation, increase economic activity and productivity and deliver high quality, sustainable development. It will also help to deliver economic growth within the nationally important London-Stansted-Cambridge-Peterborough growth area and the regionally significant M11/A120 Corridor. The provision of high-quality office space will contribute to the District s requirement for 25 ha of additional employment land, will help further diversify Uttlesford s business base and would increase Uttlesford s competitiveness as a quality business location. 20

24 4.2 Market Demand The profile of firms likely to move to Tri Sail development are expected to be mostly larger, high-value firms from sectors that will benefit from the development s proximity to London Stansted Airport, which is a core public transport hub. Tri Sail is likely to be particularly attractive to businesses that serve a regional or national market, that want to expand their operations or move away from central London and international businesses, attracted by the proximity to Stansted airport. Key sectors include: Financial and Business Services Consumer Goods Media and Entertainment (including hotel/conference facilities) Professional Support services (Consulting and Public Sector) Computing and Communication Cheergrey Properties have had firm interest in taking office space in this project from a range of potential high value occupiers, including: o A major investment bank o One of the top three accountancy firms o A US based financial services company o One of the largest UK private banks o A major German manufacturer o Legal firms o Insurance Companies We are confident that this interest will be translated into pre-lets if planning permission is granted. The feedback from these occupiers is that the features they like in Tri Sail are: The innovative and iconic building design The location close to Stansted Airport, which is also a core public transportation hub The size of the development is sufficient to create a critical mass and an effective business hub, with a full range of on-site amenities The flexible floorplates allow up to 15,000 sq.ft. of floorspace to be let at one level 4.3 Economic Impact A separate Economic Impact Assessment has been undertaken in support of the planning application. Tri Sail is expected to create some 34 FTE jobs during the construction phase and some 430 gross FTE jobs during its operational phase. These are expected to be mostly high-value jobs in the financial and business services sector and the professional services sector. Allowing for deadweight, leakage, displacement and multiplier effects, the development is expected to create 133 net additional jobs at a local level and 218 net additional jobs at a regional level. The net direct jobs created by the development are estimated by subtracting leakage and displacement effects and multiplying the result by the multiplier effect. This calculation is shown below: Net Employment Impacts Additionality Calculations Local Ratio Local Impact Regional Ratio Regional Impact Gross jobs Deadweight Leakage Displacement Multiplier effect Net total jobs

25 Gross Value Added 32,719 4,351,627 7,132,742 Gross value added is calculated based on the top 30% of gross annual wages, which according to the Annual Survey of Hours and Earnings, was 32,719 for Essex in Thus, based on the above, the Gross Value Added produced by Tri Sail will be 4,351,627 for the local economy and 7,132,742 for the regional economy. It should be noted that due to the nature of the development future occupiers are expected to employ high value added jobs with wages well above the median wage. Thus it is expected that the above estimates are considered conservative. 34 jobs are expected to be created during construction phase and Tri Sail is expected to create 430 gross jobs and safeguard another 400 jobs already existing on site. Tri Sail is therefore expected to have a major beneficial effect in terms of employment creation and Gross Value Added and to provide significant economic benefits to the District. Aside from direct employment Tri Sail will also stimulate increased economic activity in the area through multiplier effects. There are two types of such effects; supply linkage effects that occur due to the increased purchases that occur by the new firms located in the area and income effects that occur due to the increased wealth that comes as a direct result of the supply linkage effect. Supply linkage effects will occur through increased demand for high value business services that are supplementary to the services that will be provided by the firms located within Tri Sail, such as accounting, law, advertising, office design etc. Demand is also expected to grow for low value added services such as cleaning, security, catering etc. The increased economic activity from these multiplier effects will boost entrepreneurship across the local area and create wider benefits for local communities. It is also likely to lead to the retention of skilled workers and to provide incentives for qualification and skills. This in turn would improve productivity performance and strengthen the growth potentials of the local economy. Tri Sail is also expected to have wider socio-economic benefits that will be significant for the sustainable development of the local community and economy. The existence of London Stansted Airport undoubtedly makes the surrounding area a more attractive place for businesses to locate. This is recognised in the Appraisal of Employment Land Issues, 2006 and in the draft Core Strategy, which seeks to provide opportunities for catalytic employment growth based on accessibility to the airport. However these opportunities will not materialise without appropriate premises to accommodate new businesses. The proximity of Tri Sail to the airport, the availability of good quality office space as well as its capacity to accommodate larger businesses will all help to deliver this objective and to improve the area s attractiveness for inward investment. 4.4 Economic Growth in Proximity to the Airport An Annex to the Economic Impact Assessment compares employment and business numbers at Stansted and Birmingham Airport. Birmingham Airport is taken as a comparator to Stansted because it is a regional airport of a similar size in terms of numbers employed in directly related jobs. This analysis examines employment within airport related and catalytic industries, using the most relevant industry divisions within the Annual Business Inquiry survey data. The analysis shows that Stansted has significantly much less employment in catalytic industries than Birmingham, although airport related employment is comparable. The results are summarised in below: 22

26 Airport Related and Catalytic Employment at Stansted and Birmingham Airports (Source: Annual Business Inquiry, NOMIS) Stansted Airport 2007 Percentage Birmingham Airport 2007 Percentage Airport Related Employment 8,730 93% 8, % Catalytic Employment 653 7% 13, % There is a lot of evidence which demonstrates that airports are a major driver of economic growth and attract not just airport related activities but also a wide range of other economic activities based on accessibility to the airport. There are numerous examples of successful business parks with a wide range of economic activities located in close proximity to airports, including: Stockley Park near Heathrow City Place near Gatwick Airport City, near Manchester Birmingham Business Park Liverpool Business Park Robin Hood Business Park, Nottingham Farnborough Business Park Cobalt Park and Quorum, Newcastle Lanswood Business Park, Leeds Maxim, Glasgow Airport Proposed International Business Gateway, Edinburgh Green Park, Reading The available evidence 2 suggests that industries within the knowledge economy are likely to be critical to future growth within the UK economy and, moreover, that these sectors are particularly dependent on air services for competing effectively in the global economy. A quarter of companies report that access to air services is important in determining where they locate their operations in the UK. It is noteworthy that for most of the existing businesses on Elsenham Estate, proximity to the airport is of major importance to their operations. Tri Sail is therefore likely to be a catalyst for further growth and inward investment in these key sectors, which are likely to be critical to the future growth of the UK economy. Proximity to the airport is a major locational advantage of Tri Sail and evidence from airports nationally and internationally clearly demonstrates how important this can be as an economic driver. The comparative analysis with Birmingham airport suggests there is considerable potential for catalytic employment of this nature and Tri Sail development is ideally located to help meet this unmet demand. In addition, the Estate has space to grow in the future to provide further high quality, modern accommodation, in a location which is highly accessible to London Stansted Airport, a core public transport hub with first rate connections to road, rail, air and bus services. All these factors are likely to prove highly attractive to the market and will ensure a successful development, which is of major economic benefit to the District. 2 Oxford Economic Forecasting: The Economic Contribution of the Aviation Industry in the UK 23

27 5 Conclusions 5.1 Summary Overall, the planning benefits of the proposed development include: A new business hub which will be a focus for higher value jobs and businesses and a catalyst for further growth and inward investment Provision of high quality business space in an a location with excellent accessibility to London Stansted Airport, which is a core public transport hub with excellent connections by road, rail, air and bus services Delivery of economic growth within the nationally important London-Stansted- Cambridge-Peterborough growth area and the regionally significant M11/A120 Corridor Provision of a range of new employment opportunities in a number of different sectors Effective use of sustainable design and renewable technologies to produce exemplar buildings Effective use of previously-developed brownfield land Extensive and creative use of landscaping, including earth mounding, reduced ground levels and tree planting, to blend the buildings into the landscape and to enhance the visual appearance of the site, including demolition of the building that it currently accommodates Provision of an element of ancillary retail use, in order to provide a local amenity and to extend the range of mixed uses on the site A carefully considered relationship with the existing businesses on the Estate and with neighbouring properties Full recognition of the opportunities and the constraints and the local development context which affects the site 24

28 Appendix 1 Plan for Growth, published on 23 March

29 31 March 2011 The Chief Planning Officer Local planning authorities in England Dear colleague PLANNING FOR GROWTH I am writing to draw your attention to the important announcements made in support of last week's Budget. The Growth Review contains ambitious proposals for further planning reform, to ensure that planning supports the sustainable development that we need as the country emerges from recession. A useful summary of the announcements can be found at: which you may find helpful for wider briefing. These objectives need to inform the decisions that local planning authorities are taking now through plan production as well as development management. The Minister for Decentralisation issued a Written Ministerial Statement on 23 March (Annex A to this letter) to emphasise this point and this statement is capable of being regarded as a material planning consideration. Your attention is drawn especially to the weight that the Secretary of State will give to this statement in cases that come before him for decision. I have also attached on Annex B further advice on planning obligations. I last wrote to you in May 2009 on this issue and in the light of the written Ministerial Statement take this opportunity to bring this advice up to date. The Growth Review also announced important changes relating to previouslydeveloped land and buildings. The Government will, through the National Planning Policy Framework, localise choice about the use of previously developed land by removing the national target for the amount of housing development that should take place on previously developed land (the Brownfield target ). Finally we will also begin consultation very shortly on the Government s proposals to change the Use Classes Order so that it is easier to convert vacant commercial premises to housing. STEVE QUARTERMAIN Chief Planner Steve Quartermain, Chief Planner Department for Communities and Local Government Zone 1/J2 Eland House Bressenden Place London SW1E 5DU