affin`. - Darlington Borough Council

Transcription

DARLINGTON
LOCALBROWNFIELD STR,A.TEGY
vli
DARLINGTON
BOROUGHCOUNCIL
November20{1
lThomos
3 lister
affin'.,
CONTENTS
Page No.
SUMMARY
EXECUTIVE
2.
1.0
2.0
3.0
4.0
5.0
6.0
5.
7.
16.
19.
35.
INTRODUCTION
CONTEXT
POLICYAND ECONOMIC
EVIDENCEBASEREVIEW
MARKETREVIEW
PROPERTY
SITES
REVIEWOF IDENTIFIED
FINANCIALANALY$ISOF THEPROPOSED
SITES
OF BROWNFIELD
REDEVELOFMENT
7.0 POTENTIALMEASURE$TO SUPPORTSITEDELIVERY
ON
OF THEDEVELOPMENT
TO DELIVERY
8.0 APPROACH
SITES
BROWNFIELD
AND EVALUATION
MONITORING
9.0
10.0 coNcLUSIONS
ANNEXES
I
tl
ill
IV
MARKETASSE$SMENTREPORT
SITEPROFORMA
VIABILITYASSESSMENTS
PRELIMINARY
PROJECTACTIONPLAN
40.
43.
51.
63.
65.
2
SUMMARY
EXECUTIVE
Darlingtoncomprisesan importanttown due to its situationat the Gatewayto the Tees
Valleyand NorthEast. The situationcloseto the 41(M),the EastCoastMainlineRailway
andTeesportmeansit has beena popularlocationfor
andthe NorthSea portsof Hartlepool
relateduses.
and morerecentlydistribution
railwayrelatedmanufacturing
of the changingeconomicbaseof the area,lowwagelevels,
Darlington
facesthe challenges
pocketsof deprivation
and issuesof the agingpopulationof the borough
competitiveness,
Strategyfor the Borough.
of a LocalBrownfield
whicheachimpacton the preparation
impacton the economyof
since2008hashada significant
Howeverthe economicrecession
industrywith housebuildingslowing
on the propertydevelopment
the area and particularly
at a standstill.
development
commercial
andspeculative
towncentreschemesto be put "on hold"suchas the Oval
The resulthas beenfor important
initiatives
suchas the EasternTownCentreFringe
ShoppingCentreand widerregeneration
in the shortor mediumterm'
schemeto becomelessviableor deliverable
has resultedin lowerlevels
Thechangewithinthe variouspublicsectorfundingprogrammes
of public sector funding support with the disbandmentof the RegionalDevelopment
Agenciesand their variousfunding programmesand the provisionof many previous
who have limitedfinancialresourcesto support
functionsto LocalEnterprisePartnerships
activity.
regeneration
brownfield
There have been two roundsof biddingfor RegionalGrowth Funding, However,it is
understoodthat investmentwill be specificallytargetedat projectscreatingdirect project
to createjobs and private
outputssuch as supportingcompanyexpansionor investments
servicingor supportingnew speculative
as opposedto site remediation,
sectorinvestment
development,
The reductionin HCA fundinghas seen the Agencyfocus changingtowardsdevelopment
enableand investoras opposedto grantprovideror deliveryagency.
it is importantfor the LocalAuthoritiesto take a leadingrole in promoting
Accordingly,
in
flexibleand imaginative
needto be increasingly
and LocalAuthorities
activity
regeneration
period
within
a
brownfield
sites
activity
on
promote
regeneration
to
resources
the useof their
of financialconstraints.
althoughnotethat each one may be
The 12 identifiedsites providea rangeof challenges
is
within
singleownershipwherethereare
project.
Each
site
alone
as
a
stand
delivered
planningconsent.The principal
existing
benefit
of
an
proposals
many
with
the
established
availability
of financein current
viability
or
appears
to
be
any
scheme
in
relation
to
issue
site ownersare seekingto challengethe
marketconditionsalthoughin severalinstances,
siteson viabilitygrounds.
existingplanningstatusof keyemployment
as
The identifieduse of the 12 siteswithinthe LocalBrownfieldStrategyis summarised
follows:
DarlingtonLocalBrownfieldStrategy- November 2011
Site Descrlption
3 1 , 2 , 8b u i l t
ipace
Straat
Bla built
space
Retail /
LeiBure
Housing
No's
Affordable
;ontent
108
16
30
5
Space
SiteOf FormerBlackettsBrickworksAnd PetroleumDepot
\lexanderStreet
Blacketts
Tio
VlcmullenRoad
FormerCoal Deoot
Road
Eastmount
L a n dA d i o i n i n q1 2 $ 1 5 7 H e u q h t o nR o a d
'lauqhtonRoad
lise Carr West Works Site
/VhessoeRoad
/acant Land
HeronDrive
10,652
mZ
1,00m
02
1 . 0 0 0m z
15
1 7 , 8 8 0m ?
{8
14
BrinkburnRoad
ormerHooetownHouseAnd HooetownStudios
1 . 0 0 0m 2
1 , 0 0m
02
20
St CuthbertsWav
1 4 . 8 6 9m 2
IndustrialEstate
/antaqeDoint
Faverdale
)rehid Horrse
Fdur Ridds
works
Torrinqton
$iteof Former
YarmRoed
SiteOf FormerSprinqfieldPrimarySchool
ialters Lane South
1 . 0 0 0m 2
I
5 , 0 0 0m 2
17.283 ft12
78
1 . 6 8 4m z
1 , 0 0 0m 2
; 000m2
12
487units 52unrts
An approachis proposedwhichwouldseekto workas closelyas possiblewith siteowners
as possibleof the existingbarriersto
and developersto secureas much understanding
which may
minimumintervention
through
an
appropriate
delivery
and
to
assist
delivery
jointlyseekingof thirdparlyfunding,poolingof assetsand,where
includedeferredreceipts,
to promoteprojectdelivery.
to considerselectivesiteacquisition
appropriate,
It is assessedthat the identifiedbrownfieldsites would come foruard in the following
timescales:
2 0 1 1- 2 0 1 5
Streel
Slte DeEcription
:ormer HopetownHouse And
ilopetown Studios
iitd Of Former $pringfield
rrimaruSchool
8 1 , ? , 8b u i l l
space
3 1 8b U l l t
;pace
letai | /
-eis u re
Jousing
,,lo'5
$fordabl0
;ontent
l6
'l?
78
ielters I enA South
lm?
lm2
,,letProflt
rsf
14
3rinkburn
Road
)mz
,let Site
jrdss
!lte Area \rEa
l6 units
1 7 4u n i t s
1. 4 3 h a
1 , 4 3h a
t38.80
2.64ha
1 . 9 0h a
45.00
4 . 0 7h a
3 . 3 3h a
2 0 1 6- 20 2 0
$tmet
ilte DsscriDtion
3 1 , 2 , 8b u l l t
;pace
Bla built
apaca
t6tall /
-eisure
ioace
HouEing
\ffordable
jroEs
lontent
llte Area
{et Slte
\rga
\,let Profit
Nd'g
108
16
l66ha
2.i0ha
i28.80
a9
15
l05ha
'1.93 ha
1 . 3 4h a
\lexander Street
-snd Adjoining125 157
-hrinhtonRoed
y'dcantLand
lsuohton Road
-leron Drive
rllen Road
3lackett$Tio
:ormer Cosl DeDot
lis6 Carr West Works Sito
Tount Road
: Road
3t CuthbertsWav
y'antaoeDoint
lndustrialEstate
f,rchidHouse
-a
1 34ha
l0
)14ha
20.652
m2
1 . 0 0 0m 2
2 7 . 8 8 0m 2
l0
1 4 . 8 6 9m 2
1 . 0 0 0m 2
5,000m2
m?
17,283
l02ha
1 . 3 2h a
1 . 3 1h a
+ :32h5
)31ha
1 . 0 5h a
1 , 0 5h a
t4.32
l0o0 m2
5.000m2
38 70 ha
14.49ha
i.0O ha
L32 ha
10 ha
0
Road
1 1 . 6 8 4m 2
o? he
47 he
1 0O0m2
18 . 2 0
22.OO
t25.00)
3.54
t20.60)
:30.33
E10.001
i2.4S
5he
1 000
1 . 0 0 0m 2
-our Ktqqs
iite Ol FormerTorrinotonWorks Yaffi
t8
rE
3 ' 1 3u n i t s
36 units
DarlingtonLocatBrownfieldStrategy- November2011
of
As noted,the role of Local Authoritieswill increasein promotingthe regeneration
Agenciesand reducedfundingof
siteswiththe removalof RegionalDevelopment
brownfield
the
BoroughCouncilin supporting
to Darlington
available
the HCA.Fundingmechanisms
of brownfield
sitesincludethefollowing;
development
.
.
r
r
.
.
.
.
r
Levy
CommunityInfrastructure
BoroughCouncil
Borrowing
by Darlington
Useof Prudential
funding
JESSICA
Zonestatus
Enterprise
Useof the PublicLandInitiative
of LocalAssetBackedVehiclefor Investment
Formation
passed)
Finance(whenenablinglegislation
Tax Incremental
Fund
Regional
Development
of
European
Use
lnvestment
of NewHomesBonus
in the current
facingall LocalAuthorities
thatthereare financialconstraints
It is recognised
Council
Borough
intervention,
Darlington
financial
in additionto
economicclimate.Therefore,
on
brownfield
of
development
the
delivery
will needto look at other measuresto support
the use of CPO power),the use
siteswhichmay includesupportfor siteassembly(including
joint
of
venturesandthe preparation
promote
development,
ownedsitesto
of LocalAuthority
use
of
sites.
for
the
future
Briefsto providecedainty
Development
INTRODUCTION
1.0
The purposeof the DarlingtonLocal Brownfield$trategy(DLBFS)is to providea better
and identifythosesitesthat
siteswithinDarlington
of the stockof brownfield
understanding
can be returnedto beneficialuse,for hardand softend uses,the timescalesagainstwhich
thiscan be achievedandthe actionsneededto achievesitespecificgoals.
For the purposesof this Strategy,brownfieldland is definedin accordancewith Planning
PolicyStatement3 (PPS3)as being a site "whichis or was occupiedby a permanent
landand anyfixedsurfaceinfrastructure".
including
the curtilageof the developed
structure,
Darlington
coversan areaof 19,745hectaresand is situatedin the NorthEastof England,
21 milessouthof Durham.Nearbymajor
and approximately
16 mileswestof Middlesbrough
roadlinksincludethe 41(M),466 and 468 withjunction58 of the A1(M)some2.5 milesto
3 milesto the southwest.
the northwest of the town centreand junction57 approximately
take25 minutesand travelto Londontakes
to Middlesbrough
Railservicesfrom Darlington
2 hours 50 minutes. Darlingtonhas an estimatedresidentpopulationof
approximately
2010), The Boroughretainsits market
100,800people(NOMIS:officefor NationalStatistics
urbanin naturebut includessuburbanand rural/village
towncharacterand is predominately
communities.
Stockton
formspartof the widerTeesValleyregionwhichembracesHartlepool,
Darlington
area
to the east. lt has a widecatchment
on Tees,Redcar& Clevelandand Middlesbrough
NorthYorkshireand SouthDurham.
peoplefromneighbouring
of up to 20 milesattracting
The $trategymakesspecificreferenceto a total of 12 separatesites,a samplefrom a total
siteswhichare includedon the NationalLandUse Database
85 brownfield
of approximately
area
borougharea. The selectedsitesprovidea totalgrossdevelopment
for the Darlington
area of 37.8 hectares. An inspectionof
of 42.8hectaresand eitimatednet developable
given to their development
each of these sites has been undertakenand consideration
futureusesof thesesitesfor a rangeof uses,
potential.This reportconsidersthe potential
as to the stepswhichmay be
and recommendations
the existingbarriersto development
necessaryto overcomethese barriersin the contextof currentmarketconditionsand the
publicsectorfundingenvironment.
existingconstrained
on the identifiedbrownfield
The Strategyseeksto identifya potentiallevelof development
and officeuses in the short(0-5
industrialiwarehousing
sitesfor uses includingresidential,
term.
years),medium(6-10years)andlonger(11yearsandbeyond)
Strategywill be usedby DarlingtonBoroughCouncilto
It is notedthat the LocalBrownfield
deliverthefollowingobjectives;
.
.
.
.
r
.
To supportthe Core Strategyspatialapproachand growth networkparticularly
landwithinurbanareas.
developed
relatingto the focuson previously
requiring
LocalAuthoritiesto undertake
guidance
in
PPS3
national
To respondto
previously
land back into use in line
developed
to
bring
strategiesand interventions
with localtargets.
landbackintouse.
To informa planningpolicycontextto bringbrownfield
and
landacrossDarlington
of the supplyof brownfield
To improvethe understanding
factorsaffectingthe deliveryof thesesites.
sitesintoreuse.
relatingto bringingbrownfield
To informpoliciesand strategies
of
To consideran approachto fundingwhererequiredto supportthe development
brownfield
sites.
6
r
sites
of brownfield
and earlywins in the development
To prioriti$ekey opportunities
acrossthe Boroughof Darlington.
The Strategyis set out in thefollowingsections;
1.0
2.0
3.0
lntroduction
regionaland localpolicies.
on national,
Policyand EconomicContext-Commenting
previousrelevantstudiesand researchand
EvidenceBase Review- Considering
theirimpacton the subjectstrategy.
4.0
Property Market Review - A review of current market conditionsincluding
on supplyand demandrelatedissueswithinthe borough.The section
commentary
considersfactors affectingthe supply side includingdevelopmentviability,site
confidence.
availability
of financeand developer
suchas siteconditions,
constraints
includingan
S.0 Reviewof tdentifiedSdes- An analysisof the 12 sitesis undertaken,
asse$$mentof the more appropriatefuture use for each site and anticipated
projects.
development
for bringingforwardindividual
timescale
0.0
FinancialAnalysis- To considerthe preliminaryassessmentof viabilityof the
of siteson thisbasis.
proposals
for eachsiteanddeliverability
development
Z.O PotentiatMeasuresto SupportBrownfietdSite Development- To considerthe
which are availableat the
and deliverymechanisms
variousfundingopportunities
sites.
of brownfield
currenttimeto supportthe development
- To considerthe specificmeasureswhich
of Potentiallnteruentions
Consideration
8.0
sites.
brownfield
of the identified
willsupportthe deliveryof the development
g.0
Monitoringand Evaluation This sectionconsidersthe requirementfor ongoing
updateof the strategyto ensurethat it may be maintainedas a "live"document
indicators
and to identifyany key risks
of key performance
includingthe identification
strategy.
of the identified
in the implementation
10.0 Conclusions
2.0
CONTEXT
POLICYAND ECONOMIC
2.1
Introduction
The past 18 monthshaveseen majorchangeswithinthe politicallandscapeand economic
whichhaveresultedfromchangesin the economicclimatebutalsoarisingfromthe
structure
of radicalreformto the
electionof the CoalitionGovernment.This hasseenimplementation
publicsectorand fundingregimes,along with extensivecuts to budgetsto reducethe
has
the CoalitionGovernment
t156 billionpublicsectorbudgetdeficit.In addition,
e$timated
the new "localism"agenda- the full impactof whichis difficultto assessat the
introduced
currenttime.
the Regional DevelopmentAgencies,includingOne NorthEast,have
Consequently,
effectivelyceasedto exist with One NorthEasthaving previouslytaken a key role in the
withinthe NorthEast (supportedby the One.NorthEast
fundingof economicregeneration
Agency
budgetof aroundf240 millionperannum),The Homes& Communities
investment
its
(HCA)whichsupportedthe deliveryof marketand affordablehousinghas seen budget
development
cut by over40% with its role proposedto be reducedfromthat of landowner,
enablerand investorwho wouldbe
partnerand grant providerto that of a development
made.
seekinglongertermfinancialreturnsin relationto investment
Agencieshavenow beenpassedto the
Manyof the functionsof the RegionalDevelopment
(LEPs)and the Tees ValleyUnlimitedLEP
1*"*ntlycreatedLocalEnterprisePartnerships
compriiesone of the 23 LEPsapprovedby CentralGovernment.TeesValleyLEP covers
and Redcar& Clevelandas
Stocktonon Tees,Middlesbrough
the boroughsof Hartlepool,
800,000sq'km.
of 650,000and approximately
and coversa population
wellas Darlington
the new LEPsdo not haveanyallocatedrevenueor capitalbudgetsand as private
However,
- theirfuturerolein the coordination
of investment
and prioritisation
sectorled organisations
at this stage,althoughit is clearthat
determined
withinthe LEF boundaryis not specifically
regardthe LEP as a keyconsulteein new policywithinthis areawhich
CentralGovernment
of sites
has includedthe endoriementof bidsfor RegionalGroMh Fundingand nominating
Zonestatuswithinthe LEPareas. The variousLEPsare currentlyseekingto
for Enterprise
businessplansandworkingstructures'
establishindividual
The March2011 Budgetannouncedthe creationof 21 EnterpriseZones(EZs)acrossthe
Country,withsimilarringe of benefitsas the 1980smodelswithsimplifiedplanningpolicies,
from businessrateexemptionfor up to 5 years'
and occupiersbenefiting
capital-allowances
including5 major
Zonehas beenapprovedby CentralGovernment
A TeesValleyEnterprise
including
CentralParkin Darlington,
the sub-region
sitesthroughout
The CoalitionGovernmenthas soughtto replacethe investmentprovidedby Regional
AgenciesincludingBusinessInnovation
Agenciesand CentralGovernment
Development
for Transport
(CLG)and Deparlment
and LocalGovernment
and Skllls(BtS),Communities
(RGF),
with the
(DfT)into projectson a nationalbasissuch as the RegionalGrowthFund
projects
from
of successful
secondround-ofbidsreceivedin July2011. The announcement
RGF
bids
2011. The secondroundof
the July biddingroundis to be madein November
of f950 million.
weremadeagainstan allocation
The abovechangesare made in the contextof a reductionin the CentralGovernment
reductionin the budgetof
whichtypicallyprovidesfor a 20-25o/o
fundingof LocalAuthorities
year
period
and providesfor a f22 million
LocalAuthoritiesphasedovera three
individual
DartingtonLocatBrownfieldStrategy- November 2011
I
job
BoroughCouncilwithinthe currentfinancialyearand projected
budgetcut to Darlington
by the Councilof up to 400 posts.
cutsannounced
of the severityof fundingcuts and radicalreformimposedupon
The potentialramifications
an economybeginningto recoverfrom economicrecessionhas raisedconcernsfor the
economyto slide into a "doubledip recession".The spendingcuts come at a time when
investmentthus
of private/bank
privatesectoractivityis hamperedby limitedavailability
privatesectoroperations
and growth.
curtailing
in respectof the availability
andfutureuncertainty
In the contextof the abovecircumstances
to build
strategies
will needto identifyalternative
of publicfunding,areassuchas Darlington
potential
will
seek
to
identify
. The DLBFS
on and driveforwardsuccessfulregeneration
withinDarlingtonin the contextof the current
mechanisms
to deliverphysicalregeneration
regeneration
of thetown.
economicand marketclimateandto supportthe continuing
2.2
PolicyContext
2.2.1 NationalPolicvContext
The Governmenthas announcedproposalsto replacethe collectionof planningpolicy
(NPPF)
andguidancewitha singleNationalPlanningPolicyFramework
statements
periodon the draftNPPF(July2011)closedon 17thOctober
consultation
The Government's
thatthe proposedchangeswillcomeintoeffectfromSpring2012.
2011 and it is anticipated
changesto the planningsystemwith a change
The proposalwouldrepresentfundamental
';top
down"approachwith the removalof nationaland regionaltargetsto a more
from a
in favourof sustainabledevelopment
locallyfocussedapproachwith a new presumption
a pro groMh agenda.The draftNPPF
wherea LocalPlanis not up to dateand advocating
of new
in the preparation
viabilityand deliverability
placesan increasedfocuson feasibility,
planning
documents.
as follows;
In the interimperiod,relevantpoliciesare summarised
Development
Sustainable
1 (PP$1):Deliverinq
Policv$tatement
Plannino
PPSI containsthe overarchingpoliciesand principlesthat underpinthe Government's
approachto planning. lt seeks to ensure plans and proposalsachievesustainable
adopta spatialapproach,promotehighqualityinclusivedesignand
objectives,
development
allowfor communityinvolvement.
paragraph27 containsthe advicenotefor the deliveryof brownfieldland,requiringLocal
plansto seekto promotethe moreefficientuse of land
to preparedevelopment
Authorities
developedland and buildings.Accordingly,
throughthe use of suitablylocatedpreviously
useto
shouldbe broughtintobeneficial
landand buildings
vacantand underusedbrownfield
land.
helpto achievetargetssetfor brownfield
Planninqfor a Naturaland HealthvEnvironment
DraftPlanninqPolicvStatement:
policyin PPS7,land
This draft PPS publishedin March2010 set to replacebiodiversity
lt requiresLDFs
policy
PPG17
when
adopted.
in
protection
policyin PPS9and recreational
enjoyment
of the natural
enhancement
and
restoration,
to set out policiesfor conservation,
environment.
I
the policy
stipulating
The documentsets out the first nationalpolicyin greeninfrastructure,
shouldprotect,manageand add to existingnetworks.Locationsthat will assistin reducing
which allow
for enhancement
climatechangeimpactsare encouragedand opporlunities
greencorridorslinkingruralandfringeareasand urbangreenareasare alsowelcome.
PlanninoPolicvStatement3 (PPS3\:Housinq
in June2010withthe key policygoalof ensuringthatall peoplehad
PPS3was published
location.
and in an appropriate
of livingin a decenthome,whichis affordable
the opportunity
thefollowing;
Thismaybe achievedby undertaking
.
.
.
r
r
and markethomes.
the choiceof affordable
Broadening
lmprovingaffordability.
the supplyof housing.
lncreasing
for homeownership.
Wideningopportunities
inclusiveand mixedcommunities.
Creatingsustainable,
for sustainablecommunitiesindicatesa need to providehousingwith
The requirement
jobs,servicesand infrastructure.
facilities,
accessto a rangeof community
The policyalso identifieda requirementthat 60% of nationalnew housingis built on
land. However,thistargethas beendroppedby the CoalitionGovernment.Local
brownfield
PlanningAuthoritiesare also requiredto consider "strategyfor bringing previously
into housing use - and should considerarrangements,incentivesor
develop-ed-land
in linewith
landis developed
developed
thatcouldhelpto ensurethatpreviously
intervention
localhousingtrajectories,
to addressthefollowingissues;
PPS3requiresLocalAuthorities
.
.
.
of vacantor derelictsitesto resolveland
Addressthe obstaclesto the development
blYissues;
ownership/assem
Considerwhether sites with employmentor commercialallocationscould be
for housing;and
re-allocated
appropriately
- developed
land.
previously
public
sector
Useof
ppS3 now placesa requirementon individualLocal Authoritiesto producea Strategic
(SHLAA)a$ partof an approachto monitor,manage
Assessment
HousingLandAvailability
land
is availableto achievehousingon previously
suitable
and enlure that sufficient,
in identifyingpotentialsites for residential
assisted
have
developedtand. SHLAAs
a 15 yearperiod.The SHLAAalsoidentifies
delivery
over
anticipated
including
development
potential
sites
forwardand how thesecan be removed
with
bringing
associated
constraints
potential
for
housing
delivery.
to improvethe
EconomicGrowth
for Sustainable
4 (PPS4):Plannino
PlanninqPolicvStatement
of
pp$4 considerspotentialfor reuse of premisessuitableto meet the requirements
well
as
proximity
market
as
to
quality,
and
of
accessibility
issues
addressing
businesses,
by requiredworkforce.
accessibility
testingapproachto ensurethat priorityshouldbe givento
The PPS includesa sequential
is given to out of centre
sites beforeany consideration
edge
of
centle
centre
and
town
nities.
opportu
development
10
(PPS12): LocalSpatialPlannino
PolicvStatement
Planninq
PPS12promotesthe conceptof placemakingand providesone of the principalgroundsof
justificationfor the compulsorypurchaseof land by public sector agenciesto allow
projectsto be undertaken.
regeneration
strategyshouldbe to
The guidanceconcludesthatthe principalpurposesof localbrownfield
identifythosesiteswhichcan be returnedto beneficialuses,the timescalesagainstwhich
deliverycan be achievedand actionsneededto achievethe sitespecificroles.
PlanninqPolicv GuidanceNote 17 (PPG17)'Planninqfor Open $pace, Sport and
Recrealian
supplyof openspacein sport
an adequate
of PPG17is aimedat maintaining
Theguidance
that all land and buildingsin recreation
facilities,althoughit is recognised
and recreation
to
sitesin preference
to considerusingbrownfield
use. PPG17advisesthe LocalAuthorities
facilities.
greenfield
siteswhenlocatingnewareasof publicopenspace,sportand recreation
Control
Planninq
andPollution
23 (PPS23):
Planninq
PolicvStatement
usewill mittgaterisks
sitesbackintobeneficial
The statementnotesthat bringingbrownfield
frompollutedsites.
to healthandthe environment
of landcan presentrisksto humanhealthand the
PPSZ3notesthe presentcontamination
environmentand can restrictthe beneficialuse of land althoughhighlightsthat new
for the widerbenefitof
to dealwiththeseriskspotentially
offersthe opportunity
development
thecommunities.
Context
Plannino
2.2.2 Reqional
"The North East of EnglandPlan"was publishedby the Governmentin July 2008 and
as
providesthe RegionalSpatialStrategyfor the periodto 2021. The RSS sees Darlington
to regionaleconomicgrowthand a gatewayto the Tees
havinga key role in contributing
as a priorityfor development
CentralDarlington
Valleyand NorthEast. The Planidentifies
locations.However,
Laneareasas key employment
and landin Faverdaleand Heighington
intention
to abolishthe
its
has
announced
Government
previously
noted,
the
Coalition
as
fixed
minimum
for
a
the
requirement
has
already
removed
and
Spatial
Strategy
Regional
sites.
proportion
of newhousingto be on brownfield
2.3
EconomicContext
2.3.1 hlrcdlctiatr
The Boroughretainsits markettown cultureand functionsas a sub regionalcentrefor
shopping
andculture.
employment,
publicadministration,
banking,
includemanufacturing,
in Darlington
The main industries
financialand businessservices. Main employersincludeOrange,DarlingtonMemorial
Collegeof Technology,
Hospital,DarlingtonBoroughCouncil,CumminsUK, Darlington
MagnetLtd, ClevelandBridge UK Ltd and Capita BusinessServices. The Darlington
45,200employeejobs.
andapproximately
economysupports3,630businesses
DarlingtonLocatBrownfieldStrategy- November 2011
11
Grossaverageweeklypay for full time workersis f440 comparedwith the averagefor the
NorthEastof t443.10and the UK averageof f501.80per week (NomisOfficeFor National
2010).
Statistics
a ratioor 8,3% (NomisOfficeFor NationalStatistics
totals4,100comprising
Unemployment
14.3%and Stockton8.3%in the TeesValleyregion.
2010)comparedwith Middlesbrough
at GCSEand A
schoolsand collegeshavestrongand improvingpedormances
Darlington
Level.
in the urbanareaswhilstprivate
Owneroccupierlevelsamountto 70.8%of totalhouseholds
remainder
is rented from housing
sector rented accommodationis 9.3%. The
(2001
Census).
or the Council
associations/RSLs
The averagehouse price acrossthe Boroughis currentlyf149,213 (findaproperty.com
2010).
deliveredwithin
successfully
Duringthe last five yearsthere has beensomedevelopment
new
f13 millionfive
University's
is Teesside
development
Darlington.A recenisignificant
and the
facilities
post
graduate
teaching
storey buildingprovidingunder graduateand
to
procured
with
significant
contributions
DarlingtonCollegescheme. The buildingwas
NorthEast,
together
and
One
fundingfrom DarlingtonCollege,DarlingtonBoroughCouncil
and Tees ValleyUnlimited.The Darlington
with supportfrom Tees ValleyRegeneration
EasternTransporlCorridorReliefRoadwas openedin 2008 with the bulk of the scheme
BoroughCouncil.
fromDarlington
togetherwitha contribution
fundedby CeniralGovernment
depotfor Argosat
of a majordistribution
Othermajorschemesincludethe development
within
the NorthEast
position
of Darlington
the key strategic
whichdemonstrates
Faverdale
Farm.
schemesat WestParkandSnipeHouse
andmajornewresidential
The current position of the town was set out within "Darlington'sLocal Economic
- $ummary"datedOctober2011producedby DBC. The principalissuesare
Assessment
as follows;
summarised
Outnut* GrossValueAdded
2.3.2 Economic
a.
Summary
The economyof Darlingtonin 2011 is driven by the service sector. Where once
was pre-eminent,today's Darlingtonis structuredaround employment
manufacturing
Education,
and economicoutput generatedthroughPublicAdministration,
opportunities
andCommunications.
Transport
Healthand OtherServices,Distribution,
Thesesectorsaloneaccountfor:.
'
40,000jobs)
withinthe borough(approximately
opportunities
80%of all employment
totaleconomicoutput(GrossValueAdded GVA)
almost50%of Darlington's
Education,
GVA is generatedby PublicAdministration,
Almosta quarterof Darlington's
14,200jobs in the borough.
approximately
Healthand otherservicesrepresenting
of the economytowardsthe servicesectorhas, in real terms,impacted
The re-balancing
whichsince2003/04has steadilybeen
uponGVA per worker(a measureof productivity)
belowthe UK
was 14.60/o
decliningin Darlington,ln 2008 GVA per filledjob in Darlington
averageand2.7Yobelowthe NorthEastaverage,
12
The down-sizingof the public sec{or has the potentialto impact on the economyof
Darlingtonin a number of ways - direct and indirectjob losses, reduced household
mismatchbetweenskillsand the employment
spending,reducedemploymentopportunities,
available.
opportunities
b.
Trends in GVA by industryrsector
o Almost a quarter of Darlington'sGVA is generatedby public servicessector,which
14,200jobs)withinthe borough;
of all employment(approximately
accountsfor 27.8016
r GVA generatedby the productionindustrieshas declinedover the period2000- 2008
along with employmentassociatedwith the industry,although GVA generatedper
employeereachedits highestlevelin 2007/08;
and Communications
r The contributionof GVA generatedby the Distribution/Transport
sector has risensteadilyover the period2000 - 2008 althoughemploymentwithinthe
sectorhas shrunk. This has in turn increasedGVA per employeeto €38,126,whichis
abovethe Englandaverage;
o GVA generatedby the BusinessServices& FinanceSector has increasedover the
period2000 - 2008 alongwith fluctuatinglevelsof employment.The sectorcurrently
contributes€411m to Dadington'seconomy and employs 7,686 people. GVA per
lowerthan in England(t53,473
employeewithinthe sectorin Darlingtonis considerably
comparedto t7'1,20o);
Education,Healthand Other
r GVA per employeegeneratedby the PublicAdministration,
- 2008 along with rising
period
the
2000
has
increased
over
in
Darlington
Services
per
has
also
risen(€30,227)although
output
employee
levels. Economic
employment
(€3a,100)
average
fallsshortof England's
;
o Darlingtonhas above national levels of employmentwithin a number of sectors,
primarily:-telecommunications;
manufacturingof furniture; manufacturingof motor
manufactureof wood/woodproducts;manufactureof
specialized
construction;
vehicles;
products;
chemicalsand chemical
Table2.3.2(1)
Breakdownby % shareof employmentby Sectorin
Darling(2008)
t Agriculture,forestryand fishing
I Production
lConstructiofi
I Distribution,
transportand
communrcatron
I Businessservicesand finance
t Publicadministration,
education.
health and other scrvices
Darlingtonhas below average levels of employmentwithin a number of sectors,
products;rubber
primarily:-manufacture
of food products;textiles;basicpharmaceutical
and plastic products; electrical equipment; scientific research and development;
computerprogrammingand consultancy;advertisingand marketresearchand motion
picture,videoandtelevision;
DarlingtonLocal BrownfieldStrategy- November 2011
,l',.
Table2.3.2(2)
D a r l i n a t o nG r o s sV a l u e A d d e d ( a t c u r r e n t p r i c e s l b y
i n d u s t . y ( 2 o O O .2 O O 8 )
200
roo
o
l
^€ "o\ .s1 ^do dr.$e.s6
*r1 ^$
Table2.3.2(3)
D . , | | n r t o nE m p l o y m ebnyt i n d u s t r(y2 0 0 02- 0 0 8 )
-{-M;nofJdurngl5lC
O)
f-** ;P
'ii1",/"""Y.
.i t-J
n""
G,fi
0
3,000
coDm!D(JLion5(t C
r)
5,@0
*-Banhnc. hnri!cifd
, trurjn..,.tc (9lClkr
id'rinistriron,cnocrL
2,0@
LM.N)
oPqi
DarlingtonLocalBrownfieldStrategy- November2011
14
c.
r
.
.
r
GVA - AverageAnnual Growth
The construction
sectorin Darlingtonhas shownthe most GVA growthover the period
2000- 2008withan averageannualchangeof 11.6%;
Industrygroupincreased
Transporl& Communications
GVA growthfor the Distribution,
period;
over
the
2000
2008
of
6,31%
annual
rate
at an average
The averageannual growth rate for the productionindustries,over 2000 - 2008
timeframe,
is -2o/o:
Health& OtherServiceshas seen an averageannual
Education,
PublicAdministration,
growthrateof 5.8%overthe 2000- 2008period'
of Darlinoton
2.3.3 Competitiveness
r
.
Index (UKCI) ranks Darlingtonas the 247'nmost
The 2010 UK Competitiveness
out of 379). This is a small downwardfall from its
locality(benchmarked
competitive
2009 position. Darlingtonis still the most competitivearea within the Tees Valley,
regionwithinthe UK;
the NorthEastis the secondleastcompetitive
atthough
One of the key premisesof the UKCI is that knowledgebasedindustriesare vitalfor
some growthwithinthis area it
economicsuccess. WhilstDarlingtonhas experienced
h a s b e e n r e l a t i v e l y m o d e s t o v e r t h e p e r i o d l g g T -l n
22
00
01
80
. 1 B o / o o lbaul ls i n e s s e s
and
in Darlingtonwere "KnowledgeBased",this is less than both Middlesbrough
Stockton-on-Tees;
(1,000+
by a smallnumberof largebusinesses
businessbaseis characterised
Darlington's
(0 4 employees).Althoughthis is
and a largenumberof smallbusinesses
emploirees)
partsof the Tees Valleyand the
of
other
structure
business
ttre
witt'r
comparable
broadly
NorthEastregionit is adriftof the Englandaverage.
are generallyconsideredto be relativelylow withinthe North
Levelsof entrepreneurship
East, althoughDarlingtonappearsto be buckingthat trend. The boroughhas seen
althoughthis
businessbaseeventhroughthe recession,
growtl"'
in the indigenous
continued
for
new
employment
looking
and
redundant
becoming
of
individuals
be
indicative
may
market.
the
local
labour
is
available
in
what
over
and
above
opportunitie$
$uch gro6h is primarilywithinthe servicesectorwhichgiventhe natureof the Darlington
economy
is unsurprising.
Handin handwith businessstartup ratesgo businessfailureratesand the NorthEastas a
wholehas the lowestfour year businesssurvivalratesof all the UK regions,althoughthey
has a greaterpropotlionof closures
survivejust as well for the firsttwo years. Darlington
giventhe structureand sizeof
although
size
bands,
5
9
employment
0
4
and
withinttre
is
that"SoleTraders"accountfor
unsurprising
Equally
is
unsurprising.
base
this
the business
may reflectnot only the
which
in
Darlington,
start-ups
of
business
greatest
number
the
of the
but alsomay be indicative
relati-ve
ease by whicha new businesscan be established,
of the businessowner.
lackof "highgrowth"expectations
& Qualifications
Attainment
2.3.4 Educational
r
betterthanotherareaswithinthe TeesValleyin termsof the %
is significantly
Darlington
betterin terms
population
with NVQ4or above,and indeedis significantly
age
of working
withat leastLevel2 or Level3 qualifications;
of the % of the workingage population
15
r
.
.
educationor training)in
of 16 - 18 year old NEET(not in employment,
The proportion
was ranked1 (where1
Darlington
2009was 7.1%. Amongthe 12 uppertierauthorities
is best);
for 13%
accounting
with no qualifications
In 2009therewere 8,300peoplein Darlington
aged 16 - 64. This is lowerthan the Norlh East but higherthan the
of the population
average;
England
proportion
of boy pupils(2008- 2009)at the end of Key$tage4 achieving5+ A* - C
The
of girls
is 45.4%and lessthanthe proportion
Mathsand Englishin Darlington
inctuding
(56.e);
2.3.5 Deprivaliqn
.
.
.
.
.
as the 75thmostdeprivedarea
2010rankDarlington
The Indicesof MultipleDeprivation
most
deprivedareain the country;
position
as
the
95'n
its
2007
in the country,a fallfrom
and
people
who
are incomedeprived
has
16,638
According
tothe IMD2010Darlington
dePrived;
7,528whoareemPloYment
At ward level Park East containsa LSOA (code E01012359which covers the
eastareaof the ward)whichis amongstthe1% mostdeprivedin England.
south/south
arc
withinthis LSOAare incomedeprivedwhilst32o/o
ln essence53% of the population
deprived;
employment
increasein the propotlionof LSOAswithinthe most
has showna significant
Darlington
5%.
deprived
are withinthe 10% most deprivedin
Nine other individualLSOAgwithinDarlington
England;
2.3.6 EsanqmraAqttyily
r
.
r
ratehasfallenby ?.60/,between2008/09(71.3o) and 2009/10
employment
Darlington'$
is
better
thanTeesValleyand the NorthEastit is stilladriftof the
to Og.7%,Whilsttiris
rate;
GreatBritainemPloYment
- 2009/10to 72.6%,
2008109
The male employmentrate in Darlingtonhas fallen5.4o/o
to
by 0.1% 64.9%for the same
ratehas risenmarginally
whilstthe femaleemployment
period.
levelsfor bothsexesare betterthanacrossthe TeesValley,althoughthey
Employment
are lowerthanfor GreatBritainas a whole;
2,4
Summary
The policy and economic context provide the statutoryframework and economic
set outwithinthe strategyareto be considered.
againstwhichproposals
circumstances
to replacethe
The changeswithinthe planningsystemare ongoingand the new procedures
provide
moreautonomy
notfinalisedand whilethiswill
NationalPlanningPolicyFramework
whilethe new policiesare
be a periodof uncertainty
therewill inevitably
to localauthorities,
and localauthorities.
by bothdevelopers
and understood
finalised
withinthe localeconomyand factors
The economiccontextsets out the role of Darlington
outside the availabilityof brownfieldsites for developmentwhich will influencethe
preparation
of a BrownfieldStrategyfor the boroughtogetherwith the challengesof the
pocketsof
changingeconomicbase of the area, low wage levels, competitiveness,
population
of the borough.
and issuesof the aging
deprivation
16
3.0
EVIDENCEBASEREVIEW
3.1
DarlingtonLocal DevelopmentFramework- Core $trategy
The Core $trategywas adoptedon 6thMay 2011 and providesthe spatialframeworkfor
plansand strategieswithinthe Boroughand comprisesthe principaldocumentwithinthe
settingout how the Boroughwill developwithinthe period
Framework,
LocalDevelopment
2011-?026.
plansand set out how the policies
The CoreStrategywill informa rangeof implementation
PerfectlyPlacedstrategy"OneDarlington:
communities
providedfor withinthe sustainable
period.
overthe Plan
willbe delivered
2008-2021"
A Visionfor Darlington
as a gatewayto the TeesValleyand
The CoreStrategyidentifiesthe key roleof Darlington
whichrequireto be overcomeover the Plan
NorthEast regionas well as key challenges
periodwhichinclude;
.
r
.
.
.
issuesof an ageingpopulation.
Addressing
with 7 Wards withinthe most 10% deprived
Dealingwith pocketsof deprivation
nationally.
whichis in decline,to
manufacturing,
the economyawayfromtraditional
Diversifying
engineering.
growth$ectorssuchas specialist
ratewithinthe
unemployment
suchas a 12.2o/o
pocketsof unemployment
Addressing
ward.
Hummersknott
1.7o/o
in
the
innercentralward comparedwilh
To improvehousingchoiceand in particularto improvethe supplyof aspirational
housingaway from the stock of terracehousingto seek to attractand retain
graduatesand otherkeyworkersand managers.
which
for otherkeystatutoryplanningdocuments
The Core$trategyprovidesthe framework
include:
a.
b.
GrowthDPD - this emergingdocumentwill
MakingPlacesand Accommodating
policies'
anddevelopment
setout siteallocations
DarlingtonEasternTown CentreFringeArea ActionPlan - this documentwill
of a key regeneration
providban area basedActionPlanfor the development
areacloseto the towncentre.
OtherKey Documents
3.2
below;
are identified
Otherkeydocuments
- June2010- TeesValley
of Ambition
Statement
and Regeneration
i.2.1 The Economic
Unlimited
The documentsets out anticipatedoutcomesfor the Tees Valleyover a 15 year period
whichshallinclude:
.
.
r
.
lncreaseGVAfrom75%to 82%ol the nationalaverage.
rateto the nationalaverage.
Increaseemployment
abovethe nationaltrend.
Create1.000new businesses
people
withhigherskillslevelsby 5o/o.
number
of
Increasethe
17
of Deliverv
3,2.2 TeesVallevHousinqGrowthPoint:Proqramme
were awardedHousingGrowthPointStatusby the
The five Tees ValleyLocalAuthorities
housinggroMh in the periodto 2016in mid 2008with a view to accelerating
Government
to supportthisprogramme.
of f6.2 millionwasawarded
17. An initialfundingallocation
TranspodStrateqv2006-2030
3.2.3 Darlinqton
as an annexto the secondLocalTransportPlanandfocussed
Thedocumentwas published
throughbehaviourchangeand managing
and improvingaccessibility
on tacklingcongestion
in March2011).
thetransportnetworkto makebestuseof it (LTP3published
OpenSpaceStrateqv2007-2017
3.2.4 Darlinqton
The Strategywas adoptedin 2007 and providesthe evidencebase and surveyof open
spacesto informrelevantpolicieswithinthe CoreStrategy.
Assessment
StrateqicHousinoLandAvailabilitv
3.2.5 Darlinqton
potentialsourcesof housinglandsupplyin
SHLAAidentifiesand quantifies
The Darlington
the boroughfor the next 15 years or so. lt has been preparedto meet nationalhousing
policyrequirementsand to informthe preparationof the Council'sLocal Development
housing
whetheror not thereis a 5 yearsupplyof deliverable
Framework.lt also identifies
sitesin the borough.
thatthereis likelyto be a surplusof 668 dwellingsagainst
The mostrecentupdateidentifies
assuming
for the first 10 yearsof the plan period(2011112-2020121)
the RSS requirement
the sites identifiedin the SHLAA are suitableand achievableare delivered, There is
for the period
to be a net shortfallof 154dwellingsagainstthe R$S requirement
anticipated
sitesfromApril2010capableof
Thereis a 5 yearsupplyof specificdeliverable
ZOO4-ZOZ1.
whencomparedagainstthe RSS requirement.
a surplusof 597 dwellings
delivering
LandReview
Emnlovment
3.2,6 Darlinoton
GatewayStrategy
as partof the Darlington
Land Reviewwas undertaken
The Employment
withthe targetof "upto
and identified
a totalof 353 hectaresof landavailablein accordance
withinthe R$S.
360hectares"
growthforecasting
whichindicatesa
employment
Thisfigurecompare$with the anticipated
over the plan periodwhich is therefore
requirement
of only 101 hectaresof employment
likelyto give rise to a significantsurplusof employmentsites. The key issuesfor the
sitesrelatesto ensuringthatthereremainsa supplysuitableto
of employment
consideration
withinthe boroughin terms of size,
of a full rangeof businesses
meetthe requirements
landin the futureshouldbe those
locationand availability.Sitesreleasedfromemployment
of an
useswhoselosswill not prejudicethe intentions
thatare leastsuitablefor employment
whichprovideslandto meetall needs.
landportfolio
employment
- October2011
LocalEconomicAssessment
3.2,7 Darlinqton's
The Local EconomicAssessmentprovidesan economicprofileand assessmentof the
basedaroundkey themesof economicgeography,
of Darlington
economiccompetitiveness
economy,Businessand Enterpriseand Peopleand Places. The Assessmentprovidesa
of local economicconditionsfor the Counciland its partnersto
detailedunderstanding
on localpriorityfor delivery.
key issuesand betterinformdecisions
determine
18
3.3
Summaryof EvidenceBase Review
was preparedfor Darlington
BoroughCouncilas theirpartner
Eachof the abovedocuments
policies,
strategies
and keydatawhichwillinformthe
organisations
and setsout keyexisting
preparation
$trategy.
of the LocalBrownfield
to achievegoals and
Any proposalswill requireto be consistentwith the requirements
targetsset outwithinthe keydocumentwithinthe contextof the currenteconomiccontextas
setoutwithinthe LocalEconomicAssessment.
19
MARKETREVIEW
PROPERTY
4.1 lntroduction
whichidentifiesissuesof supplyand demand
A MarketAssessmenthas been undertaken
withinthe Borough. The assessmentalso considerissue$of valuesacrossthe various
propertysectorgandthe impactof thesefactorson development
viability.
A copy of Market Assessmentprepared by Caruer CommercialChaftered Surueyorsrs
attachedat Annexl.
aresummarised
as follows;
Thefindingsof the marketassessment
4.2 Office Market Review
4.2.1 Supplv
An assessmenthas been undertakenin relationto the supplyof both availableland for
currentlyavailableon the marketwith the following
development
and officeaccommodation
results:a.
SitesForOfficeDevelopment
of the town
towncentreand on the periphery
Officesitesare allocatedbothwithinDarlington
at MortonPalms,PioneerCourtto the east of the
with recentpurposebuiltdevelopments
towncentre. This site comprises11.3ha and has planningconsentfor ?3,225sq.m.of
providing
a totalof 12,469sq.m.
officesof whichPhase1 and2 are nowcompleted
vacantpotential
officelandwithinthe coretowncentrefringearea
Thereis someidentifiable
suchas the formerEvansHalshawgaragesite on St CuthbertsWay adjacentto the Peel
Courtofficedevelopmenl(2.47ha) and at CentralPark on HaughtonRoadwherea total
area of 10.47ha allocatedfor employmentuse. The site includesDarlingtonTechnical
Collegeand more recentlyTeessideUniversityhas constructeda multi storeyfacility.
for officedevelopment
with potentialto deliverup to 27,871sq.m.
CentralParkis identified
of space.
Zonewhichwill
as partof theTeesValleyEnterprise
It is notedthatCentralParkis identified
Order is being
withinthis scheme. A Local Development
encourageofficedevelopment
preparedto facilitateemploymentdevelopment
withinthis area
b.
AvailableOfficeAccommodation
Researchhas been undertakenutilisingFOCUSdata basedresearchengineto ascertain
availableofficespacewithin Darlington.We summarisethe findingsof this researchas
follows:in Darlington,
There is currently30,263sq.m. (325,630sq.ft.)of officeavailability
madeup of 73 unitsof which13 are freehold(3 of whichare freeholdinvestments),
17o/o
of the stock.
representing
Averageaskingrentsare f9.81 per sq.ft.witha rangeof minimumfl2.50per sq.ft.to
maximumf18.60 per sq.ft.;howeverthis figureis distorteddue to someofficerents
beingall inclusiveratherthana net rent.
Darlington Local Brownfield Strategy - November 2011
20
.
space, A large
Most stock is secondhand stock with some modern/refurbished
proportionof the refurbished
officestockavailableis situatedat LingfieldPointoff
wherewe haveidentified
9,000sq,m.(98,613sq.ft.)of
McMullenRoad,Darlington
vacantofficesPace.
is summarised
as follows;
Thesizeof existingvacantofficeaccommodation
Unit Size
Lessthan46 sq.m.(500sq.ft)
sq.ft.)
46-93sq,m,(500-1,000
(1,000
5,000sq.ft.)
93 464sq.m,
sq.ft.)
464- 929sq.m,(5,000-10,000
In excessof 929sq.m.(10,000sq.ft.)
c.
No. of Units
24
23
1l_
7
5
Summary
in relationto currentdemand.
Thereis an oversupplyof officespaceavailablein Darlington
availableis of reasonableto fair quality. However,there are no
The accommodation
that some
for officespaceover 1,000sq.ft.,with marketindications
significant
requirements
intosmaller
and reducedtheirofficerequirements
by relocating
companies
haverationalised
units.
up
4.2.2 Demand/Take
throughFOCUSweb baseddata of reported
We have reviewedevidenceof transactions
dealsandwouldreportas follows:a.
Offiee$Xe
in recentyears due to the
We have been unableto identifyany officeland transactions
to Cityand
landtransacted
inactivity
in this sector. We are awarethat officedevelopment
with DarlingtonBoroughCouncilwas negotiatedat f250,000per
NorthernDevelopments
the firstphasesof PioneerCourtScheme.
acre(2003)to facilitate
b,
Demandfor ExistinoOfficeAccommodation
we have analysedtransactional
In order to estimatedemandfor office accommodation
evidenceobtainedfrom FOCUSdatabasefor the period2008,2009 and 2010to datewe
wouldreportour findingsas follows:OfficeTransactions
in 2008
for a totaltake up of 24,533
23 transactions
werecompletedincluding2 freeholdsproviding
sq,m,(263,975sq.ft.),The rangeof rentalswas f2,95 - t18.75 per sq.ft.with the largest
6,536sq.m.of refurbat LingfieldPoint.
lettingcomprising
of StudentLoansacquiring
OfficeTransactions
in 2009
were leaseholdand comprisinga totalof
27 transactions
were completed,all transactions
3,018.5sq.m.(32,492sq.ft.). Rentsrangefrom f5.06 - f25.00 per sq.ft.althoughthe
highestrentalswerefor smallsuiteson an all inclusiverentalbasis.
21
OfficeTransactions
in 2010
providinga
19 transactions
completed(includingthree freeholdinvestmenttransactions),
totalof 12,896sq.m.(138,822
included
sq.ft.).Freehold
investment
transactions
Hackworlh
House,Beaumont
HouseandWoodlands
for 10,061sq.m.(108,301
Housewhichaccounted
providea totalof 2,835sq.m.(30,505sq.ft.).
sq.ft.)andthereforeleasehold
transactions
Transactions
Januarv2011to Auqust2011
12 transactions
havebeencompletedin 2011 including
threefreeholdsalesof vacantunits.
Takeup totals853 sq.m.(9,191sq.ft.)and rentsachievedvariedfromf4.78 - f15.00 per
sq.ft..
Analysisof transactions
showsthatthe demandto occupyofficespacehascontinuedto fall
bothin numbersand spatialrequirements
in realterms,with a significant
furtherreduction
yearto datewithin2011. The Darlington
Employment
LandReviewindicates
an average
annualtake up of officespaceof 5,410sq.m.(estimated
between2006 and 2008). Whilst
notset out withinthis analysis,it is notedthattransaction
levelsfor 2008-2010
are lessthan
50%of thosefor 2007 priorto the economicrecessionand thereforereflectthe impactthat
thefinancialcrisisand recessionhashadon thissectorof the market,In the absenceof any
majorpublicsectorincentivesto stimulateoccupier,developerand investordemandthe
positionwithin the office market in Darlingtonis likely to remain unchangedin the
foreseeable
future.
Takeup of officesis summarised
withinTable4.2.2as follows;
Totaltransactions
Leasehold
Freehold
Totalfloorspace(sq.m.)
Average take up space
(sq,m.)
2008
2009
23
27
21
2
24,533
1,066
27
0
3,018
11?
2010
19
16
3*
12,896
679
* These figuresare affectedas 2 of the freehold
3
deals were investmentsales i.e.
Hackworth
Houseat MortonPalmsand WoodlandsHousewherethe freeholdof properties
weresoldsubjectto the existingtenanciesand no additional
was occupied
accommodation
by eitherthe freeholdpurchaseror tenantcompanies.A vacantfreeholddealwas doneat
Beaumont
House.The investment
dealsequateto 8,853sq.m.showinga netannualtakeup
spaceof 4,043sq.m.
Thefiguresshowthatwhilstmoretransactions
wereconcludedin 2009therewas significant
reduction
in floor$pacelet. This may be an indicator
that morebusinesses
are rationalising
into smallerspace or sub-lettingpad of their existingaccommodation
in orderto reduce
runningcosts"
The 2008 figuresincludetwo significantlettingdeals at LingfieldPoint,one to Student
Loans. Thesedealsequateto 20,471sq.m.it wouldbe reasonable
to assumethat in the
currenteconomicclimate it is unlikelythat there will be further requirements
for such
volumesof space, This leavesa netfigureof 4,062sq.m,of dealsand an averagetakeup
o f 1 9 3s q . m .
22
4.2.3 OfficeValueg
a.
OfficeSites
notedthere has been no officelanddisposalsin the open marketin recent
As previously
years. We can only assessfiguresbaseduponhistoricevidence.On this basiswe would
with no abnormal
estimatethat officelandvaluesassumingsitesare readyfor development
is
between
f125,000
uponlocationand lot sizes
costsand depending
worksand associated
peracre.
andf 175,000
b.
OfficeRentalE
Historically
office rents have peakedat f14.50 per squarefoot at PioneerCourt,Morton
that net rents
Palms. Howeverrentalvalueshavedeclinedsince2008and it is considered
disposals
values
for
freehold
rangecurrentlybetweent3.50 and f10.00 per sq.ft.. Capital
region
of f120
be
in
the
buildingwith parkingwould
for i well locatedmodernspecification
per
ft..
f50
sq
in the regionof
accommodation
persq.ft.withpoorerqualitysecondary
4.?.4 Summanr
Existingsupply of office sites is sufficientto accommodatesignificantfufther office
develofimentwith sites at Central Park and Morton Palms availablefor immediate
However,in presenteconomicconditionsand the constraintson funding
development.
limiteddemand is identifiedat this time. The sites identifiedby Darlington
availability,
sitestogetherwith sitesalreadycommitted
Boroughbouncilas potentialofficedevelopment
i.e.CentralParkandfurtherphasingat MortonPalmsshouldprovide
for offile development
supplybeyondthe LDF period.
sufficient
thatif currenttakeup trendscontinuethe current
Analysisof availableofficespaceindicates
B yearssupply.Our analysishas covereda periodduring
suppiywill provideapproximately
downturnin marketactivity.
a significant
4.3IndustrialMarketReview
4.3.1 Supply
landand unitshasbeenassessedas follows:of bothindustrial
Theavailability
a.
IndustrialSiteE
The DarlingtonBoroughCouncilEmploymentLand Reviewreportdated December2009
landsupply.
of industrial
and providesthe keyevidencein the assessment
as sitessuitablefor B1(b)Researchand Development,
sitesare categorised
Employment
and BB (Storageand Distribution).Darlington
B1(c)LightIndustry,82 (GeneralIndustrial)
BoroughCouncilhaveestimatedthatthereare 235 hectaresof existinggeneralemployment
togetherwith a further 125 hectaresidentifiedas key
sites within this classification
sites, lt is assessedthat by 2026therewill be 360 hectaresof employment
employment
sitesin the DarlingtonBorougharea howeverthisfigureis a maximumon the basisthat it
assumesthat all sites are capableof reclaimedand utilisedas employmentdevelopment
DarlingtonLocatBrownfieldStrategy- November 2011
23
is on the outeredgesof
landavailability
site$. lt is notedthat the majorityof employment
boundaries.
Darlington/Borough
AvailablelndustrialAccommodation
b.
space
thatthereis 90,500sq.m.of existingindustrialfloor
As atAugust2011,it is estimated
is
largest
availability
The
hand
stock.
is
second
space
available
All
the
market.
availabldon
Point(24,711sq.m.).
at Lingfield
situated
as follows;
properties
may be summarised
Available
.
.
t
.
Thereare 59 unitscurrentlyavailable
Of the 59 units,7 are availableon a freeholdbasis
only
78o/o
of availablestockis leasehold
in the tablebelow
of unitsavailableis summarised
An indication
unitsis providedin table4.3.1below;
of the sizeof vacantindustrial
A breakdown
lnif Size
U p t o 9 2 s q . m (. 1 , 0 0 0s q . f t . )
Numberof Units
B
Upto465sq.n G,o!qrq ftI-
26
g2gsq.m,- 1,858sq.m.(10,000
sq,ft.- zlJqq rq-!J-
6
I
3
465 sq.m.- 929sq.m.(5,000sq.ft.- 10,000sq.ft.)
1358 sqff. - 4,645sq.
sq.ft.- lQQIQQr9
+,0+Ssqm. - 9,290sq m. (50,000
.
9 , 2 9 0s q . m +
6
2
The overallassessmentof supply concludesthat there is no speculativedevelopment
comingforwardat this time which may be due to currenteconomicconditions,lack of
fundin[ and viabilityissues in respect of developersbeing able to undertakenew
returns.
at appropriate
development
The lack of new or high qualityindustrialpremisesfor immediateoccupationmay resultin
Darlingtonbeing able to secure new investmentfrom companiesseekingto undefiake
of existingcompanieswho are seekingto
withinthe areaor the retention
inwardinvestment
acquirehighqualitypremisesfor theirown occupation.lf the companiesare unableto wait
thenthey may decideto relocateto other
for 1? monthsfora designand buildopportunity
areas.
UP
4.3.2 Demand/Take
a.
Demandfor Sites
market
by the occupierand developer
development
The positionrelatingto landfor industrial
position
are in
is that few occupiersgiven the currentmarket and currenteconomic
at this
sites
wheretheyare ableto committo purchaseand developindustrial
circumstances
time.
The natureof marketdemandfor freeholdsitesis limitedalthoughthere is some demand
where they are unable to source suitable
from the owner occupiersector,particularly
existingpropertyto purchasefor theirown needs.Thereis a shotlsupplyof qualityfreehold
industrialpropertyon the open marketat this time and thereforesome companiesare
seekingsuitablesites in orderto constructnew premisesto their own requirements.Site
seeking
are typically1-2acresmaximumhoweveroccupiersare generally
sizerequirements
24
at this
andthereare limitedopportunities
development
servicedplotsavailablefor immediate
time. lt is stressed,however,that this is a limitedmarket. lt is estimatedthat demandfor
perspective
is presentlynil.
froman investment
landfor developments
industrial
We are not aware of any open market industrialland transactionswhich have been
withinthe lasttwelvemonths.The followingsitewas sold by CarverCommercial
completed
to EMRfor wastehandlingpurposes:Surveyors
Chartered
- 1.24acres
Estate,Darlington
Formerhaulagesite,ClevelandIndustrial
Sold- f200,000
Date- February2009
b.
Buildinqs
DemandandTakeUn of lndustrial
yearto date(August2011)as 17
premises
on industrial
dealsin Darlington
FOCUSreported
andthe
totalling6,996sq.m.(75,300sq.ft.),withall dealsreportedas leasehold
transactions
completed
rentalsachieveda iange of f3.06 t6.50 per sq.ft.. Analysisof Transactions
floorspace
overthe previousthreeyear periodshowsa declinein the amountof industrial
takenup after?009as follows;
Completedin 2008
Transactions
30 transactionswere completedin 2008 of which 4 transactionswere freehold,16
Totalvolumeof propertytransactions
accommodation,
werefor new/refurbished
transactions
sq.ft.)of which719sq.m.(7,744sq.ft.)wasfreehold.The rental
was20,114sq.m,(216,426
achievedvariedfrom f2,00 to a maximumof f12.00 per sq,ft. which relatesto Evans
on LingfieldWay who werequotingpartinclusivedealson flexibleeasyin easy
Easyspace
outterms.
Completedin 2009
Transactions
a
were completedwithin2009of which9 werefreehold.This represented
36 transactions
3
and
9,436sq.m.of freeholdsales
sq.ft.).Including
totalvolumeof 49,459sq.m.(532,178
per
and
a
sq.ft.
wereminimumf 1,92
dealscirca28,498sq,m.Rentsachieved
warehouse
rentaloff6.84 persq.ft..
maximum
in 2010
Completed
Transactions
totalvolume
completedwithin2010 including1 smallfreeholdtransaction
17 transactions
6,308sq.m.(67,899sq,ft) Rentsachievedwereminimumf2.43 per sq.ft.and maximum
f7.63 persq.ft..
TotalTransactions
Leasehold
Freehold
Total Floor Space
(sq.m,)
Average Take Up
(sq.m.)
Year2008
30
26
Year2009
36
27
Y e a r2 0 1 0
17
16
4
20,114
o
1
49,459
6,308
670
1374
371
overthe threeyear periodshowsa
Withthe exceptionof 2009,the analysisof transactions
dropin the amountof floorspaceand numberof deals.
considerable
DarlingtonLocatBrownfield$trategy- November 2011
25
The industrialsector was significantlysuppressedby the market crash during 2008
take up of industrialspaceotherthanfor
comparedwith previousyearswith no significant
smallunitsillustratedby the numberof unitstransactedand the averagetake up space.
30% of these deals were concludedwith Evans Easyspace,a small
Approximately
This may indicate
of flexibleeasyin/easyout unitswith no leasecommitment.
development
that it is lack of confidencewithinthe market,and reluctanceto committo fixed term
leaseholdcontracts,preferringthe flexibilityand abilityto vacateif requiredand at short
notice,withoutleaseholdliabilities.
(9,436
numberof freeholdtransactions
Marketactivityimprovedin 2009 with a significant
(15,492
sq.m.)and the two
$avers
including
lettingsat Faverdale
sq.m.)and warehousing
(13,006
sq.m.). This
development
Easterwarehouse
furtherlettingdealsat Faverdale's
place
was
increased
market
and there
reflectedsomeconfidencereturningto the industrial
An
exampleis the
from the owneroccupiersector.
demandfor freeholdaccommodation
Volvo site at the FaverdaleIndustrialEstatesold due to their relocationto a new build
at PrestonFarm,Stocktonandwasto VertuPlc.for theirownoccupation.
development
take up figuresand currentyearto August2011are showingsimilar
The 2010 industrial
levelsof activitywith an increasein take up of spaceso far this year by 10%. Therefore,
2011on the basisthat trendscontinue,will showimprovedlevelsof activitycomparedwith
2 0 10 .
in the industrial
It is consideredthat there has been an upturnin activityin requirements
region
there has been
Valley
sectorfor unit sizesof 9?-372sq.m.generally.In the Tees
The weak
companies.
based
dealsconcludedof much largervolumesfor manufacturing
for export
as
manufacturing
factorto this upturn
sterlingexchangerate may be a contributory
is more competitive. Labour costs have also stabilisedwhich contributesto more
outputpricing,
competitive
to represent
spaceis estimated
takeup of warehousing
Overthethreeyearperiodanalysed,
withinDarlington.
takeup of accommodation
80%of the volumeof industrial
approximately
90,500sq.m.of which24,711is at Lingfield
of spacetotalsapproximately
Presentavailability
Pointand 15,700at Faverdale(formerAmdegasite)in largedatedbuildings.In broad
basedon
accommodation
5 yearssupplyof existingindustrial
terms,thereis approximately
currenttake up rates. However,there is a mismatchbetweensupplyand demandwith
likelyto
currentdemandsfor smallerunitsand enquiriesfor largewarehouserequirements
to satisfymodern
be limited.Mostof the stockis datedand somewillrequirerefurbishment
demands.Thereis a shortsupplyof modernlightindustrialunitsgenerally.However,in
of funding,thereare no incentives
and withinthe unavailability
currenteconomicconditions,
schemesat thistime.
to developspeculative
4.3.3 Values
a.
Land
With regard to the disposalof industrialland there is little comparabletransactional
per acre
evidence. Industrialland is being quoted presentlyat f100,000-f125,000
uponsitelocation.
depending
b.
lndustrial
Units
typicallythesefall betweena
In respectof rentalsachievedfor industrialaccommodation
on
rangeof f3.00 andt4,50 persquarefoot nethoweverthisdependson lot size. Presently
26
the marketthereis 30,000sq.ft.of spacebeingofferedat €1.00persquarefootat Faverdale
at LingfieldPointis beingofferedat 50p-f1.00per squarefoot depending
and warehousing
that
uponlot size. Thesebuildingsare olderstockcirca 1930s- 1960s. lt is considered
are
Deals
new accommodation.
f4.50 per sq.ft. is the headlinerate for modern/nearly
beingagreedat this levelat MortonPark.
currently
W1hregardto freeholdvaluesdependinguponthe age and conditionof propedywe would
suggest,(basedon historicevidenceoverthe lastthreeyears)is at betweenf30 per square
footandf60 per squarefootcapitalvalue.
4.4ResidentialMarketReview
4.4.1 SupBly
Supply of both residentialland and dwellingshas been consideredas part of this
and it is repodedas follows:'
assessment
a.
Land
Residential
BoroughCouncilStrategicHousing
The most recentevidencecomprisesof the Darlington
(SHLAA)Assessment
UpdateAutumn2010.
Assessment
LandAvailability
The DarlingtonSHLAA identifiesand quantifiessourcesof housingland supply in the
whetheror not there is a five year
Boroughfor the next 15 yearsor $o. lt also identifies
housingsitesin the Borough.
supplyof deliverable
fromthisstudyare as follows;
Specificconclusions
for
a) Thereis likelyto be a surplusof 668 dwellingsagainstthe R$S requirement
assumingthatthe sites
to 20201?1)
the firstten yearsof the planperiod(2011112
are delivered.
in the SHLM are suitableand achievable
identified
b) There is anticipatedto be a net shortfallof 154 dwellingsagainstthe RSS
requirementfor the period2004-2021.
sitesfromApril2010capableof
c) Thereis a fiveyearsupplyof specificdeliverable
deliveringa surplus of 597 dwellingsand comparedagainst the RSS
requirement,
b.
Dwellinos
Supplvof Residential
throughutilisingweb basedproperlyresearchtoolssuchas
This researchwas undertaken
and zoopla,com.Our researchidentifiesthat thereare
rightmove.com
findaproperty.com,
currently1,989 propediesavailablefor sale within the Boroughof Darlingtonand the
as follows:in respectof typeof properlyon the marketis identified
breakdown
Detached
Semi-detached
Terraced
Flats
Bungalows
25oA 498
32o/o 636
35o/o 696
159
8%
of the overallstockfigure
represent7o/o
The abovefiguresare primarilysecondhand stockspreadthroughoutthe Borough. An
data are listedas
extractof new dwellingsavailablefor sale extractedfrom rightmove.com
follows:-
27
Detached(4i5 beds)
(3 beds)
Detached
Semis(a beds)
Semis(3 beds)
TownHouses(2 beds)
Bungalows
11
5
I
4
2
I
and
of the recentrecession
Thislow levelsupplyof newbuilddwellingsis as a consequence
were beingbroughtforwardand as such
housingmarketcrashwhen no new developments
at Miller
thereis nowlimitedsupplyof newstock, Thereis a furtherphaseto be constructed
SkerneWay, Darlingtonof 27 properties.They have
Homes,The Pasturesdevelopment
advisedthatthey have7 unitsof currentstockunsold,whilstthereare ongoingschemesat
West ParkVillage,Faverdaleby Bussey& Armstrongand at CollegeGardens,Glaisedale
Courlwhichis beingdevelopedby CharlesChurch.
planningpermissionhas recentlybeen grantedfor a new residentialdevelopmentat
pointfor Marchdayin padnership
withTaylorWimpeywho will build270 homesin
Lingfieldat
mixedcommunity
next
stageof the sustainable
the
to
deliver
new
homes
phase
of
ttreiirst
Point.
Lingfield
4,4.? Demand
a.
ResidentialSites
there is limitedinterestin acquiring
With regardto demandfrom residentialdevelopers,
who have
present
However,developers
time.
at
the
development
for
future
land
resideniial
of up to
developments
scale
for
small
in
sites
interest
some
have
expressed
madeenquiries
where
locations
good
residential
in
houses
detached
3/4
bed
of
for
development
15 units
phasedschemesmay be deliveredfrom a buildersown resourcesas opposedto relying
upondebt or bank facilities.Howeverprivateownersare not bringingsitesto the market
due to currenteconomicconditionsas proceedsof saleare perceivedat a low leveland in
somecaseslowerthaneithercostor valuation.
aboutthe stabilityof the housingmarketand
Thereremainsa great deal of uncertainty
in valuewitha potentialdoubledrprecession
further
falls
to
experience
is
likeiy
whetherthis
take
affectwithinthe localeconomy.The viability
start
to
cuts
spending
as the Government
with estate
demand. From discussions
pricing
and
on
hinges
development
of residential
particularly
affordable
the
spectrum,
across
for
housing
demand
is
a
real
agents,there
which
institutions
the
financial
by
imposed
constraints
is
the
borrowing
it
housing However,
are
some
until
there
Therefore,
forward.
moving
from
market
preventing
the
housing
are
prospect
land
being
of
is
no
there
difficulty
address
this
to
initiativei
reat GovernmLnt
being
implemented.
cases
permissions
in
some
planning
existing
or
developed
land which is presentlybeingsold is for smallsitesfor 2+ units
development
Residential
by the developerand which,in the affordablesectorare
financed
privately
can
be
which
tenuremarket'
or
intermediate
the
rental
for
constructed
being
b.
Propertv
Demandfor Residential
Assessment(SHLAA)producedin Autumn2010
The StrategicHousingLand Availability
indicatesthl numberof dwellingsrequiredto meetthe RegionalSpatialStrategydwellings
targetfor the Borough.The DarlingtonBoroughCouncilCore Strategydocumentadopted
dwellingsneed
tr,ta-y
ZOtl statesthatoverthe periodfrom2004to 2026,8,675net additional
to be providedwithin DarlingtonBorough. lt statesthe averageannual net additional
DartingtonLocalBrownfieldStrategy- November 2011
28
witha 10
the targetis 1,700dwellings
for the fiveyearperiod2011-2016
dwellings
required
as
5,000
dwellings.
yeartargetof 3,025dwellingsandthe 15 yeartargetis identified
is for
with localagentsindicatethatthe highestlevelsof demandfor properties
Discussions
popular
ever
houses
within
the
including
semidetached
traditional
threebedroomproperties
Hillareas. Prospective
and Harrowgate
WestEnd areaof the towntogetherwithCockerton
priced
properties
which
are
well
appointed.
purchasers
are attractedby reasonably
There is also good dernandfrom the "buy to let" investormarketwho are purchasing
wouldbe of interestto thefirsttimebuyermarket.Suchbuyers
properlies
whichtraditionally
are'lookingfor bargainspreferablypropertiesat low priceswhichrequirerenovation.The
first time buyersin this marketis havinga downwardeffecton pricesof
lackof traditional
theseproperties.
A contributoryfactor to the increasein supply of propertieson the market is some
purchasers
wishingto downsizein orderto releasecashor reducemortgagecommitments.
'Stock
is also movingmore slowlyin view of some sellershavingpurchasedin a better
marketand havingspentfurthermonieson improvingtheirpropertywhichmay havebeen
acquiredthroughle+nortgagingand are now technicallyin a positionof negativeequity.
on sellingprice. lt is understood
theiraspirations
Thereforethereis resistancein reviewing
rejectionof realisticoffersmadeon propertiesand sellershaving
agentsare experiencing
retonsideredsome days laterfindingthey have lost that prospectivepurchaserwho has
movedontoanotherProPertY,
With regardto pricing,agents have generallyreportedthat prices have fallen by between
withinthe last3 Years.
15%-?Oo/o
lf we assume
LandRegistryFiguresReporttotalsalesJan-June2011at 414 dwellings.
levels.
stock
current
similarperfortanceto Dec 2011 this indicates42%of
showsthe followingaveragehousesale pricesby housetype
Researchfrom home.co.uk
f r o mJ u l y2 0 1 0- J u l y2 0 1 1
Detached
Semi
Terraced
Flat
J u l y2 0 1 0
8217,116
f 145,055
f93,042
f 156,667
J u l y2 0 1 1
t200,163
t132,361
t79,726
t132,483
Change
-3Yo
-9o/o
-14o/o
-11Yo
in the currentmarketis likelyto be restrainedby
the levelof transactions
Fundamentally,
relatingto job securityand inabilityto
uncertainty
currenteconomicand financialsituations,
prices,
In the currentclimatedemandand
securemortgagefinancedespitelowerhou$e
activitylevels wittrin the residentialmarket remain uncertainand subject to volatility
withinthe economyandjob uncertainty.
particularly
in termsof the sensitivities
Withregardto the needfor affordablehousing,therecontinuesto be a strongrequirement
for affoidablehousingin the DarlingtonBorougharea, this is well documentedin the
DarlingtonBoroughfiouncil's HousingStrategydocument2008-2012and a Strategic
for the Tees
Housiig MarketAssessmentwhich was jointlyprocuredand commissioned
prepared
by
ARC4.
Valleysub regionin November2007and
with regardto newstock
housingis deliverable
for affordable
The currentmarketconditions
and direct
present
economic
conditions
by
is
affected
on a limitedbasis. New development
with
stock
hand
of
second
supply
is
a
reasonable
cuts in Governmentfunding. There
DartingtonLocatBrownfieldStrategy- November2011
29
fully modernisedand up to a
for properties
demandfrom first time purchasers
reasonable
on this demand,however,
valueof circaf100,000. Therestill remainssevereconstraints
to fundsuchpurposes.
to obtainmortgages
fromthe inability
housingschemeshavebeenbroughtforwardrecentlyincludingWoodland
Someaffordable
of 213and4 bedroom
by FabrickHousing,a development
Hill,Darlington
View,Harrowgate
homes. Theyofferflexibleownershipoptionsi,e. rent,partownershipor outrightpurchase,
pricerangesarefromt130,000to t175,000.
4.5RetailMarketReview
in the heartof the town centrewith the core
activityin Darlingtonis concentrated
Retailing
-centred
aroundHigh Row and NorlhgateprimarilybetweenHouseof Fraserand
activity
town centreto the east is a small
Marksand Spencer, Ofl the outerfringeof Darlington
bulkygood retailerssuchas FurnitureVillage,DFS,Comet,Currys
retailparkincorporating
locatedto
includingSainsburys
is wellservedby supermarkets,
and Fiomebase.Darlington
Park'
at
Morton
the west of the town centreand Morrisonson the east side of Darlington
"West
mixed
residential
Park"
There is a Co-Operativefood store at Faverdale's
Individualand exclusiveshops are locatedwithin the "lmperialQuarte/'
development.
withina traditional
schemeprovidinga rangeof fashion,homeand restaurantbusinesses
streetsceneto the westof the towncentre.
4.5.1 Supplv
a,
RetailSites
Streetwithin
is Commercial
for furtherretaildevelopment
The firstprioritywithinDarlington
project
was
dueto be
thetowncentreto facilitatethe proposedOvalShoppingCentre.This
over2 yearsago howeverdue to the economicclimate
by DiscoveryProperties
undertaken
involves
this has notyet takenplaceand is likelyto be scaleddown. The extantpermission
presently
car
centre
a town
Streetsite
of existingbuildingson the Commercial
the demolition
with
park. The projectwas to deliver22,100sq.m.of retailspaceon two floorstogether
togetherwith
and restaurants
fu,OOO
sq.r. of leisurefacilitiesi,e.multiplexcinema/nightclub
wintergardenand atrium.
shopunits
shorlfallof moderncomparison
The schemewa$ proposedto meetan identified
withinthe towncentre.
a six levelmultistoreycar parkwith a linkacrossthe
KendrewStreetwas to accommodate
ring road on St AugustinesWay to the main shoppingcentre. KendrewStreet also
aparlmentsfrontingNorthLodgeParkwith returnfrontageonto
26 residential
incorporated
KingStreet,
of a new 62,000sq.ft.
for the development
haverecentlyannouncedproposals
Debenhams
storewithinthe NorthernEchowhichwilllinkto the existingCornMillShoppingcentrewhich
in
comprisesof the largestshoppingcentrewithinthe town Therehave beendiscussions
and
a
development
the past with regardsto the presentTown Hall site for mixed use
part
missed
wider
of
a
planningbrieffor the Feethamsareaincludesan elementof retailas
use scheme. Sainsburyshave recentlybeen grantedplanningpermissionat appealto
extendtheirfoodstoreon VictoriaRoadon the ringroadto includean upperlevelrestaurant
30
Workssite (NLUDRef: 135000160)
It is alsonotedthatthe ownersof the formerTorrington
on the site to meetidentifiedretailneedin
to seek retailplanningpermission
are proposing
locations.
in moresustainable
failureof deliveryof retailfloorspace
the lightof the perceived
b.
AvailableRetailUnits
Darlingtonpresentlyhas 90 retail units available,providinga total of 17,424sq.m. The
largestsingleunit availableis 1,539sq.m. locatedon the inner ring road (formerAllied
Carpets). All retailunits are secondhand space. I unitsare freehold. One unit is A5
In termsof
and 2 unitsare A4 (publichouseiclubs).
(takeaway),
3 unitsare A3 (restaurant)
in the table4.5.1below;
the sizeof the availableunitsthis is identified
Unit $ize
Up to 92 sq.m.(1.000sq.ft.)
sq.ft.)
92-464sq.m.(1,000-5,000
(5,000-1
0,000sq,ft,)
464-929sq.m.
(1
sq,ft.)
sq.ft. 0,000-25,000
930-2.322
ln excessof 2,323sq.m.(25,000sq.ft.
No. of Units
48
33
5
4
0
Up
4,5.? Demand/Take
a.
Sites
withinthe town
On the basisthat the majorityof retailactivityis primarilyconcentrated
for retailuse out of centre,althoughproposalsin
centre,there is no real land availability
demand.
Worksindicatedeveloper/occupier
relationto the formerTorrington
b.
DemandandTakeUo for RetailAccommodation
between
for Darlington
BetweenJune 2009and July 2011thereare 10 retailrequirements
and
fromFrankie Bennys
an A3 requirement
300sq,ft.and up to 50,000sq.ft,Thisincludes
parks
and in town centreschemes.
seekingspaceup to 5,000sq.ft.on leisureparks/retail
for primetown centrespace of between500 and
The remainderare retailrequirements
2,500sq.ft.
Evidencefor 2008
Transactional
freehold(7 investmentproperties).
were completedwith 11 transactions
30 transactions
Totalarea2,234sq.m.(24,038sq.ft.).Spacesizesletrangedfrom11 sq.m,- 475 sq.m.
Evidence2009
Transactional
werecompletedof which25 wereleasehold.Totalarea8,587sq.m.(92,412
30 transactions
one Nettoand one WickesDIY totalling
sq.ft.)this included2 freeholddeals(investments)
38,090sq.ft,(3,540sq.m.),
Evidence2010
Transactional
4 freeholdinvestments
werecompletedof which11 werefreehold(including
45 transactions
(91,805
sq ft )
space8,531sq.m.
18,119sq.ft.(1,684sq.m.).Totalfloor
totalling
31
EvidenceJanuarvto Auqust2011
Transactional
sale.
1 investment
were completedincluding5 freeholdwhichincorporated
27 transactions
Of the 22 lettings1,654sq.m.of spacewas let (17,797sq.ft.).
TotalTransactions
Leasehold
Freehold
Total Floor Space (exc
investments)
Ayerag9lqtq_qp_Eq.ln.
Y e a r2 0 1 0
Year2008
30
19
Year2009
30
45
25
34
11
4
11
2,234
8,587
8,531
97
180
133
The figuresare distortedas in 2008 there were 7 investmenissold within Darlington. In
200g,therewere 2 investmentdealsequatingto 3,540sq.m.givinga net lettingfigureof
3
were sold including
5,047sq.m.,average180 sq.m. In 2010,4 freeholdinvestments
yields
6'4%
from
with
ranging
a totalof 1,684sq.m.
mixeduse retailsschemescomprising
(tenantTesco)to 10.8%.
Our analysisof availablespaceidentifies17,424sq.m.(187,48? sq.ft.)of spacecurrently
of take up to
availablebasedon averagetake up overthe lastthreeyearsand indications
much
of
this spaceis
date,the presentsupplycurrentlyexceedsdemand. lt is notedthat
to
is
little
availability
secondaryand of smaller units of accommodation. There
centre,
in
the
town
of any largerenquirieswishingto re-locate
requirements
accommodate
particularly
in goodsecondarylocations.
The abilityto addresssupplyof good qualitynew spacemay existwith a suitablerevised
thereremainsan
Streetwhenthe retailmarketrecovers.Otherwise
schemeon Commercial
available
in the present
and the stock
imbalancebetweensomenationalretailrequirements
climate.
4.5.3 RetailValues
a.
Retail$rteq
We havebeenunableto identifyany disposalsof retaillandand are unableto reportfurther
in this regard.Landat MortonParkadjacentto PremierInn is beingmarketedat a quoting
underofferhowevernotfor retailuse.
priceof f350,000per acre,this landis presently
b.
RetailAccommodation
withinthe town centre area notablyPost House
Rentalsfor secondaryaccommodation
whichhaveachievedrentalvaluesin the regionof f30-f40 persq.ft.
Wyndand Skinnergate
havepeakedat f 106 per sq.ft.with
ITZA.Primeretailareasof the towncentrein Northgate
per
sq.ft.ITZA.
headlinerentsnowin the regionof f85
disposalshaveachievedyields
it is notedthatinvestment
In respectof freeholdtransactions,
(8.8%),YarmRoad(Tesco
(Ladbrokes)
withina rangeof 6.40/o 10.8%notablySkinnergate
(10.8%).
(6.4olo)
and NorlhRoad(Co-op)
Convenience)
32
c,
$ummarv
Thereis no evidenceof the earlydeliveryof the proposedOvalShoppingCentrein current
the formerbus depotand the
marketconditions.Siteson the peripherysuchas Feethams,
mixeduseschemes.
as potentially
townhallare identified
In termsof supplythere is around3 yearsof supplyof availablespacecurrentlyavailable.
Mostof this spaceis secondaryin natureand includessmallunitson the peripheryof the
towncentreand is thereforeonly suitablefor a limitedmarketas opposeto beingable to
any largeroperatorswhichmay wish to considerbeingrelocatedwithinthe
accommodate
suchas a retail
towncentre,Thisissuemay be difficultto addresswithoutnewdevelopment
schemehoweverthe currenteconomicclimateand the abilityto secureprivatefinanceto
will continueto frustratethe deliveryof theseschemesat the present
facilitate
development
time.
4.6Leisureand Other Uses MarketReview
4.6.1 $upplv
Boroughincluding5 Golf Clubs,Gala
Thereis a rangeof leisurefacilitieswithinDarlington
ArtsCentre,
Darlington
FootballStadium,3 nightclubs,
Cinema,Darlington
Bingo,the Ode-on
HealthClub,
Darl-ington
CivicTheatretogetherwiththe DolphinLeisureCentre,Bannatynes
andtakeaways.
andmanyfastfoodrestaurants
smallrestaurants
a varietyof independent
The townhas a selectionof hotelsincludingThe King'sHotel(a boutiquehotel)in the town
centreand premierInn at MortonPalms.On the edge of the town centre(west)is The
BlackwellGrange Hotel and Bannatynestogetherwith the five star RockcliffeHall at
in 2008 by Tees Valley
Hurworth,The Tees ValleyHotelFuturesReportcommissioned
numberof hotelsfor a town of its
statesthai Darlingtonhas a significant
LocalAuthorities
for
size, althoughindicatesprojectionfor growthwithin the next 10 years, particularly
leisure
retail
and
tier budgethotels. We also havereferredto the NorlhEast
budgeUupper
by One NorthEastand preparedby DTZin February2011.
commissioned
stud-y
a,
Land
Sites with planningpermissionare typicallymarketedon a design and build basis as
opposedto land slle such as part of the TorringtonWorks site which has the benefitof
pianningapprovalfor hoteland relateduseson a smallpartof the site. We are awareof
siteswfrichmay have potentialfor leisureuse howeverthere is no evidenceof significant
interestcomingforwardfor such sites, developerinterestis tentativedependantupon
of disposal
expectations
potentialpre-lelconditions,This is furtherfetteredby landowners
schemes.
priceandcostviabilityof any potential
b.
AvailableBuildinqsFor LeisureRelatedUses
Thereare presentlytwo publichouseson the marketfor sale close to the town centre
namelythe Greyhoundin Parkgateand the Half Moonon Northgate.We are also aware
thatthe Chinagutteton Northgateis currenttyon the marketfor sale. The formerEscapade
some2,322sq.m..of spaceis
Streetandcomprises
whichis locatedon Gladstone
Nightclub
vacant.
33
c.
PublicOpenSpace
OtherUseslncludinq
We have referredto DarlingtonBoroughCouncil'sopen spacestrategyproducedin April
2007 and for the period2007-2017the Boroughhas a total of 923 hectaresof open space
Darlington.Withinthis
includingthe urbanarea and the threelargestvillagessurrounding
play
areaswithinthe urban
openspacethereare 27 allotmentsites,26 equippedchildren's
parksand gardens
recognised
localnaturereservesand threenationally
arca,7designated
forward
the qualityof
of landscapeor historicinterest.Focuson the strategyis on driving
These
include:existingopenspaceand planningfor a numberof majornewopenspaces.
a)
b)
cl
d)
A newparkto be providedas partof the centralParkdevelopment.
Newplayingpitchesto be providedat west Parkor MowdenRugbyclub.
at Merrybent.
withhousingdevelopment
woodlandassociated
Newcommunity
Threenewlocalnaturereserves.
whilstjust over 20%
Almosta thirdof all open spacesare primarilyfor informalrecreation
open
spacesthat are
site
areas
are primarilyoutdoorsportfacilities.On the basisof total
Naturaland
just
open
space.
third
of
all
undera
primarily
ouidoorsportfacilitiesaccountfor
ll
SouthPark
The
Grade
just
quafier
the
total.
of
overa
seminaturalgreenspacemakesup
In termsof
works.
upgrading
and
improvement
investment,
has benefitedfrom substantial
the
identifies
report
provided
within
the
analysingthe existingprovisionthe information
followingissues:Un
4.6.2 Demand/Take
a.
Landfor LeisureUses
in the marketplaceand contactswiththe CharteredSurveyorsin
Fromour own experience
at thistime. We
anyspecificleisurerequirements
the marketplacewe are unableto identif,T
arethereforeunableto reportfurtherin thisregard'
b.
DemandandTakeUp of LeisureAccommodation
evidenceof disposalof leisurepropedyover the three
We have referredto transactional
withinthis period'
yearperiod2008-2010.We havebeenunableto identifyany transactions
bn thisbasiswe do not haveevidenceto enableus to identifytrendsin demandandtakeup
rates and would thereforereportthat future leisureprovisionis likelyto remainstatic'
Howeverwe considertheremay be limitednew leisureprovisionin any mixeduse schemes
comingforwardin the future.
There are some elementsof existingreasonableleisure provisionwhich is evening
in
on offerin the towncentre.Howeverwe wouldidentifysomeinadequacies
entertainment
cinema
to replacethe datedexisting
otherareassuchas modernmultiplexcinemafacilities
upturnin marketconditions
whichis locatedout of the town centre. lf thereis a significant
and demandfor furtherleisurefacilitiesover the next 10 years, Darlingtonwill need to
sitesto facilitatedemandand competewith otherstrategic
identifysuitableand deliverabte
centresin TeesValleyandthe widernorthernregion,
publicopenspace
Otherusesincludinq
sui generisis difficultto establish.We
and demandfor otherusesparticularly
ldentification
or trendsfor suchuse in Darlington.
havenotbeenableto identifyany specificrequirements
DartingtonLocalBrownfieldStrategy* November 2011
34
throughplanning
comingforwardthereis an opportunity
In termsof any new development
proceduresto addressprovisionof furtheropen spacesand facilitiesthroughplanning
is not proposedthere is limited
Clearlywherenew development
requirements/obligations.
any siteswhich
unlessthe publicsectorown/control
to addressany imbalances
opportunity
use.
maybe vestedfor openspaceiamenity
4.7Summaryof PropertyMarkets
Darlingtongenerallyis performingreasonablyas a commercialcentre in the current
of
financialand economicclimate.lt remainsrelianton the greatestproportion
challenging
educationand healthservices. Despiteeconomic
employmentin publicadministration,
conditionsthe town centreis performingmodestly.Thereare only 2 vacantunitsin the
CornmillShoppingCentre at presentalthoughdiscussionswith the managingagents
of the NorthernEcho buildingwhichwill
indicatea positiveoutlookwith the development
Department
$torewithinthe shoppingcentre.We wereadvisedthatthey
bringDebenhams
for spacewhichtheyare confident
continueto receiveenquiriesfromsomenationalretailers
of the existingcentre.
in the futurewithfurtherdevelopment
theycanaccommodate
by the lackof fundingavailability
properlymarketcontinues
to be constrained
The residential
particularly
for first time buyerstogetherwith the presentover supplyof dwellingson the
market.
withinthis reportthereis a lackof occupier,developerand investoractivity
As documented
beingnon viabledue to low returnsbeing
with manydevelopments
in the areacommercially
generated
and inabilityto obtainfundsfor procurement.
development
As the economicclimateremainsuncertain,prospectsfor comprehensive
activitywithin Darlingtonacrossall sectorsof any significantscale are likelyto remain
limited,
extremely
35
SITES
5 REVIEWOF IDENTIFIED
5.1
lntroduction
lt is
of eachof the 12 sitesidentified
and proformacompleted.
was undertaken
An inspection
a sampleof 12 sitesout of a totalof around83 siteson the NLUD
notedthatthis represents
registerwithinthe Borough.
of manyof the sites,thenit was not
Dueto the natureof the $tudyand unknownownership
possibleto access all areas and where appropriatethe site inspectionswere undertaken
usesand
includeda reviewof the surrounding
fromthe boundaryof sites.The inspections
included
as wellas information
futureredevelopment
viablepotential
on potential
constraints
on
withinthe NationalLand Use Database(NLUD)to assistin the informingof judgements
sites.
thefutureuseof individual
photographs
of
and assessment
irrcluding
obtainedfromthe siteinspections
The information
whichareattachedat Annexll.
potentialfuture
withinSiteProformas
useswereincorporated
5.2
Characteristicsof BrownfieldSites
of Sites
5"2.1 Summarv
sitesis set out below;
areaof the 12 identified
A summaryof the grossand netdevelopable
able 5.2. - Analvsisof ldentifiedSites bv Size
Struet
SlteDescrlptlon
SiteOf FormerBleckettsBrickworksAnd Petrol6umD6pot
.ettsTio
ormer Coal Debot
L a n dA d i o i n i n q1 2 5 1 5 7 H a u q h t o nR o a ,
rseCarrWestWorksSite
VacantLand o
trormerHoDetownHouseAnd HopetownStudios
\lexander Streel
McmullenRoad
EastmountRoad
lauahton Road
rNhessoeRoad
Heron Drive
BrinkburnRoad
Way
St Cuthberts
VantaqepointIndustrialEstate
Jrchid House
ite Of FormerTorrinotonWorks
Slte Of Former SprinqfieldPrimarySchool
Faverdale
Four Rjqqs
Yarm Road
SaltersLane South
GroEE Site
Area
Net SitE Ar€a
Acres
5,2acres
1 4 . 8a c r e s
3.3 acres
4 I acres
2 0 . 0a c r e s
3.3acres
3.5acres
2 5 acres
1 0 , 7a c i ' e s
0 8 acres
19.9 acfes
4.7acres
2 , 6 6h a
6.6acres
210ha
6.35 ha
15.7acres
600he
1 4h a
3 , 0 5h a
9 . 4 7h e
134he
1 . 4 3h a
1 . 0 2h a
4 , 3 2h a
0 . 3 1h a
5.3acres
7.5acres
1 . 3 2h a
193ha
8 , 1 0h a
134ha
143ha
102ha
432ha
031ha
8 . 0 5h a
23,4acres
2 . 6 4h a
3.3acres
3.5acres
2.5acres
1 0 . 7a c r e s
0,8acres
19 . 9 a c r e s
6.5 acres
4 ? . 7 7n a
10 5 . 6 3a c r e s
805ha
3 7 . E 1h a
9 3 , 4 0a c r e s
5.2.2 Analvsisof Sitesbv Size
It is notedthat 12 identifiedsitescovera totalgrossareaof 42.77hectaresand,therefore,
providean averageof 3.56 hectares.However,4sitesmake up a totalof 28.19hectares
an averageof 1.82hectares.
withthe balanceof sitesproviding
as follows;
Thefourlargestsitesare identified
Tip
FormerBlacketts
RiseCarrWestWorksSite
Industrial
Estate
Vantagepoint
FormerTorringtonWorks
6 . 3 5h a
9.47ha
4 . 3 2h a
8 . 0 5h a
2 8 . 1 9h a
36
It is notedthat 3 of the 4 sites are formerfactorysiteswherethe existingbuildingshave
to slab levelwith the exceptionbeingBlackettsTip - wherethe site has
beendemolished
filled.
and subsequently
beensubjectto clayextraction
5.2,3 Analvsisof Sitesbv PreviousUse
use withthe exception
It is notedthat I of the 12 siteshavebeenmostrecentlyin industrial
Schoolwhichwas utilisedas school
Tip (as notedabove),former$pringfield
beingBlacketts
playingfieldsand I St. CuthberlsWaywhichwas utilisedas car showrooms.
however,has more
It is notedthat landoff HeronDrivewas alsosubjectto clayextraction,
recentlybeenusedas a buildersyard.
All of the sites have had the previousbuildingsdemolishedwith the exceptionof Orchid
for
Houseanda listedbuildingat HaughtonRoadwithall sitescurrentlyvacantand available
approvals'
statutory
subjectto obtainingnecessary
development
5,2.4 Analvsisof Sitesbv LocationwithinDarlinqton
as follows;
The natureof the locationof eachof the proposedsitesmaybe characterised
TownCentreand FrinqeArea
a.
Road
FormerCoralDepot,Eastmount
WaY
I St, Cuthberts
OrchidHouse
Sub Total
b.
2 . 1 4h a
1 . 0 2h a
0 . 3 1h a
3.47 ha
Suburban
LandAdjoining125-127HaughtonRoad
Landoff HeronDrive
PrimarySchool
Former$pringfield
HopetownHouse
FormerBlackettsBrickyard
Sub Total
3 . 0 5h a
1 . 3 4h a
2 . 6 4h a
1 . 4 3h a
2.66ha
1 1 . 1 2h a
lndustrialAreas
Established
c.
Tip
Blacketts
RiseCarrWestWorks
IndustrialEstate
Vantagepoint
Works
FormerTorrington
Sub Total
6 . 3 5h a
9.47 ha
4.32 ha
8 . 0 5h a
42.77ha
Total
5.3
2 8 . 1 9h a
ProposedFutureUsesfor ldentifiedBrownfieldSites
5.3.1 lntroduction
to bothexistingand emerging
of eachof the sitesandwithreference
an inspection
Following
for the Borough. The
reports
planningpoliciesas well as to the marketassessment
37
sites is summarisedin table5.3,1
proposeduse and capacityof each of the 12 identified
below:
Table5.3.1-
Use and
of Sites
Basedon the above,it is estimatedthat the 1? identifiedsitesprovidethe capacityfor the
following;
t
.
.
r
properties).
62 affordable
487dwellings(including
uses.
81,684sq.m,for B1(c),82 and BBemployment
3,000sq.m.for B1(a)officesuses.
6,000sq.m.for retailand leisureuses.
It is notedthat office,retailand leisureuses would compriseof elementsof mixed use
Way and on the siteof Orchid
schemeson sitescloseto the towncentreat I St. Cuthberts
Four
Riggs,
Houseon
siteswhichare les$easyto quantify
of the brownfield
Otherbenefitsof the redevelopment
wider
regeneration
of the areainclude;
as
important
to
the
butarealsoregarded
.
a
a
lmprovementof environmentand image of the area - particularlythroughthe
Way or Blacketts
Tip
of prominent
sitessuchas St. Cuthberts
regeneration
Eastmount
Road and
Deliveryof sectionsof the GreenCorridoron sites such as
within
the
town
andfootpaths
HaughtonRoadto improvecycle-ways
of listedbuildingwithinthe overallHaughtonRoadscheme,
Restoration
areas;
of successful
key industrial
for the expansion
Provideprovision
Estate
o FaverdaleIndustrial
- Vantagepoint
- RiseCarrWorks
Road
o YarmRoad/McMullen
- Torrington
Works
- Blacketts
Tip
38
Unless adjustedto reflect site specificfactors (such as existingor historicplanning
approvals),the assessmentis undertakenon the basis of the following standard
areas;
withregardto sitecapacitybaseduponthe netdevelopable
assumptions
Table5.3.1(
- StandardAssum
ns
ardinq Site Gapat
D.trytly
Development
Use
g1,82 andBBDevelopmel 3,442sq.m.perhectare
B1aOfficeDevelopment
Residential - Housing
- Flats
4,589sq.m.perhectare
30 - 35 per hectare
50 per hectare
AffordableHousinq
?5-30o/o
of market housing
of Delivery
5.3.2 Proqramme
in whicheachsitewillcomeforwardand
as to the timeframes
is undertaken
An assessment
which
includethe following;
is basedupona rangeof factors
thisassessment
b.
c.
The planningstatusof the sites- manyof the siteshavethe benefitof existingor
expiredplanningconsentswhichare likelyto be capableof beingrenewed.
- the likelihood
of the subjectsite comingforwardrelative
MarketAttractiveness
the
same proposeduse in currentmarket
to Othersites whiChmay share
conditions.
Site Constraints- the level of site constraintsaffectingthe site which may
include;
Contamination
issues
Site ownership/access
Floodrisk
strategies
of widerregeneration
The implementation
price
or alternative(more
required
towards
The ownersaspirations
valuable)uses.
Baseduponthe abovefactors,it is assessedthatthe subjectschemeswill comeforwardfor
withinthe followingtimeframes;
development
- ProiectsCapableof DeliveryWithin2011-15
Table5.3.2(1)
2 0 1 1- 2 0 1 5
SitEDescrlptlon
$fteet
8 1 , ? , Eb u i l t
spac6
B i a b ui l t
sPACe
letall /
.els u re
:ormer HopBtownHou$e And
l^6atAr^rn
Str rdins
iite Of Former Springfield
rrimarv School
JrinkburnRoad
louEing
!o'E
Affordable
Content
l6
l4
78
t2
SEltersLane South
m2
)m2
l m ?
174 units
lb unlts
iross
Net Site
iit€ AreE AruA
\,letProflt
rBf
1 . 4 3h a
1 . 4 3h a
38.80
2 . 6 4h a
1. 9 0h a
45 00
+ . 0 7h a
3 . 3 3h a
39
Table5.3.2(2)- ProjectsCapableof DeliveryWithin 2016-2020
2016 - 2020
lite DeEcrlptlon
8 1 , 2 , 8b u l l l
space
StEBt
ll a bullt
ipace
letail /
-eit u re
H o u si n g
No'E
\ffordablE
lontent
108
16
99
15
sit60f FormerBlacketts
AndPetroleum
Depol {lexander Street
Brickworks
Land Adjoining125 157
HsuohlonRoad
.laLrohlon Road
-lerdn Drive
l-5nd
48
VcmullanRoad
astmountRoad
llacketls Tin
Forrner
CoalDepot
tise Carr Wsst Works Site
n,/hessde Road
/dntaoeodinllndustriElEstale
t Cufhbcrtc
:averdale
10.652fi2
1 000 m2
I 880 m2
1 . 0 0 0n 2
\^./av
1 .0u0 m2
70
4 869 m7
I OOOm?
our F{roo3
rchid I
000m2
iite Of FormerToffinqtonWorks /arm Road
5.4
1 . 6 6h a
2 , 1 0h a
i28 80
l05hd
1 93ha
1. 3 4h a
i.35ha
1 . 1 4h a
47 ha
'l 34 ha
818.20
i22 00
'825 00)
i,00ha
1. 3 ?h a
1 . 1 0h
102h
1 .02 ha
t3?ha
4.32 ha
1 . 3 1h a
131 ha
1.05ha
8 . 0 5h a
lsf
54
'F?O 60)
i30.33
E i 0.00)
:2.49
i,000 m?
17,283 n2
1 1 . 6 8 4m 2
'lst Sito
\rea
,,let Profit
ilte Area
jrosa
1,000n?
t O0Om2
l3 units
i6 unrts
432
3 8 , 7 0h a 34.49ha
Summary
withinthe
The reviewof siteshas identified2 sitescapableof deliveringnew development
and having
for residential
development
with eachof the sitesproposed
periodof 2011-2015
uses. lt is noted
the benefitof existingor recentlyexpiredplanningapprovalfor residential
mean
thatthe Local
which
would
BC
ownership
within
Darlington
are
that3 out of the 5 sites
withinthis
later
as
explained
delivery
approach
to
site
more
flexible
a
Authoritymay take
financial
receipts
maximising
beyond
which
will
extend
objectives
meet
identified
Strategyto
term.
withinthe short
or mixeduse schemeswhichare all vacant
The remainderof sitescompriseemployment
projects
their
own
rightsbut are constrainedby factorswhich
within
important
sites and
issuesand the impacton
property
markets,
contamination
commercial
state
of
includethe
to be delivered
sites
being
estimated
will
result
in
the
of
use
which
viabilityand changes
period
2016-2020.
of
withinthe
40
6.0
FINANCIAL ANALYSI$ OF
SITES
BROWNFIELD
6.1
lntroduction
THE PROPOSED REDEVELOPMENTOF
The purposeof this sectionis to undertakea high levelreviewof financialviabilityof the
to the development.
the overallconstraints
proposed
siteswitha viewto assessing
The assessmentis not undertakenas a detailedsite appraisalas there is insufficient
information
availableto undedakethis exercisebut is intendedto considerthe scale of
viabilityissueswhere such problemsexist basedon standardassumptionsin relationto
developmentcosts and values identifiedfrom the propertymarket assessmentreport
undefiaken.
Theanalysisis set out as follows;
Basis of ViabilityAssessment
6.2
sitesthena high
of the variousbrownfield
In orderto considerthe viabilityof redevelopment
site baseduponthe following
for eachindividual
appraisalis undertaken
leveldevelopment
standardassumptions;
r
Siteswill only be broughtforwardwherethey are capableof deliveringa minimum
landto the ownersat the followinglevels;
-
Sites
Residential
Sites
Industrial
Sites
Retail/Leisure
t250,000peracre
peracre
f 100,000
f250,000peracre
Mixeduse schemeswould requireto generateland values betweenthese levels
mix.
dependant
on development
.
.
$ales valuesare basedupon the outcomeof the site assessmentand the values
and based
as$essedfor the proposeduseswithinthe relevantmarketasses$ment
are as
against
different
uses
upon site inspectionscompleted. Values applied
follows:
-
.
Residential
Industrial
Offices
Retail/Leisure
f 1,883- t2j52 persq.m,
t592 - f645 Persq.m.
81,7??persq.m.
81,722persq.m.
A standardconstruction
costis appliedto the grossbuiltareasas follows;
-
Residential
f 8 6 1p e rs q . m .
o Apartments
f 807persq.m.
o Houses
lndustrialA//arehouse t 430persq.m.
Offices
t 1 , 0 7 6p e rs q . m .
f 807persq.m.
Retail/Leisure
An uplift on constructioncosts is providedto reflect costs of infrastructure,
remediation
and 5106 costs.This figuregenerallyvaries between25o/oand 40Vo
41
assessmentof site conditions,howevera few sites
dependanton our preliminary
issuesare identified.
haveupliftsof 60-90%wherespecificsitedevelopment
A further allowanceof 40% of constructioncosts is made to reflectthe costs of
profit,
professional
fees,financeand developers
Affordablehousingis assumedat 25o/oof new housingwith the value includedat
to be requiredas socialrented
50% of marketvalue as the majorityis anticipated
that viabilitywouldbe supportedby affordable
properties.There is no assumption
housinggrant,
A preliminaryviabilityassess,nent for all sifes rs attachedat Annexlll'
6.3
Analysisof ViabilityAssessmentand SensitivityAnalysis
thatthe UK economyis at the lowerend of the economiccycleand property
It is recognised
by typicallyaround?0% on a nationalbasis sincethe peak of the
have
reduced
values
greaterin someareas.
propertymarketin mid 2007and significantly
viablebasedon
schemesis financially
indicatesthateachof the residential
The assessment
and achieving
the minimumlandvalueof f250,000per
appraisalassumptions
the identified
acre.
schemeshavea viabilitygap assessedat 20-40%of projectcostwiththe
The commercial
exceptionof the BlackettsTip site wherethe viabilitygap is assessedat beingin excessof
50o/o.
Table 6.3 below sets out the impact on the numberof sites which have a positive
in values;
valueagainsta rangeof increases
redevelopment
/alues Uplift flumber o
Total Ha
\gainst Base r'iableSites
40%
10
10
22.63ha
1 4 . 5 8h a
22.63ha
26.95ha
26.95ha
50%
1
ha
16.a2
)o/o
10%
70Vt
3Qo/o
qffordable
8 1 ,8 2 a n dB B
)fflces
lesidential
1 8 , 2 8 3m Z
m2
1.000
3,000
m2
1,000
m2
m2
1,000
],000m2
].000m2
487units
187units
187units
187units
1 . 0 0m
02
1 8 . 2 8 3m 2
] 3 . 1 5m
32
1 3 , 1 5m
32
1 , 0 3m
22
R6sld6ntial
32units
j2 units
i2 units
t87units
i2 units
3?units
187units
32 units
l€tail and LGisuft
i.000m?
1 , 0 0m
02
j,000m2
1 . 0 0 0m 2
1 000m2
i.000m2
The table shows the impactof an increasein value on projectviabilitywhich may be
addressedby an increasein projectvalue throughthe courseof the economiccycle or
of appropriate
financialsupportmeasures.
throughthe provision
Summarv
It is notedthat at currentlevelsof sales valuesthat all residentialschemesproducea
to
purposes.However,
this levelmay not be sufficient
positivelandvaluefor redevelopment
justifythe costsof securingall necessarycovenants,or providea sulficientland valueto
justifyhistoriccostswhichmay havebeenpaidfor sitesin bettermarketconditions.
The viabilityassessmenthas been undertakenon the basis of 25o/oaffordablehousing
within planningguidancebeing met unlessthere is an existingplanning
requirement
Manydevelopersare currentlyarguingthat such
approvalwhich variesthis requirement.
42
requirements
cannot be justifiedin current market conditions. Any reductionin the
housingwillimprovesiteviability,
requirement
for affordable
lt is notedthat even with an increasein valuesof 20% then the substantialmajorityof
purposes.
redevelopment
industrial
sitesremainunviablefor brownfield
43
7.0
POTENTIALMEASURESTO SUPPORTSITEDELIVERY
7.1
lntroduction
hasseenmajorchangesin the
Government
As previously
noted,the electionof the Coalition
Agenciesand their
policytowardsregeneration
with the removalof RegionalDevelopment
with no
associatedbudgetsand their replacementwith Local EnterprisePartnerships
dedicated
budgets.
Agency
in the fundingof the Homes& Communities
Therehas also beenmajorreductions
of around40% which has impactedon the fundingof the NationalAffordableHousing
Programmes
and variousgrant regimeswhich has impactedon housingdeliveryin the
currenteconomicclimate.
and localdeliverypartnersto
LocalAuthorities
Howeverthe Governmenthas encouraged
utiliseexistingand emergingfundingand deliverymechanismsto supportregeneration
activities.
measuresto supportsitedeliveryis set out below;
A reviewof potential
7.2
and Mechanisms
Reviewof FundingProgrammes
areset out below;
and mechanisms
Thevariousprogrammes
lnfrastructure
Lew
7.2.1 Communitv
set up in Englandunder
Levyis an existingfundingmechanism
Infrastructure
A Community
of localor sub
the PlanningAct 2008wherebythe publicsectorwouldfundthe undertaking
out
andwouldobtainthe paymentof fundingoncesitesare developed
regionalinfrastructure
by the privatesector. This mechanismcouldbe appliedas a cost per dwellingor cost per
sq.m.of commercialdevelopmentalthoughis more commonlyappliedon a propertyby
the rooftax appliedwithinMiltonKeynesto
propertybasiswith recentexamplescomprising
works and the fundingof public realm by the HCA within the
fund key infrastructure
often sit side by side with Section106
Greengatearea of Salford. CIL arrangements
Agreementsoperatedby Local Authoritiesbut do typicallyrequirethe relevantLocal
Authority
to secureaccessto the relevantcapitalfunding,whichis requiredto fundworkson
proposals
to be
an upfrontbasis, The normalroutewouldbe for a scheduleof infrastructure
and supportedby way of a Charging
Framework
incorporated
withinthe LocalDevelopment
Schedule
whichwouldbe consulteduponandformpartof the LDF.
CIL is not chargeablein relationto affordablehousingand propertiesused for charitable
purposes.
that the proposedworkswere not funded
The LocalAuthoritywould have to demonstrate
from otheractualand expectedsourcesof fundingand the proposedlevy does not have
acrossits area as a
negativepotentialeffectson the economicviabilityof development
for
as a mechanism
whole. The schemehas beenbroadlywelcomedby LocalAuthorities
worksacrossbothlocalandsub regionalareas.
fundinginfrastructure
is LondonBoroughof Redbridge
ThefirstLocalAuthorityto formallyadopta CIL mechanism
with ShropshireCounty Council and Newark & Sherwoodshotlly to adopt similar
to
are withinconsultation
mechanisms.lt is notedthat arounda further25 LocalAuthorities
ldentifiedCIL ratesare currentlyidentifiedbetweenf75-t150
introducesucha mechanism.
DarlingtonLocalBrownfieldStrategy* November 2011
44
ratesbetweenhigh
per sq.m.and are chargedon a varietyof criteriaincludingdifferential
and lowvalueareaswithina districtor borough.
projectswhich seruea
CIL mechanismsare typicallyused to fund major infrastructure
deliverworks and
may
numberof separatesite ownershipswhere the Local Authority
development.
phased
housing
with interestcosts)through
recoverthe capitalcosts(together
on how
Agreements
Section
106
than
to LocalAuthorities
The CIL providesmoreflexibility
on
levy
further
and where contributionsare spent howeverthe impositionof the
generally
low
value
area.
viabilityin a
willimpacton development
development
None of the 12 identifiedbrownfieldsites would be appropriatefor the use of a CIL
for example.
whichare morerelevantto the creationof a majorurbanextension
mechanism
LocalAuthorities
bv lndividual
Borrowinq
7.2.? Prudential
may makeprovisionwithintheir revenuebudgetsfor an annual
LocalAuthorities
lrrdividual
sum whichwould be capitalisedto createa capitalsum and may be utilisedto promote
projectswithinthe LocalAuthorityarea. This fund could then be
propertyregeneration
utilisedto undertakelnvestmentactivitywhich could includeequity investmentwithin
projects,loan financeto developerswho are unableto secure investmentfrom traditional
sourcesor gap fundingprovidingthat the fundingis withinpermittedintervention
bant<ing
for gapfunding.
levelswithinthe approvedEU blockexemption
Whilstincreasingrevenuepressureon revenuebudgetsis notedas a resultof reductions
have been lookingcloselyat
funding,variousLocalAuthorities
withinCentralGbvernment
this mechanismto promotecontinuingeconomicdevelopmentwithin a difficultfunding
in previousfundingregimes.For example,DerbyCity
marketand buildon work undertaken
Council established in September 2010 a f 10 million RegenerationFund
office
to supportthe deliveryof highqualityspeculative
(urww.derbyregenerationfund.co.uk)
to
schemes
four
successful
witninthe Citycentreareaand recentlyannounced
developmeht
The
offices.
sq.m.
of
13,935
be deliveredover the nexi 18 monthsto 2 yearsto deliver
in
entire Councilinvestmentis projectedto be repayabletogetherwith interest/share
the
completed
of
developerprofitsover a 3-5 year timescalefollowinglettingand disposal
scheme.
to establisha similarfund
CityCouncilhavealsorecentlyannouncedproposals
Manchester
"evergreen
vehicle",all of the
investment
with a 10 year horizonand estimatesthat as an
period.
year
10
receiptsmaybe recycledthroughthe Fundthreetimeswithinthe
In addition,SalfordCity Council(SCC)haverecentlyannouncedthat they have agreedto
take a pre-tetof 50% 6t a t7,651 sq.m.officeat Greengateto enablethe developer(ASK
to securefundingfor the schemeto move forwardon a speculativebasis'
Developments)
whichwouldotherwise
have enabledthe schemeto be established,
Thesearrangements
and
of construction
requirea maJorpre-letto be securedin advanceof the commencement
establish
to
seeks
by
SCC
poientiallydelayingdeliveryof the project. The investment
breengat,eas an extension of the ManchesterCity Centre office core following the
scheme'
of the Spinningfields
completion
to establishconfidencein local
On this basis,prudentialborrowingis a usefulmechanism
facility
will be dependantupon
such
a
within
marketsand the abilityto recyclereceipts
project
development,
with
viabilityissuesassociated
the
Whilstthe limitationof resourcesof DarlingtonBoroughCouncilis fully recognised,
provide
and
loans
to
Authority
the
Local
to
of the borrowingfacilitiesavailable
utilisation
45
equityto supportprojectswhich are viableyet unableto secure privatesectorfinancein
based
for fuftherconsideration
a usefulprogramme
currentmarketconditionsis considered
withinDerby.
on the successof a similarprogramme
7 . 2 . 3 J E $ S I C AF u n d i n q
by the LocalAuthority(or Local
A JESSICAvehiclewouldseekto utilisecapitalinvestment
vehicle,whichis initiallyproposed
to leverEuropeanFundingintoan investment
Authorities)
returnon all
fund.The JESSICAFundwouldseeka commercial
to providea multimillion
been
existing
and would not look at gap fundingpropositions.There have
investments
within
the
JESSICAvehiclesset up withinNorthEast England,NorthWest Englandand
whichhaveprovidedloanfinanceto businesses.
EastMidlands
Howeversignificantconcernshave been raisedin connectionwith the time and costsof
vehiclesof this nature,the annualrunningcostswhichare incurred
investment
establishing
includingfinancerate. Neitherthe
and the termson whichinvestmentmay be considered
over 3 years
Fundwhichwere established
NorthWest or the East MidlandsDevelopment
period
of over 12
ago and have yet investedwithina singleprojectwith a typicalset up
vehicle.
monthsandcosts(setup and revenue)in excessof f 1 millionexpendedon each
Manylocalauthoritieshave lookedat JESSICAto lever unutilisedEuropeanfundinginto
projectsthroughthe use of localauthorityresourcesas project
area basedregeneration
for the settingup of suchan arrangement
matchfunding howeverthe costsandtimescales
are likelyto be prohibitivefor a Local Authoritysuch as Darlingtonwhere there is a
by 31't December2013.
to be contracted
for ali investments
requirement
Areas
Zonesand Enterprise
7,2.4 Enterprise
Zone
as parlof the TeesValleyEnterprise
As notedabove,CentralParkhas beenidentified
phases,
previous
which
withinthe siteand buildingon
witha viewto promotinginvestment
of a new campusfor TeessideUniversityas well as a site for
includedthe development
DarlingtonCollege. Once legislationis in place,throughthe LocalismBill, businesses
movingintoCentralParkwill be exemptfromBusinessRatesfor 5 yearsand benefitfroma
more relaxedplanningregime (LDO) althoughthe detailedprovisionshave not been
finalisedat the currenttime.
It is also notedthat individualLocalAuthoritiesare ableto designateenterpriseareaswithin
for an agreed
partsof the authorityboundarysuchthat businessratesare noi chargeable
for
periodin orderto attractinvestmentwithinan area subjectto appropriateaccounting
sucha mechanism.
It is understoodthat over 50 LocalAuthoritiesare currentlyconsideringthe abilityto operate
such an EnterpriseArea includingthe relevantboundariesand the accountingfor such a
mechanism.
(PLl)
7.2.5 PublicLandInitiative
operatedby the HCAto supporthousingdeliveryon
comprisesan initiative
The programme
publicsectorland largelyland in the directownershipof the HCA or land withinLocal
Authority
ownership.
will be
to whomopporlunities
The HCA haveprocureda panelof housebuilders/developers
The
benefits
proposals
for
schemes.
parties
invitedto makedetailed
offeredwith interested
and,due
easyto procurea sitedeveloper
of suchan approachare that it becomesrelatively
46
to the rate of deferredland receipts,developerswill operateat lower marginsthan may
be the case.
otherwise
on this basisand it providesthe potential
A numberof majorprojectshavenowcommenced
andthe
BC ownedsitessuchas BlackettsBrickyard
to progressearlydeliveryon Darlington
$choolsite.
formerSpringfield
may also be givento the poolingof sites underthe PLI to createa critical
Consideration
opportunities,
massof development
(LABVI)
7.2,6 LocalAssetBasedVehiclefor Investment
LocalAuthoritiesor other publicbodiesutiliseexistingland and
In these circumstances,
propertyassetsto establisha vehiclewith a joint venturepartner(usuallya privatesector
who shallbe ableto use suchassetsas securityfor new borrowingto fund the
developer)
activityon the sites. Such workswouldbe deliveredby the
of development
undertaking
agreed
privatesectorpadner in accordancewith a phasedprogrammeof development
beforehandbetweenthe Parties.
The typicalbusinessmodelfor a LABVIwould requirefor the publicsectorto receivea
"coupon"rateof intereston the propertyassetsinvestedintothe vehicleand as suchthis
would typicallyneed to incorporatea numberof incomeproducingassets as well as
siteswhich often comprisean importantelementof LocalAuthorityrevenue
development
budget.
is PxPWest MidlandsLimitedwhichwas
The mostrecentexampleof a LABVIarrangement
betweenAdvantageWest Midlands(nowHCA)and LangtreeGroupand covers
established
landand 55,741sq.m.of
a portfoliocoveringapproximitely52,61hectaresof development
in June 2007 with majorongoing
existingworkspace.The joint venturewas established
of a sitefor residential
the progression
prolecGincluding
the formerLDVsitein Birmingham,
projectrecently
at BrindleyVillagePhase ll with the first new construction
development
commencedat BromsgroveTechnologyPark where PxP West Midlandsare currently
Village
to Brindley
units.In addition
4,645sq.m.of newworkshop
approximately
developing
proposals
for
17,651
phasell in Smethwick,
the BlackCountryinclude
otherprojectswithin
of
and the development new
unitsat CobaltPark in Willenhall
sq.m.in three industrial
unitsat HiltonParkcloseto Junction1 of the M54Motorway.
industrial
It is understoodthat PxP West Midlandshas not deliveredthe proposedlevelsof new
development
agreedwithinthe BusinessPlanand that AWM did not received
speculative
whenthe vehiclewas formed.Whilstthismay be attributed
returnsanticipated
the projected
the approachfor a publicsectorbodyto rely on a single
to changesin marketconditions,
privatesectorpartnerto takeforwarda widerangeof projectson a regionwidebasishasnot
benefitsat this stageand is regardedby manyas tyingup
regeneration
significant
delivered
valuablepublicsectorassetswithina longtermvehicle.
area than
would requireto cover a wider geographical
The use of LABVIarrangements
Darlington perhapsthe Tees Valleyauthorities howeverconsiderthat this is not an
appropriatevehicle for DarlingtonBC or other Tees Valley authoritiesand is more
appropriatein bettermarketconditionswherethe publicsectorare seekingto createa
to createprivatesectorinterestor activity.
criticalmassof opportunities
47
Finance(TlF)
7.2.7 Tax Incremental
of a Tax
announcedproposalsin late 2010for the introduction
The CoalitionGovernment
IncrementalFinancescheme which is a structurefrequentlyused in other countries
(including
to borrowcapitalto providecapitalfundingto
the US) enablingLocalAuthorities
rates incomeresulting
projectsbased upon futureincreasesin non-domestic
appropriate
fromthe subjectdevelopment.
The first TIF projectscoming forwardare within Scotlandwhere the necessaryenabling
legislationhas already been approvedand the first developmentundertakenat Leith
Dockyardswith a numberof other proposedfuturescheme$at the detailedassessment
of the former RavenscraigSteel Works by Wilson
stage includingthe redevelopment
Limited,
BowdenDevelopments
in Englandwouldbe invitedto submitpilot
understood
that LocalAuthorities
It was originally
projectsto CentralGovernment
in January2011for the scheme.However,therehavebeen
due to the potentialissues
of draftenablinglegislation
a numberof delaysin the preparation
from LocalAuthorities.Therehave been criticismsof the scheme
raisedin consultations
whereLocalAuthoritieswhich do not have a significantbase of commercialdevelopment
theremay be the potential
Furthermore
wouldbe unableto benefitfromsucharrangements.
impactsthat such a scheme could only benefitareas with existinghigh demandfor
wherethere
commercialpropertyand thereforenot benefitareasin need of regeneration
maybe issuesof lowdemand.
Furtherannouncementsregardingthe frameworkfor TIF and the call for pilot projectsis
Autumn2011; howeverit is clearthat thesewill need to be restrictedon the
anticipated
the market.
areaswhereTlFs mayoperateandthe numberof schemesto avoiddistorting
schemes
The use of TlFs is seen as fundingmajor works such as key infrastructure
andflooddefenceworksand is notconsidered
services,railconnections
including
highways,
sitesidentified.However,TIF may be considered
to the brownfield
relevantor appropriate
works to serve any
more appropriateto larger schemessuch as new infrastructure
Airport.
expansion
or businessparkat the TeesValleyInternational
Fund
Reqional
Development
7.2.8 European
are situatedwithinthe Tier2 AssistedAreawhich
It is notedthatfourwardswithinDarlington
& Whessoe,
St. Georgeand Sandberge
Lingfield,
Middleton
compriseFaverdale,
On this basis,qualifyingpartiesare able to apply for EuropeanFundingto undertake
commercialand mixed use developmentprojects.Such schemeswould requireto be
2015
andallfundingdrawndownby 31" December
completed
resourcesunderPriority3 of the
uncommitted
thereare currentlysignificant
It is understood
activity. Qualifying
programmewhich may be utilisedto supportpropertyregeneration
works subjectto the provisionof appropriate
projectsmay take the form of infrastructure
levelsof match funding,or may take the form of financialsupportfor a gap funding
programmeacrossthe AssistedArea for employmentrelatedschemesdeliveringtarget
outputswhich may includeemploymentfloorspace,leverageof privatesector investment,
accommodated.
or new businesses
brownfield
landremediated
It will be necessaryfor a public sector body (such as the Local Authority)to act as
thefundon a dayto day basis.
accountable
bodyfor the fundandto administer
48
bodiesto ensurethat all
by the accountable
It is notedthat any fundingmustbe advertised
interestedpartieswould have the opportunityto bid for fundingunder any area based
with
programme.Any fundingprovidedto the applicantwill also needto be in accordance
the gap funding block exemptionand targetedat $mall and MediumEnterpriseswith
maximuminterventionlevelstypicallybetweenZla/oand30% of totalprojectcosts.
of a local gap funding programmeutilisinguncommittedEuropean
The establishment
in the currentfundingclimate,althoughearly
opportunity
a significant
moniesis considered
to
frameworkfor investment
an appropriate
progresswill needto be made in establishing
by 31" December2013and expended
for anyfundingto be committed
meetthe requirement
2015.
by 31'tDecember
GrowthFundinq
7.2.9 Reqional
for RegionalGroMh Fundingwith the
There have now been two roundsof applications
2011. lt is
secondroundbidsinvitedin July2011with a decisiondue in earlyNovember
of
againsta proposedcapitalprogramme
notedthatbidstotallingf3.5 billionweresubmitted
fl950million.
programmes
whichwill directly
The RGF programmeis targetedat economicregeneration
link to privatesector investmentand job creation- particularlyin high added value
will also seekto promote
suchas researchand development.The programme
businesses
economicactivitywithinareaswhichhavebeenaffectedby publicsectorjob losses.
end
withoutan identified
remediation
will notsupportbrownfield
the programme
Accordingly,
fundingmechanismfor the above
user and is thereforenot identifiedas an appropriate
schemes.
Thereare no furtherroundsof RGFbiddingproposedat the currenttime.
7.2.10NewHomesBonus
where
A schemeannouncedby Governmentin the early stagesof the new Parliament,
(or
fundsfor everynew homebuilt brought
CouncilTax is matchedfromCentralGovernment
back into use) for six years in a Local Authority'sarea. This is an incentiveschemeto
encouragecloserwor:kingbetweendevelopersand LocalAuthorities- the matchingfrom
thatcouldbe
shouldbe seenas a revenuestreamto the development
CentralGovernment
usedto securefinanceon a capitalsum.
It is notedthatreceiptsunderthe NewHomesBonusare notcurrentlyringfencedto housing
deliveryrelatedactivitiesand are typicallyused for otherfundingpurposesat the current
time.
7.3
OtherInterventionsto Suppott Site Delivery
sitesthroughothernonof brownfield
may also supportthe development
LocalAuthorities
thefotlowing;
andwouldbrieflyhighlight
financialmechanisms
- Throughthe acquisitionof brownfieldsites
Sife Assembtyand Consotidation
togetherwith adjoiningareas and offeringthese as more comprehensive
by
opportunities.Such an approachrequiresup front investment
development
the publicsectoron the basisof futurereturns.
49
b.
tJseof ComputsoryPurchasePowers- To supportprivatesectordevelopersin
site assemblyworkfor key projectswhichmay includethe securing
undertaking
redevelopment'
to securecomprehensive
of vacantpossession
c.
Preparation
of DevelopmentBriefs- The earlypreparationof developmentbriefs
of
processby providinga clear indication
will add certaintyto the development
which
are
conditions
and any terms and
permitteduse, forms of development
scheme. This approachwill
likelyto be requiredin relationto the development
for
withoutthe requirement
enable developersto bring forwardopportunities
will
be
to establishthe type of uses which
discussions
lengthypre-application
provide
detailed
permitted.Over previousyearsthere has been a tendencyto
briefs. However,it is felt that such an approach
development
and prescriptive
may be overly prescriptiveand shouldfocus upon permitteduses, form of
and keydesignissues.
development
d.
e,
Poolingof Pubtic OwnedSifes- The brownfieldstrategyincludesa significant
numberof public sector owned sites and there may be benefitsin offering
whereasindividualsites may not be of a
developersa portfolioof opportunities
sufficientscaleto attractinvestment.Suchan approachwouldalso providethe
for the mostvaluablesitesto crosssubsidiselessviabledevelopment
opportunity
obligations.For example
throughlinkingthemwithindevelopment
opportunities
good qualityresidentialsites could be developedout againstan obligationto
on eitherthe same or
develOpcefiain elementof commercialdevelopments
separatesitewithinthe sameownership.
publicsector
JointVentures- As opposedto disposingof sitesfor development,
developers
suchthat land
bodiescan enterintojointventureswith privatesector
received
upon
returns
could be vested into developmentschemeswith the
of the schemeand ultimatedisposal,Suchan approachenablesthe
completion
processand
publicsectorto have an elementof controlover the development
partner
to improveproject
improvescashflowfor the privatesectordevelopment
profitability.This would normallyrelateto eitherthe privatesectorundertaking
on publicsectorlandor the publicsectorjoiningwith an adjoining
development
however
development
schemeto providea more comprehensive
development
suchan approachwouldneedto ensurethatit compliedwithrelevantguidancein
valuefor money'
andobtaining
relationto procurement
Thepubticsecfor enteringintoa leasefor a new commercialproperty/scheme
public
sector
to securefinancebaseduponthe strengthof a
enablinga developer
covenant.The publicsectorwouldthensubletthe propertyon termsappropriate
provisions
for the headlease
to secureoccupierswithinthe market.Termination
wouldbe agreedfor exampleuponB0%occupancylevelswith recentexamples
seek to utilisetheir resourcesto
in Salfordand Wakefieldas LocalAuthorities
way.
in a stateaid compliant
leverin privatesectorinvestment
g
DevetopmentVehictesand Tax EfficientSfrucfures- As an incentrvefor the
a seriesof tax
has introduced
of brownfieldsites,the Government
regeneration
incentivesincludingcapitalallowancesfor the undefiakingof decontamination
and remediationwork underlakenparticularlyfor sites which have historic
for a periodin excessof 15 years. lt is notedthat only private
contamination
sectorcompaniesare eligibleto receivesuchbenefitsand a numberof specialist
workingwithinthe areawho are seekingto
companiesare currently
development
projectsto benefitfrom the specifictax
undertakequalifyingsite remediation
for sitedecontamination.
breaksappropriate
DartingtonLocalBrownfieldStrategy- November2011
50
overa numberof adjoining
wouldalsoconsidersiteremediation
Suchcompanies
wherea
siteswhichwouldprovidepotentialeconomiesof scaleand particularly
Agency
which
frameworkmay be agreedwith the Environment
site remediation
the
without
would allow materialsto be movedbetweenindividualownerships
as
a
are
treated
(i.e.
levelsof landfilttax the varioussites
paymentof appropriate
singleproject).
h.
Reuse of BrownfieldSlfesfor the Creationof Public Open Space- The viability
sites
indicatesthat it will be difficultto envisagesomecontaminated
as$essment
as the currentlevel
in the futureparlicularly
comingforwardfor builtdevelopment
purposesis lessthanthe existing
sitesfor employment
of demandfor brownfield
supply.
of suchsitesthroughutilising
shouldbe givento the improvement
Consideration
or
workswhich may includelandscaping
improvement
thesefor environmental
of
have
the
effect
would
creation of areas of public open space which
Such
area.
immediate
the marketin relationto othersiteswithinthe
encouraging
of suchsitesby the publicsectorand
an approachwouldrequirethe acquisition
siteswith
of the mostappropriate
a carefulprocessof identification
would'require
areaas
potential
and maximumimpactuponthe surrounding
limiteddevelopment
of
and
the
costs
accountrequiresto be takenof boththe capitalcost of works
futuremaintenance.
51
8.0
SITES
ON BROWNFIELD
APPROACHTO DELIVERYOF THE DEVELOPMENT
8.1
lntroduction
and extractionindustrieswithinDarlingtonhas left a large
The declineof manufacturing
by poorsite
sitesacrossthe Studyareawithmanyof theseconstrained
legacyof brownfield
site
or tippingwhichhaveincreased
or historicexcavations
conditions
throughcontamination
development
costs.
to be successfulthen it must seekto
For any LocalBrownfieldStrategywithinDarlington
addressa numberof key issuesas follows;
i.
Addressi$suesof poor site conditionsas a resultof historicsite usesand the
opportunities.
andviabilityof sitedevelopment
impactof theseon deliverability
ii.
Relativelylow valuesachievedfor bothnew and existinghousingstockand for
commercialproperty.
iii.
Demandfrom occupiersof commercialpropertyfor short term flexiblelease
which impacton risk, viabilityand the abilityto secureprivate
arrangements
finance,
iv.
relativeto otherareasand in
opportunities
Lowdemandfor housingdevelopment
particular
greenfield
sitesin outof townlocations.
v,
financewhichimpactson the abilityof housebuilders
Shortageof development
development.This is a padicularissue
developers
to undertake
and commercial
or infrastructure
wherethereare highup frontcostsin relationto site remediation
priorto receiptof incomefrom development
workswhichneedto be undertaken
saleswithresultantcashflowissues,
vi.
in manyareasas a resultof redundantsites,with depressing
Poorenvironment
effecton values,
vil.
housingprovisionwhichimpactson
to meetthe costsof affordable
Requirement
requirements.
viabilitytogetherwithotherSection1061278
viii.
capableof attracting
development
of commercial
To supportthe establishment
keyemployers
throughthe provisionof highquality
inwardinvestorsand retaining
of the
officesand industrialpremisesrequiredto supportthe diversification
value.
on
development
which
impacts
economy
ix.
to addressissueswithinthe localeconomy
To seek to attractnew investment
in the publicsector,low wage levelsand
includingover relianceon employment
low levelsof GVA.
relatively
x.
by improvinghousingdeliveryand
To addressissuesof pocketsof deprivation
housing.
the deliveryof affordable
choice- including
approachwhich
The core of any Local BrownfieldStrategymust be a comprehensive
and occupiers
investors,housebuilders
impactsupon marketconfidencefrom developers,
improvements
wherebysignificant
perspectives,
in marketconditions
andcreatesconfidence
5?
are
would be realisedover a period such that new prospectivepurchaserslinvestors
considered.
intoareaswhichwouldnothavebeenpreviously
encouraged
Approachto BrownfieldSitesWithin Darlington
8.2
The 12 identifiedbrownfieldsites each have individualconstraintswhich have resultedin
theirnot beingbroughtforwardfor economicreuseat the currenttime,whichmay generally
be includedwithinthe followingfactors;
a.
Marketconditionsresult in there being inadequatefinancialreturnsto bring
forward opportunitiesin the current economicclimate - particularlywith the
and siteremediation.
associated
up frontcostsof siteinfrastructure
site
to be in relationto the formerBlackettsBrickworks
Examplesare considered
or
Schoolsitewherebothsitesare withinLocalAuthorityownership
or Springfield
on the HopetownHouse or Heron Driveschemeswhere the sites are within
privatesectorownership,
b.
Whereexistingowner$are seekingto utiliseshorttermviabilityissuesto seekto
promotechangeof usefor key employment
sitesfor morevaluableusessuchas
retailor residential
uses.
Industrial
Works,Vantagepoint
For instance,sitessuchas the formerTorrington
Estateand Rise Carr works wherethe ownersare in the processof making
or promotingthe sites for alternativeuses such as retailor
representations
purposes.
residential
c.
proposalsand may be
Where sites may comprisepart of wider regeneration
uses or the
difficultto deliverin isolationdue to issuessuch as neighbouring
andwouldneedto be
impactof a blastzonewhichaffectsa numberof properties
of the area wide
addressedon a wider basis to maximisethe deliverability
scheme.
regeneration
Sites where this presentsan issue includeEastmountRoad, Four Riggsand
potentially
I St. Cuthberts
Way.
8.3
ProposedApproachto IndividualSites
8,3.1 FormerBlackettsBrickvard
The site is currentlyvacantand allocatedas an employment
site althoughthe SHLAAhas
identifiedthe site as suitablefor lower cost housingwith an estimatedcapacityof 108
have
dwellings, The site is withinthe ownershipof DarlingtonBC. $ite investigations
withthe treatmentof landfill and
identified
thatthereare variousabnormalcostsassociated
petroltankson the siteand alsonotethatpartof the siteis usedas a playarea
underground
for localresidents.
development
It is consideredthat the site may come fonruard
opportunity
as a residential
quicklyand it is proposedthatthe following
relatively
stepsshouldbe undertaken;
i.
A developmentbrief should be preparedfor the site which shall include
with local residentsin order that the publicopen $pace may be
consultation
designedin sucha way as to jointlyprovidefor the needsof localresidents.
53
il.
ilt.
should be underlakento providecertaintyin
Any further site investigations
relation to abnormal developmentcosts including consultationwith the
issues.
Agencyon anycontamination
Environment
An outlineplanningconsentshouldbe securedfor the sitewhichwill identifyall of
includingSection106 requirements
the costs associatedwith site development
housingprovision.
in relationto affordable
and provisions
tv.
On the basis of the above,the subjectsite should be marketedto suitably
in
developerson the basisof deliveringnew housingdevelopment
experienced
brief.
of the development
withthe requirements
accordance
V.
abnormalcostsand also the locationof the site
The impactof site development
withina low valuearea may impactupondeveloperinterestand thereforeit may
on a jointventurebasissuchthat
for the schemeto be undertaken
be necessary
costs as a priorityreturn
the developerwill receiverepaymentof development
of the surplusof income
and that landvaluewouldbe receivedas a proportion
from housesales followingthe repaymentof developmentcosts. An approach
wherebythe Councildo not requireupfrontpaymentof land value and are
preparedto share developmentrisk throughpaymentslinkedto housesales
interestin the undertakingof residential
revenuewill encouragehousebuilder
on a siteof thisnaturein currentmarketconditions.
development
vt.
under
of the siteas an opportunity
shouldbe givento the inclusion
Consideration
withothersites.
the PublicLandInitiative
eitheron itsownor in conjunction
vii.
may be for the subjectsiteto be includedwithina portfolio
A furtherconsideration
to take on smaller
of sites which would encouragelargerscale housebuilders
with the
scaleprojects.For instancethe site may be consideredin conjunction
whichis alsowithin
siteat theformerSpringfield
School(NLUDRef:135000170)
LocalAuthorityownership,
8.3.2 BlaqkeltsTip
Tip is a highlyprominentsiteadjacentto the EasternTransportCorridorhowever;
Blacketts
coststo sucha
whichwillsignificantly
increasedevelopment
the siteis heavilycontaminated
level where developmentwill be unviablefor industrialpurposeswithin the foreseeable
future. The site comprisesa tippedarea which is now overgrownand providesinformal
openspacewhichis well usedby dog walkers,etc,, lt is notedthat the currentsiteowners
that theywouldrequirethe benefitof a retailconsentto enablethe siteto be
haveindicated
broughtbackintoeconomicreuse.
which have been undedaken,
It is notedthat whilstthere are detailedsite investigations
manyof the works have not been costedat this time. lt is notedthat the site is withina
popularindustriallocationbeingadjacentto the existingMcMullenRoad IndustrialEstate
tradecounteror more
a rangeof car showroom,
and alsohasthe potentialto accommodate
industrial
uses.
traditional
in maximising
It is considered
the potentialfor
that the followingstepsmay be undertaken
the restoration
of the BlackettsTip siteand for the bringingforwardof the sitefor economic
reuse:
i.
The LocalAuthorityshouldundertakea reviewof the existingsite investigations
of the levelof costsassociated
for the site in orderto obtainan understanding
54
with
liabilityassociated
and alsothe potentialenvironmental
with site restoration
the ownership of the site which is understoodto be generatingmethane
emissionsat the currenttime.
ii.
will also highlightwhetherthere is the potentialto
A reviewof site investigation
developsomepartsof the sitefor economicreusewhilstthoseareaswithworse
uses
for alternative
costsmay be identified
development
contamination/abnormal
whichmay includepublicopenspaceor openstorageusesfor example.
iii.
with the land owners(R, Blackett& Sons Limited)shouldclearly
Consultation
for the siteand whethertheywishto disposeof theirsite
identifytheiraspirations
in themediumandlongerterm.
or delivernewbuiltdevelopment
iv.
Brieffor the sitebaseduponan
BC shall$eekto agreea Development
Darlington
and shouldbe suppoftedby a potentialdelivery
of site remediation
understanding
town
of Darlington
plan. For exampleit is notedthat the proposedregeneration
centre EasternFringemay give rise to the relocationof a numberof major
occupierswho may considerthatthe BlackettsTip site wouldprovidea suitable
facilities.
of alternative
sitefor the development
v.
costswhichare
up front development
that thereare significant
lt is recognised
worksto the site
and infrastructure
likelyto be associatedwith site remediation
of projectcashflowwill requireto be obtainedin orderto
and an understanding
meansof financialsupport. lt is notedthat the
considerthe most appropriate
LocalAuthoritycould considerthe use of variousmechanismsto suppotlthe
of thisareawhichmay includethe following;
development
a.
b.
c,
vi.
Fundingof someelementsof workagainstfuturebusinessratesreceiptsfor
the site.
Assistingthe proposeddeveloperin securingfundingfor up front works
through means such as prudentialborrowingor similar mechanisms
whereby the Local Authority receive payment upon ultimate site
development.
for ERDF
Workingwith the selecteddeveloperin promotingan application
deficitin relationto the scheme.
gapfundingto supportan identified
associatedwith the site,the Local
of any liabilities
$ubjectto the identification
Authoritymay consideracquiringthe freeholdof this area such that the site may
be maintainedfor employmentuses and that the Local Authoritymay make
works.
and infrastructure
for ERDFfundingto supportsiteremediation
application
Road
8,3.3 FormerCoalDepot,Eastmount
Thesitecomprisesof a formercoaldepotand scrapyardsituatedadjacentto the formerrail
area. The site is
lineand is withinthe identifiedtown centreEasternFringedevelopment
uses
secondary
by its longand narrowshape,a limitedaccessand surrounding
constrained
for mixeduse
the sitein isolation.The siteis identified
whichall makeit difficultto redevelop
togetherwitha
purposesand hasthe benefitof an existingplanningconsentfor 30 dwellings
for the retainingof a wildlifehabitatwithinthe siteboundaries,The siteis within
requirement
for the benefitof the
the BlastZoneof an existinggas holderwhichrequiresto be addressed
widerarea.
may
It is proposedthat a strategyfor bringingforwardthis site for future development
includethe followingelements;
55
It is necessaryto considerthe site in the context of other development
opportunitieswithin the area in order to create economic manageable
areas. For instanceit is notedthat thereare vacantsitesadjacent
development
parcels
other underutilised
to the site entranceand the potentialto incorporate
withina development
schemefor the sitesituatedto the rearof existinghousing
off EastmountRoad. On this basis,it is considerednecessaryfor a delivery
acrossthewiderEasternFringearea.
strategyto be identified
ii.
of the nearby
Any deliverystrategywill needto addressthe costsof dismantling
ga$ holdersite to removethe BlastZone affectingthis as well as variousother
sites withinthe area. lt is understoodthat whilstthe gas holder
development
to identifysourcesto fundthe
couldbe removed.However,it will be necessary
costof removaland alsodecontamination.
ilt.
It is understoodthat there is limitedinformationavailablein relationto site
conditionsand additionalinformationwill be requiredin order that a more
viability.
as to development
completereviewmay be undertake
iv.
The deliverystrategywill also need to addressissuesof site assemblyand
propose uses across this and surroundingareas which may include a
requirement
for compulsorypurchasepowersto take forwarda comprehensive
approachto the area which will be necessaryto $ecure the regeneration
areaas an extension
objectives
of creatinga newvibrantmixedusedevelopment
to Darlingtontown centre. The proposalswill involveconsultationwith the
existingsiteowners(WardBros)and othersiteownerswithinthe area.
v,
lt is currentlyanticipatedthat the site will be broughtforwardfor mixed use
development
which will includesome elementsof employmentuses. At this
stageit is difficultto assessthe capacityand viabilityof thesebuttheseshouldbe
withexistingsiteowners.
reviewedas soonas possiblein consultation
125-127Hauqhton
Road
8.3.4 LandAdioininq
The site is situatedwithina prominentpositionadjacentto the Park Gate Junctionof the
East Coast MainlineRailwaywith existingaccess off HaughtonRoad. The site is
constrainedby an awkwardshape and also containsa listed buildingand part of the
Darlington
to $tocktonraiMaytrackbed. The siteis in privateownershipandwas subjectto
an outlineapplicationfor 65 dwellingsalthoughthe applicationwas not determinedand
in July2010,
withdrawn
The site has a constrained
existingaccessoff HaughtonRoadand notethatthereare Tree
Preservation
Orderscloseto the existingsiteentrance.Thereis an existingfootpathacross
thesite.
thefollowing;
A strategyfor bringingforwardthe sitefor economicreuseshouldincorporate
i.
Whilst the site with the benefit of any planning consent for residential
proposition
it is noted
to housebuilders,
is likelyto be an attractive
development
associated
with the existinglistedbuildingand track bed will be a
that liabilities
concernto any interestedpartiesconsideringthe site. On this basis it is
briefshouldbe preparedfor the site whichwill
consideredthat a development
but also identifyhow it is proposedthat the
identifythe areasfor development
listedbuildingshall be dealtwith in the future. Optionswould includefor the
56
exclusionof the buildirtgfrom the area to be sold, an agreedschemefor the
restorationof the buildingor the paymentof a Section106 or other form of
paymentfor the building's
futurerestoration.
ii.
lt is noted that there is a desktop site investigationhowever;a full site
will needto be undedakenin orderto providecertaintyto interested
investigation
Parties.
iii.
A developmentbrief should be preparedfor the site to providecertaintyto
parlies.The development
briefwouldaddressissuessuchas access
interested
into the site from HaughtonRoad, Tree PreservationOrders,dealingwith
for a GreenCorridorthroughthe siteas
footpathsand the potentialrequirement
well as providingan approachto dealingwiththe listedbuilding,The completed
for the site to be formally
briefwouldthen providethe opporlunity
development
marketed. lt is noted that there is the opportunityfor the site to be jointly
with the formerBlackettsBrickWorkssite (NLUDRef:
marketedin conjunction
partya moresignificant
opportunity
whichwouldofferany interested
135000008)
be of interestto largerhousebuilders.
and could,therefore,
8.3.5 RiseCarrWestWorksSite
to sitelevel
whichhas now beendemolished
The sitecomprisesa formerCorusSteelworks
purposesby the currentowners,St. Modwen,
withthe site now beingmarketedfor industrial
Estate.The existingaccessto
Industrial
in association
withadjoiningsiteson the Faverdale
via HoneyPot Lanealthoughnotethatthereis the potentialto createa
the site is restricted
new accessto the site throughan extensionof SamianWay on the FaverdaleIndustrial
improveaccessto the41(M).
Estatewhichwouldsignificantly
estatesservingthe Darlington
one of the majormostpopularindustrial
represents
Faverdale
of largeservice
areaand has attractedmajoroccupierssuchas Aldithroughthe availability
a rail freightlink
sitescloseto the 41(M). The subjectsite has the abilityto incorporate
of this
one of the few opportunities
withinone mileof the EastCoastMainlineand represents
scaleto incorporatethis facility.
in relationto a changeof use to
It is notedthat St. Modwenhave made representations
for the site.
includingresidential,
mixeddevelopment,
of the subjectsite
LocalBrownfield
$trategywouldsupportthe regeneration
The Darlington
as follows:
i.
The strategywould identifythe former Rise Carr Works as an important
purposes.
siteand seekto resistanychangeof useto residential
employment
The strategyshouldseekto prornotethe sitefor rail relatedpurposes.Demand
by the recentenquiry
for suchusesfrom majorinwardinvestorsis demonstrated
for a rail
by Hitachifor a majornew sitewithinthe NorthEastwith a requirement
link. Discussionswith largeragentsindicatethat many major occupiersare
seekingthe flexibilityof a potentialfuture rail connectionwhen selectingnew
sites. lt is alsoproposedto seekto ensurethatthe proposedlinkto SamianWay
is providedas soon as possiblewhichmay includethe potentialuse of ERDF
with DarlingtonBoroughCouncilor the potentialuse of
fundingin conjunction
Local Authorityresourcesto be investedon a joint venture basis with the
Authoritybenefitingfrom a proportionof the uplift in site value of future
withinthe Faverdale
developmentprofits. The site may be fully incorporated
57
lndustrialHstateas opposedto providinga self containedarea with an inferior
highwaysconnection.
iii.
DarlingtonBC shouldwork with the developerto promotethe opportunityto
as to the abilityto deliverthe raillink
inwardinvestorsincludinga full investigation
in to the site,
8,3.6 Siteoff HeronDrive
beentippedwith wasteand
The site comprisesa formerclay pit whichhas subsequently
morerecentlyusedas a buildingdepot. The site hasthe benefitof full planningconsentfor
residentialdevelopment,includinga Section106 agreement, However,in the light of
the sitedevelopment.
the ownershavenotprogressed
existingmarketconditions,
and associatedsite abnormalcostsare well understoodby the site owners
Siteconditions
who havetakenthe decisionnotto proceedwiththe schemeat the currenttimeeitheron the
as they are unableto secureprojectfundingat the
basisof projectviabilityor alternatively
site in the ownershipof Darlington
currenttime. lt is notedthat the siteadjoinsa brownfield
BC whichis also includedwithinthe NLUDregisterand is currentlyutilisedas openspace
for the two
and playareafor the localhousingestate.lt is notedthatthereis somepotential
of the local
sites to be jointly broughtforward,subjectto addressingthe requirements
in relationto playareaprovision.
community
It is recommendedthat the followingsteps should be undertakenin promotingthe
of the subjectsite;
regeneration
i.
Enquiriesshouldbe madewith the existingsite ownersto ascertainthe current
statusof the schemeand whetherthere are existingproposalsto commence
workand if notthe barriersto development.
ii.
as to the statusof the adjoiningsite and in the
A reviewshouldbe undertaken
event that the adjacentsite may be releasedfor new developmentthen to
of the two areas.
ascertainwhetherthere are benefitsin the joint development
approachto
Benefitsmay includeimprovedlayoutsand a morecomprehensive
of a secondmeansof
withinthe areawiththe potentialintroduction
development
access.
iii.
being identifiedthen to considerthe
Subjectto benefitsof joint development
basis on which a joint development(potentiallythrough joint venture
whichwouldrequireto have regardto local
may be undertaken
arrangements)
government
and bestvalue,
in relationto procurement
requirements
House
8.3.7 Hopetown
whichhas
the siteof theformerofficesof WhessoeEngineering
Hopetown
Housecomprises
for
now beendemolishedand the site now has the benefitof detailedplanningpermission
residentialdevelopment.The site is privatesectorowned. A Section106 agreementhas
nowbeenenteredintoby the siteownersand it is assumedthatthe schemeis notcurrently
abilityto securefinancefor the
proceeding
on the basisof eitherviabilityor the developers
deliveryof the scheme.
in current
housingmix is appropriate
whetherthe approveddevelopment
It is questionable
withthe siteownersin this
in conjunction
and a reviewmay be considered
marketconditions
regard,
Darlington Local Brownfield Strategy - November 2011
58
of the subjectsite
In relationto the Local BrownfieldStrategypromotingthe regeneration
as follows;
then it is recommended
i.
as to the
To approachthe existingsite ownersto secure an understanding
will be
on
site
that a start
currentstatusof the schemeand whenit is anticipated
undertaken.
ii.
lf the ownersindicatethattheyare not currentlyin a positionto consideran early
issuesshouldbe obtainedif possible.
of associated
start,an understanding
iii.
DarlingtonBC should considerthe abilityto addressany of the constraints
identifiedto promoteearly deliverywhich may includea reviewof affordable
housing contribution(currentlyby way of financialcontributionto off site
provision)togetherwith any other planningconditionswhich have a financial
uponthe scheme.
implication
iv.
$ubjectto receivingfurtherdetailsas to the basison whichthe ownersare not
currentlyprogressingthe schemethen the LocalAuthoritymay wish to raise
whichmay includethe following;
potentialroutesto supportsitedevelopability
to $ecureprojectfunding,
a. Assistingthe developer
mixfor the scheme.
development
b. Considering
fundingto improve
the potentialto introduceland remediation
c. Considering
projectviability,
Wav - FormerEvansHalshawGaraqeand Showroom
8.3.8 I St, Cuthberts
The site is a formercar showroomsituatedin a highlyprominentpositionfrontingDarlington
InnerRing Road and is regardedas a key site in promotingthe Darlingtontown centre
to
Easternfiinge area and the culturalquarterof the town. The site has beendemolished
in
2006
slab leveland a planningbriefwas producedfor the futuredevelopmentof the site
purposes. The site has been
indicatingthe site's suitabilityfor mixed use development
vacantfor the pa$t5 years.
Group)are seekinga minimumsalesvalueof f2
It is notedthatthe siteowners(Pendragon
exceedsthe level of offersreceivedfor uses which include
millionand this significantly
outlineproposalsfor hotel,cinema,officesand residentialled mixed use schemes.The
as
ownersare currentlyusingthe sitefor car parkingpurposes(withoutplanningpermission)
an interimsolution.lt is notedthat the site is withinan area subjectto flood riskwhichwill
impactupon any developmentproposalswithin this area. The site is consideredan
of the EasternFringearea. The siteis alsoimportant
elementto the development
important
in the linkingof the culturalquafterto the existingtowncentrearea.
of
Strategyin seekingto securethe regeneration
the role of the Brownfield
In considering
undertaken;
thesubjectsitethenit is proposedthatthefollowingstepsshouldbe
t.
il.
with the site ownersto obtainan understanding
Dialogueshouldbe established
thatthe site
proposals
for the site. lt shouldbe emphasised
of theirdevelopment
Eastern
of
the
is regardedas an importantelementto the wider regeneration
Fringearea.
for temporaryusageof the site for car parkingpurposesshould
Any application
be consideredto replaceothercar parkingprovisionin the town centrewhich
DarlingtonLocalBrownfield$trategy- November 2011
59
of key sitessuchas the Feethams
may be removedthroughthe redevelopment
of
regeneration
site. The focusshouldbe uponthe longerterm comprehensive
thisarea.
iii.
DarlingtonBC shouldseek to work with the developerin terms of seekingthe
levelof
usesfor this areawhichwouldgeneratean acceptable
mostappropriate
to cortsiderthe
returnto facilitatea disposalof the siteand with this information
or otherwisein planningterms.
acceptability
rv.
suitabledevelopersto work with
shouldbe given to identifying
Consideration
on a joint venturebasisto activelypromotethe
PendragonGroup- potentially
of highervalueuses.
of someelements
therevisiting
scheme,Thiscouldinclude
V.
vi.
of
In the absenceof agreeinga routethroughto securingthe earlydevelopment
as
the site,then DarlingtonBC may considerthe potentialto acquirethe site a
for highquality
development
areaandto securethe subsequent
key regeneration
usesfor the site.
andappropriate
brieffor the EasternFringe
of a development
In the mediumterm,the preparation
may give risefor the potentialto undertakestrategicsite assemblyand the use of
compulsorypurchasepowerswhere sites cannot be acquiredby agreement
wheresitesmay be acquiredat valueas opposedto the vendorsbestvalue.
lndustrialEstate.Faverdale
8.3.9 Vantaqepoint
with the
The site comprisesa formerwarehousebuildingwhichhas now beendemolished
site in the ownershipof SpencerHoldingsLimited.SpencerHoldingsare currentlyseeking
basisand are seeking"finaland best"offers
to disposeof the freeholdon an unconditional
from interestedpartiesin conjunctionwith an adjoiningsite situatedto the rear of the
Limited.
of ArgonProperties
Estatewhichis in the ownership
Industrial
Vantagepoint
It is notedthat SpencerHoldingsand ArgonPropertiesLimitedhave soughtto promotethe
purposeson the basisthatthe two sitesare situatedcloseto
two sitesjointlyfor residential
to the west.
development
Estatewithnewresidential
theentranceoi the Faverdalelndustrial
Strategy,it is
LocalBrownfield
the abovesite in the contextof the Darlington
In considering
proposed
thatthe followingstepsshouldbe undertaken;
i.
BC shouldconfirmto the existingsiteownersand any otherinterested
Darlington
industrial
estateis regardedas a key employment
partiesthat the Vantagepoint
(or retailpurposes)wouldbe strongly
areaand any changeof u$eto residential
from
resisted,lt is likelythat the LocalAuthoritywill seeka numberof enquiries
(GVA as agentsfor SpencerHoldingshave
partiesinterestedin development
noted that most enquiriesare from partiesseekingresidentialdevelopmenton
to
wouldbe keento workwithany purchaser
the site)and thatthe LocalAuthority
purposes.
for industrial
promotesitedevelopment
ii.
In the eventthat SpencerHoldingsdo not sell the site then the LocalAuthority
to seekto identifyroutesin which
shouldseekto workcloselywiththe developer
the site may be broughtforwardfor industrialpurposes. Routeswhich may be
shallincludethefollowing;
considered
60
fundingas a fundingregimeto support
of landreclamation
a. Potentialutilisation
works requiredincludingremovalof the concreteslab and
the remediation
of a newsiteserviceroad.
as wellas introduction
foundations
b. Investigationof the use of ERDF funding to meet any gap funding
with the LocalAuthoritystandingwithin
requirements
for built development
Body
the roleof Accountable
fundingprofileof the developerin bringingforwardthis
c. Considerthe potential
scheme and to considerwhether DarlingtonBC may take any role in
withinsite
acquiringany part of the site subjectto receiptsbeingreinvested
development.
preparation
or an elementof speculative
iii.
In the eventthat SpencerHoldingscompletea disposalof the sitethenthe Local
with the purchasersto seek to agreea
Authorityshall seek earlyengagement
of siteviability
ptanningbrieffor the sitewhichwouldincludesomeconsideration
as to any
issues. Once again the Local Authoritycould give consideration
fundingsupportwhich may be providedas outlinedabove but also consider
for tradecounterusesfor instancewhichmay
whetherthe site has any potential
seekto improveoverallprojectviability.
8.3.10OrchidHouse,FourRiqqs
towncentrewithinan areaof mixeduseswhich
OrchidHouseis locatedcloseto Darlington
include industrial,office, residentialas well as various open car parks pending
The existingbuildingis currentlyvacantand the existingownershavebeen
redevelopment.
consideringproposalsfor the site for residentialled mixed use development. The
of $outhernCross has resultedin the major office occupierwithin the
administration
immediatearea vacatingtheir formerpremisesat NorthgateHousewhichwill resultin a
to the market.
quantityof goodqualityofficesbeingavailable
significant
Orchid House is a scheme which needs to be consideredin the context of wider
proposalsin the surroundingarea includingthe impactof the town centre
regeneration
frontingSun Street,In
the existingproperties
Areaon the site and particularly
Conservation
LocalBrownfield
Strategyit is proposedthatthe followingsteps
the contextof the Darlington
shouldbe undertaken;
A dialogueshould be undertakenwith the existingowners to obtain a full
as to the currentstatusof their proposalsand to seek where
understanding
regarding
the proposedmixof uses.
possibleto obtaininformation
il.
to development
constraints
regarding
the currentidentified
To obtaininformation
agentsand to considerthe
by the site owner/their
whichhave been highlighted
abilityto meet these throughrevisionsto the proposedschemeand any other
measureswhichmay be appropriate,
iii.
To considerthe subjectschemewithinwider proposalsfor the area whichmay
give confidenceto the site ownersor prospectivedevelopersregardingthe
regenerationof the area in the short and medium term. This will include
of the
frontingSun Street)and consideration
residentialproposals(potentially
proposals
withinotherelementsof OrchidHouse.
marketfor commercial/leisure
iv.
of
viabilitywill enablea fuller understanding
of development
An understanding
include
whichmaysupportprojectdeliverywhichmay
any potentialinterventions
61
gap fundingof commercialelementsof the schemeor the potentialforuard
purchaseof residentialelementsby a HousingAssociationor other relevant
body.
Works
8.3.11FormerTorrinqton
The premisescomprisea majorformerfactorysite which is situatedon a prominentsite
Estate.The existing
frontingYarm Roadadjacentto the existingMcMullenRoad Industrial
securedplanningapprovalforhoteland leisureusesas partof a
siteownershavepreviously
industrialdevelopment.The site is situatedadjoiningan
mixeduse schemeincorporating
existingnon-foodretailwarehousepark and the site ownersare now understoodto be
proposingto promotethe site for furthernon-foodretailuses in the light of an identified
withinDarlington,
of provision
shortfall
The site is a key employmentsite whichis situateddirectlyoppositethe majorCummins
factoryand is seen a$ an idealarea for the extensionof the successfulMcMullenRoad
IndustrialEstate. lt is, therefore,con$ideredimportantthat the formerTorringtonWorks
shouldbe retainedfor employmentuses to providea well locatedand accessiblesite to
withinDarlington.
companies
of industrial
meetthe futurerequirements
of the subjectarea,it is proposedas follows;
the futureregeneration
In termsof promoting
i.
DarlingtonBC shouldclearlyidentifyto the site ownersthat they wouldstrongly
opposeany proposalsseekingretailuseson siteand this areawill be protected
site,
as a keyemployment
ii,
shouldprogressmatters
with the site ownersor theirrepresentatives
Discussions
in termsof consentedhoteland leisureelementsof the projectand whetherany
that theseelementsof the scheme
lt is understood
demarrdhas beenidentified.
were specificallyconsentedon the basis that they would cross subsidise
of viabilityissues
industrialelementsof the scheme. A full understanding
to be
associatedwith the existingschemewill enablea betterunderstanding
constraints,
obtainedof development
iii.
of site viabilityissuesis
On the basis that a more completeunderstanding
obtained(andthat a retailplanningconsentwill not be pursued);then Darlington
as follows
interuentions
BC mayconsidera numberof potential
fundingto addresssite
a. To considerthe potentialuse of land remediation
of a new site accessto create
conditionsand the potentialintroduction
plots.
serviceddevelopment
b
for
withinan application
the developer
for supporting
To considerthe potential
on the
development
ERDFgap fundingto supportan elementof speculative
then
scheme. Shouldthe developercomprisea smallor mediumenterprise
this would providethe oppotlunityof higher interventionrates to support
viability.
c. Considerationmay be made towardsthe Local Authorityacquiringthe
was reutilised
freeholdof part of the site on the basisthat such investment
to
and serviceworkswhichwill be required supportearly
withinreclamation
ort the basisof future
may also be considered
site delivery.Any investment
additionalrates receivableby the LocalAuthorityin the event of such an
beingmade.
investment
Darlington Local Brownfield Strategy * November 2011
62
d. lt is notedthat the site is not currentlybeingformallymarketed.Darlington
BC may work with the site ownersin terms of promotingthe site as an
eitheron a speculativeor bespoke
opporlunityfor industrialdevelopment
withinthe
relatedinvestment
basiswith a viewto attractingnewemployment
area.
FrimarvSchool
8.3.12Former$prinqfield
The sitecomprisesof formerschoolplayingfieldswiththe siteof the formerschoolbuildings
redevelopedto provide new affordablehousing under a joint developmentbetween
BC andthe HCA,
Darlington
development
The playingfieldshad the benefitof outlineplanningconsentfor residential
of a
for the provision
althoughthis has recentlyexpiredand notealsopotentialrequirements
The site is withinthe ownership
playareato servethe requirements
of the localcommunity.
BC.
of Darlington
to bringforwardthe early
that the followingstepsshouldbe undertaken
It is recommended
site;
of this brownfield
regeneration
t.
ii.
as a jointventurewith HCA
On the basisthatthe previousphasewas undertaken
thenthe
housingrequirements,
to deliverpartof the BoroughCouncil'saffordable
Local Authorityshould consideran approachto HCA to seek their views
the playingfieldsarea.
to incorporate
an extensionof the programme
regarding
It is proposedthat a developmentbriefbe providedin relationto this areawhich
with local residents,Spoft Englandand the Highways
will requireconsultation
Departmentand any other relevantgroups in order to provide a clear
with
proposalfor the site and to removeany potentialuncertainty
development
regardto futureuses.
that an outline
Followingthe approvalof such a briefthen it is recommended
planningconsentshouldbe securedfor the schemeby the LocalAuthorityas
applicant.
iv.
V,
The schememaythenbe marketedeitherdirectlyby the LocalAuthorityor under
the terms of the PublicLandlnitiativea$ referredto above. The schemecould
on a phasedbasis subjectto
eitherbe offeredas a singlesite or potentially
detaileddesign.
viability,the LocalAuthoritymay considerundertaking
Subjectto development
the schemeon a joint venturebasissuch that eithera fixed levelof receiptis
process(suchas saleof a
deferreduntilan agreedpointwithinthe development
that site value is linkedto totalreceipts
ceftainnumberof units)or alternatively
varyabovean agreedminimumlevel. Eitherof the
and thereforewill potentially
above mechanismsare regardedas reducingdeveloperrisk and would be
partnerswho may not otherwiseconsidera
attractiveto potentialdevelopment
schemeof thisscalewithinthe SaltersLaneSoutharea.
An ActionPtanin relatiortto eachof the selectedsifesrs set ouf in AnnexlV.
63
9.0
MONITORING
AND EVALUATION
9.1
Performancelndicators
It is consideredan importantelementthat the Strategyshouldbe regularlyupdatedand
as a "live"documentas opposedto a statementat a momentin time whichwill
maintained
quicklybecomeoutdated.
appropriate
that the LB$ will be reviewedon a regularbasisto updatethe
It is considered
from varioussources,in orderto ensurethat it
factsand figuresthat have been presented
representsa robustand up to date positionto informthe variousauthoritiesapproach
land,
towardsbrownfield
will be updatedto help
and monitoring
mechanisms
strategies
Relatedto this,the supporting
landandthereforeprovidea measureof the successof the
monitorthe takeup of brownfield
LB$. The followingprovidesa commentaryon how each documentor processwill be
reviewed;
i.
AnnualMonitoringRepori- TheAMRwillbe publishedin Decemberof eachyear
againstnationaland
and will demonstratethe variousauthoritiesperformance
regionaltargets and indicators,includingthe progressagainstthe housing
target.
trajectory
and the nationalbrownfield
ii.
- The Councilswill submitits NLUDreturnto the
NationalLand Use Database
to ensurethat brownfield
Agencyannuallyas appropriate,
Homes& Communities
sitesmaybe
landstatistics
are keptup to dateand the stockof vacantbrownfield
assessedacrossthe borough.
iii.
AnnualHousingRepoft- This reportprovidesa factualupdateof the housing
of the
landsupplypositionas of l"April eachyearand detailsthe characteristics
year'shousingcompletions
and overallsupplyincludingsitesunderconstruction
permission.
andwithplanning
iv.
SfrategrcHausingLandAvailabilifyAssessment- The SHLAAwill continueto be
reviewedand publishedannuallyto take accountof the generalhousingmarket
on particular
sites,suchas a sitegainingplanning
and changingcircumstances
permissionor commencing
construction.
The updatealso takesaccourrtof new
sitesthat have comeforwardor havethe potentialto comefonruard
that were not
includedin previousversionsof the SHLAA.
v.
ContaminatedLand - The EnvironmentalServices office of the various
repofts
authoritieswill continueto assessand respondto site investigation
and will keep land contamination
submittedin supportof planningapplications
recordsup to dateas sitescomeforward,to ensurethat up to dateadvicecan be
givenout on the potentialrisksandchallenges
to sites.
9.2
RiskAssessment
Risks
sites.
No demandfor Councilownedresidential
Marketcontinuesto worseni.e.no demand.
64
No co-operationfrom private owners.
Failureto secure ERDF to supportschemes.
.
strategy.
to implement
BC resources
Darlington
Inadequate
Mitiqation
r
of Councilownedassets
strategyfor the promotion
marketing
ldentifyan appropriate
as a portfolioof sitesto ensuremaximum
eitheron a phasedbasisor if appropriate
exposureto the market.
to assistin schemedelivery.
ConsiderJointVenturearrangements
For Councilowned land considera deferredpaymentbasisto assistwith project
cashflow.
fundingand if
Undertakediscussionsto ascertainavailabilityof ERDF/JESSICA
to promotesuchfundsto the market.
availablemechanisms
by the Councilto set up a capital investmentfund based upon
Consideration
prudential
borrowing.
to
to utilisetax allowances
for landowners/developers
intothe opportunity
Exploration
offsetcostsof sitedecontamination,
65
10.0 coNcLUsroNs
Darlingtoncomprisesan importanttown due to its situationat the Gatewayto the Tees
Valleyand NorthEast. The situationcloseto the 41(M),the EastCoastMainlineRailway
andTeesportmeansit has beena popularlocationfor
andthe NorthSea portsof Hartlepool
relateduses.
and morerecentlydistribution
railwayrelatedmanufacturing
impacton the economyof
since2008hashada significant
Howeverthe economicrecession
industrywith housebuildingslowing
on the propertydevelopment
the areaand parlicularly
at a standstill.
development
commercial
andspeculative
towncentreschemesto be put "on hold"suchas the Oval
The resulthas beenfor important
initiatives
suchas the EasternTownCentreFringe
ShoppingCentreand widerregeneration
in theshodor mediumterm.
schemeto becomelessviableor deliverable
has resultedin lowerlevels
Thechangewithinthe variouspublicsectorfundingprogrammes
Agencies
Investment
Regional
of the
of publiciector fundingsupportwith the disbandment
previous
to Local
functions
provision
of many
andthe
andtheirvariousfundingprogrammes
to
support
brownfield
EnterprisePartnershipswho have limited financial resources
activity.
regeneration
There have been two roundsof biddingfor RegionalGrowth Funding. However,it is
targetedat projectscreatingdirectproject
that investmentwill be specifically
understood
to createjobs and private
outputssuch as supportingcompanyexpansionor investments
new speculative
or
supporting
servicing
as opposedto site remediation,
sectorinvestment
development.
The reductionin HCA fundinghas seen the Agencyfocuschangingtowardsdevelopment
enableand investoras opposedto grantprovideror deliveryagency.
Accordingly,it is importantfor the Local Authoritiesto take a leadingrole in promoting
flexibleand
activityand Local Authoritiesare requiringto be increasingly
regeneration
sites
on
brownfield
promote
regeneration
activity
to
in the use of theirresources
imbginative
and
new
assets
withina periodof financialconstraints.This includesthe use of Council
may
be
investment
programmes,
any
so that
funding initiativessuch as CIL or TIF
or
other
Home
Bonus
New
in the contextof potentialincreasedbusinessrates,
considered
deferredreceipts,
althoughnotethat each one may be
The 12 identifiedsites providea rangeof challenges
deliveredas a standalone project. Each site is withinsingleownershipwherethereare
* manywiththe benefitof an existingplanningconsent.The principal
proposals
established
of financein current
issuein relationto any schemeappearsto be viabilityor availability
marketconditionsalthoughin severalinstances,site ownersare seekingto challengethe
siteson viabilitygrounds.
existingplanningstatusof keyemployment
An approachis proposedwhichwouldseekto workas closelyas possiblewith site owners
as possibleof the existingbarriersto
and developersto secureas much understanding
which may
deliveryand to assist deliverythroughan appropriateminimumintervention
pooling
and,where
jointly
party
of
assets
funding,
seekingof third
includedeferredreceipts,
project
delivery.
promote
to
to considerselectivesiteacquisition
appropriate,
66
REPORT
ANNEXI. MARKETA$SESSMENT
REPORT
MARKETASSESSMENT
OF
IN RESPECT
STRATEGY
LOCALBROWNFIELD
THEDARLINGTON
2011
Date:September
|lgi
DARLIIUGTOlU
FOfiOUGH COUilCIL
l'Ihomos
{ liger
CharteredSurveyors
CONTENT$
Summary
Executive
Purposeof the RePort
Location
Economicand MarketCommentarY
Market
IndustrialPropertY
OfficePropertyMarket
RetailPropertyMarket
Market
PropertY
Residential
Uses
and
Other
Leisure
Conclusions
Recommendations
ExecutiveSummary
lntroduction
of the
has beenpreparedto supportthe preparation
Thismarketassessment
property
market
the
(LBFS)
is
to
establish
and
Strategy
LocalBrownfield
Darlington
sites
various
forward
proposals
for
bringing
andeconomiccontextfor considering
BoroughCouncil(DBC)area'
withinthe Darlington
The Economv
generally
to
is facedwithsimilarchallenges
ThelocaleconomywithinDarlington
the UK. Withinthe lastfouryearsthe
provincial
townsthroughout
mostcomparable
period
withslightrecoverywhichJras
economyi'rasbeenthrougha recessionary
andcautionwitheconomiesin Europe
of uncertainty
progresiedto a currentp-eriod
within
fragileconditions
whichhascompounded
difficulty
USAin financial
regional
the
"nd-ttt"
factors
affecting
contributing
main
the marketplace. One of the
incomecausing
disposable
cutsreducing
spending
economyhasbeenGovernment
togetherwithcontractsin the publicsectorbeingcancelled,
uncertainty,
employment
and propertylandlords.
affectingbusinesses
imposing
institutions
in thefinancial
crisishasalsoresulted
Thefinancial
andalmosta freezeon fundingforthe
on lendinggenerally
constraints
considerable
"lowrisk"ie highquality
sector.Pre-letswhichare considered
propertydevelopment
covenahtstrengthwith goodleasesare essentialfactorsif fundingis to be
comingforwardat this
considered.Thishas resultedin verylittlenewdevelopment
propertyto let in mostsectors.
timeand an increasein supplyof commercial
meansthatthere
economicconditions
Withregardto the propertymarket,prevailing
and investoractivitydueto declinein demandfor
is veryiimiteddeveloper/occupier
or
to undertake
notbeingin a position
gooOiandservicesandsomebusinesses
to
in
order
economising
and
rationalising
dueto
ionsidera propertytrarrsaction
economy'
withina challenging
levelof business
a reasonable
focuson sustaining
of
to takeadvantage
companies
Weaksterlinghasenabledsomemanufacturing
by
some
been
evident
which
has
and securenewbusiness
exportopportunities
spacein theTeesValleyareagenerally.
for industrial
upiurnin transactions
andthe difficultyin obtaining
uncertainty
Forthe housingmarket,withemployment
has
for properties
demand
particularly
for the firsttimebuyersector,
mortgages
apaftment
fallenwtrltstsupplyhas risenwiththe resultof pricesreducing.The
difficultmarketwithinthe lastthreeyearsandthe
markethas beena particularly
are beingtakenup by the buyto
majorityof firsttimebuyerhomesand apartments
let sector.
retaildevelopment
withinthe towncentrewithinthe
Therehas beenlittlecommercial
TKMaxxon
car parkincorporating
lastten yearsotherthanthe newmulti-storey
has
Courtat
Pioneer
development
been
office
CrownStreet.The onlysignificant
a
cluster
of small
MortonPalmsto the eastof the towncentre.Therehas been
Estateby localinvestors/occupiers,
industrial
unitsdevelopedat ClevelandIndustrial
in the Boroughis West
undertaKen
residential
development
The mostsignificant
whichis a mixedschemeof 600homes,publichouse,school,
Parkat Faverdale
of
and hospitaland is ongoing,currentlywitha development
supermarket
has recededdue to the
development
bungalows.In recentyearsresidential
housingand the private
economiccrisis.Thereremainspressurefor affordable
rentalsectorhas grown
withinthetownand someof thefringe
newdevelopment
The lackof significant
to an
dueto economicconditions.Thishas contributed
areasis predominantly
to
hasbeenundertaken
of largebuildings
supplyof siteswheredemolition
increased
in a lossof accommodation,
resulting
ratingliabilities,
mitigate
we haveutilisedFocus,a webbased
In termsof supplyanddemandindicators,
ditficultto
researchtooland data. Thisis notwholleyaccurateand is particularly
confidential
often
due to
present
are
reported
many
deals
timeas
analyseat the
provide
doeshowever
a useful
sensitivemarketconditions,The information
andtrends.
conditions
indication
of prevailing
Employment
to the Darlington
landhas beenassessedwithreference
Industrial
a sufficientsupplyof
LandReviewproducedby DB$,the reporlidentifies
landup to ?0?6,
employment
the majorityof spacecurrentlyavailableis of a
Withregardto industrialbuildings,
spacecurrentlyavailablelocatedat
standardwith mostlargewarehouse
secondary
Other
Point.Otherthanthis,manylargespaceshavebeendemolished.
Lingfield
to providesmaller
whichhavebeenrefurbished
spaceavailable
is existingbuildings
Withregardto demandfor newspace,this is likelyto be
unitaccommodation.
pafticularly
in
difficultto facilitatein currenteconomicandfinancialcircumstances
generally
or flexible
onlywillingto committo shorttermleasehold
viewof occupiers
aforementioned.
fundingconstraints
andthe development
arrangements
to be an oversupplywithinthe
Withregardto the officesectorthereis identified
towncentreareafor whichdemandat the presenttimeis minimal.Thereis a
availableat MortonPalms.
reasonable
stockof vacantmodernaccommodation
for futurenewofficedevelopment.Withcurrent
Thereare adequatesitesidentified
and presenttakeup rateswe estimatethereis circaI yearssupplyof
availability
availableto meetcurrentratesof demand.On thisbasis
officeaccommodation
exceedsthe levelof demandin the currentmarket.Lingfield
supplysignificantly
amountof officespaceon the market
to a significant
Pointagaincontributes
( 9 , 0 0 0sq .m.).
property
is similarto thatfor industrial
Thesituationin respectof newdevelopment
giventhatanydemandin the marketis alsofor shorltermleaseholdarrangements.
withinthe town
concentrated
Withregardto retailactivitythisis predominantly
the4'nlargestcentrein the Nodh
centre.The mainshoppingcentreis TheCornmill,
of coveredshopping.Fromour researchwe have
Eastproviding20,438sq.m.
of floorspacecurrentlyavailableon the market
thatthereis 17,424sq.m.
identified
withmuchof the spacebeingsecondary.Largerspaceavailableis locatedon the
bulkygoodsretailers.The mainsitewithinthe
innerringroadfor accommodating
is The OvalShoppingCentre
development
future
retail
for
towncentrecommitted
this
Streethoweverwhether projectis broughtfonrardby
Schemein Commercial
at the presenttime,in viewof theirmainanchortenant
is uncertain
thedeveloper
haveagreedto take
formingpartof the CornmillCentre.Debenhams
Debenhams
will
contribute
which
StreeUPriestgate
The NorthernEchobuildingin Crown
dueto open2014.
development
of the 5,760sq.m.
3,716sq.m.
sectorthe Council'sstrategichousinglandavailability
Withregardto the residential
(reviewed
thatthereis adequatelandfor
Autumn2010)hasconfirmed
assessment
sitescapableof providinga surplusof 597
deliverable
the next5 yearsof specificatly
againstRSSrequirements.
andcompared
dwellings
currentlyon the market
Withregardto existingdwellingsthe numberof properties
outstripsthe numberof buyersin the marketplacein a positionto be ableto
completepropertytransactions.The highestlevelof demandis for 2 bedroomtown
housesand3 bedroomsemisof goodquality.Muchof thissupplyis sourcedfrom
secondhandstock.
refurbished
Leisure
enquiriesfor new leisure
We havebeenunableto identifyanysignificant
interestfor the EvansHalshawsite
businesses.Therehas beententativedeveloper
that Darlington
understand
use,
we
also
cinema/hotel
Way
for
St
Cuthberts
on
screen
cinema.We are
for
a
multi
operators
with
BoroughCouncilis in discussions
for
do havea requirement Darlington.
awarethat Frankieand Bennyrestaurants
the
healthclubsites,particularly
of somedemandfor suitable
Thereis evidence
fromlettingagentRapleys
budgetmodelwithlow monthlyclubfees. We understand
thatseriousinterestis presentlyshownfor the formerRenaultGarageshowroomin
for suchuse.
Road,Darlington
Eastmount
Otheruses
publicopenspace,the Darlington
Borough
Withregardto otherusesincluding
published
the needs
identifies
in
2007
CouncilOpenSpaceStrategyandActionPlan
the
identifies
for publicopenspaces.The reportpredominantly
andrequirements
needto improvethe qualityof someof the existingareasof openspacein addition
generally
of spaceidentified
furthernewspaces.Thereis a deficiency
to developing
of southwestDarlington,Thereis alsoa
the Boroughwiththe exception
throughout
villageareas.
withinthesurrounding
deficiency
of spaceidentified
Summarv
marketat thistimeare the currenteconomic
The key issueaffectingthe Darlington
activitydifficult
employerand investment
making
developer,
andfinanciatconditions
sites
development
commercial
areahasseveralkey
to undertake.The Darlington
landat
development
amountof industrial
aroundthe towntogetherwitha significant
Faverdale.The measuresthereforerequiredto bringforththesesitesfor future
anda
imagination
Theywillrequireinnovation,
willbe challenging.
development,
potentially
lookingat Darlington
and companies
pro-active
approachwithdevelopers
to investin.
as a destination
placewithinthe region,
linksanditsgeographical
andcommunication
Accessibility
in the
as a placeto livewithgoodqualityhousingstockparticularly
its attractiveness
to be an excellentplaceto work
the potential
WestEndof the town,givesDarlington
andlive.
is one of the towns
thatDarlington
hasindicated
Recentnewsfromthe Government
namedas a newenterprisezonewhichwill havethe benefitof sometax advantages
to helpstimulate
andfasttrackplanning. Thiswill presenta positiveopportunity
activity.
andgeneratedevelopment
6
1.
Purposeof the Report
BoroughCouncil
for Darlington
thismarketassessment
Thepurposeof preparing
strategy
of theirlocalbrownfield
is to underpinand supportthe preparation
(LBFS).
willestablishboththe propertymarketandeconomic
The marketassessment
proposals
for bringingforwardthe varioussitesidentified
contextfor considering
respectof potentialuses,viabilityand
in
Council
Borough
by Darlington
We wouldreportas follows:programme
for development.
7
2.
Location
coversan areaof 19,745hectaresand is situatedin the NorthEastof
Darlington
21 milel southof
andapproximately
16 mileswestof Middlesbrough
Englaild,
Ouinam,Nearbymajorroadlinksincludethe ,A1M,,466and ,468withjunction58
of the 41M some2.5 milesto the northwestof the towncentreandjunction57
to
3 milesto the southwest. Railservicesfrom Darlington
approximately
2hrs
t"te 25 minutestravelto Londontakesapproximately
tvtiOdlesbrou$n
population
of 100,800people
resident
hasan estimated
SQmins.Darlington
2010).The Boroughretainsits markettown
(NomisOfficeFor NationalStatistics
and
suburban
urbanin naturebutincludes
andis predominantly
character
communities.
rural/village
formspartof the widerTeesValleyregionwhichembracesStockton
Darlington
to the east.lt hasa widecatchmentareaof up to 20 miles
anOMTdOtesbrough
and SouthDurham'
NorthYorkshire
peoplelromneighbouring
attracting
8
3.
Economicand MarketCommentary
The Boroughretainsits markettowncultureandfunction$as a sub regional
shoppingand culture
centrefor employment,
publicadministration,
includemanufacturing,
in Darlington
Themainindustries
includeOrange,
services.Mainemployers
andbusiness
financial
banking,
Collegeof Technology,
CumminsUK,Darlington
Hospital,
Memorial
Darlington
Services.The
BridgeUK LtdandCapitaBusiness
MagnetLtd,Cleveland
jobs. The broad
45,300employee
approximately
economysupports
Darlington
is
in Darlington
of employment
sectorsto accountfor the greatestproportion
this
whichemploysome29.97o,
healthservices
publicadministration
educational
in
region
north
east
lower
that
of
the
than
is abovethe nationalaverageof 28.2%
TeesValleywithsome31.9%and 30.4%respectively.
sectoremployssome20.2%of employees
hotelsand restaurant
The distribution,
abovethe nationalaverage(19.6%).Transportand
in Darlington,
jobsin Darlington
for 8.6%of allemployee
accounts
communications
in the UK (6.8%).
proportionally
higherthanthesectorsshareof employment
14.5%
jobs
is
and
abovethe
industries
in the manufacturing
The shareof
lowerthanthe northeastregion15,1%and
averageof 13,5%although
national
are in banking,
fewerjobsin Darlington
TeesValley15,9%,Proportionally
(15.5%).
whole
(12.5%)
UK
as
a
with
the
compared
insurance
financeand
jobs
for example
proporlion
other
services
in
of
hasa relativelylow
Darlington
recreational,
cultural,
refusedisposal,
beautytreatments,
hairdressing,
Valley
areas.
Tees
East
and
North
to
the
UK,
compared
Grossaverageweeklypayfor fulltimeworkersis f440 (NomisOfficeFor
2010).
National
Statistics
levelsare repodedat 8,3% (NomisOtficeFor NationalStatistics
Unemployment
8.3%in theTees
14.3%andStockton
withMiddlesbrough
?010)compared
havestrongand improving
schoolsandcolleges
Valleyregion.Dar'lington
5 or
of pupilsobtaining
performances
at GCSEandA Level.2005percentage
national
the
grade
above
at
56.70/o
A-C stood
at
moreGCSEsor equivalent
averageof 56.3%withadvancelevelresultssimilarlystrongand slightly
population
hasa
of Darlington
average.Resident
the national
exceeding
population
at
profile
the
where
North
East
in
the
schools
strong
comparatively
15.7o/o
(degree
while
or
equivalent)
are educatedto NVQLevel4
least22.4Vo
or
a betterprofilethanthe sub-regional
Thisrepresents
haveno qualifications.
populations.
regional
I
withthatof
comparesfavourably
recenteconomicperformance
Darlington's
otherareasof the NorthEast.Grossvalueadded(GVA)2003of l.4billion
a per capitafigureof 97%of the UK average,the highestfigurefor
represents
areain the NorthEastbetween1991and2004employment
anylocalauthority
growthhasexceeded
and
the sub-regional
grewby 11%. Thisemployment
Tees
Valley
districts
grown
faster
than
all
of
the
a
rate
at
regionalratesand has
shorlof the growthrates
Howeverit fallsconsiderably
exceptMiddlesbrough,
economygrewat a
seenin the UK as a whole. Morerecentlythe Darlington
fasterrate4,200net newjobswerecreatedbetween1994and 2004at 10%this
and regional
a growthratemorethandoublethe sub-regional
represents
growth
ln March2005
rate
of
5o/o.
witha
averagesand comparesnationally
alsohasa
active,Darlington
wereeconomically
around795% of the population
in
higherthanaveragenumberof peopleof workingageandemployment
national
averages.
and
to bothregional
comparison
H o usi n o
within
46,800dwellings
In termsof the housingmarketthereareapproximately
in the regionof
totalnumberof households
the Borough(2006)withan estimated
2006).
Statistics
45,100(OfficeFor National
in the urbanareas
Owneroccupierlevelsamountto 70.8%of totalhouseholds
is 9.3%. The remainderis rented
whilstprivatesectorrentedaccommodation
(2001Census).Averagehouseholdincomefor
fromhousingassociations/RSLs
the Boroughin 2010wasf440p.w.Theaveragehousepriceacrossthe Borough
2010).
t149,213(Finda Property.com
is currently
MarketCommentarv
successfully
Duringthelastfiveyearstherehasbeenlimiteddevelopment
is Teesside
development
deliveredwithinDarlington,A recentsignificant
providing
and
undergraduate
newf l3millionfivestoreybuilding
University's
procured
withsignificant
was
postgraduate
Thebuilding
facilities.
teaching
CouncilandOne
Darlington
College,
to fundingfromDarlington
contributions
andTeesValley
NorthEasttogetherwithsupportfromTeesValleyRegeneration
was
Relief
Road
openedin
EasternTransportCorridor
Unlimited.Darlington
togetherwith
2008withthe bulkof the schemefundedby the Government
BoroughCouncil,Thispresentspotentialfor further
from Darlington
contribution
sitesfor thefuture,Morerecentlytherehas beenlimited
development
identified
and occupieractivitysincethe gripof the recessionin late2008,
development
withthe collapseof the housingmarket,declinein demandfor goodsand
beingforcedintoclosure.
seryicesand somebusinesses
10
and intorecoverythe economy
Althoughthe UK is nowofficially
out of recession
of privatefinancefromthe financial
remainsfragile.The limitedavailability
to recoverof the marketand the economy.
institutions
is alsoa majorconstraint
operators
and retail(withthe exceptionof supermarket
ln respectof commercial
property)
arefor shortterm
therestillremainslimiteddemand.Requirements
rent
incentives,
significant
agreements
and lettingdealscommonlyincorporate
freesand rentreductions.Someof thisactivityis due to the volumeof space
notrenewing
leases
companies
throughbusiness
closures,
becoming
available
intosmallerspaces.
or rationalising
of
lnevitably
the combinedeffectof demandfor shorltermleasesand companies
valueof any
effecton the investment
weakcovenantstrengthhasa significant
and thereforescheme$are simplynotviablein termsof
development
in viewof fundingcriteriaand returns.This
sustainability
andvalueparticularly
is anticipated
to continueat leasefor the rrext12-24monthsdue to
sitr.ration
prevailing
conditions.
economic
Withinthetowncentretherehasbeenno newdevelopment,
is secondhandand in additionthere
The majorityof propertystockin Darlington
due to the currenteconomic
areareasof vacantlandwhichremainundeveloped
Way andthe
climate.Notablythe formerEvansHalshawsiteon St Cuthberts
whichis presentlyutilisedas a car park, ln
formerbusstationsiteat Feethams
comingto the market.We
the residential
sectorthereis littlenewdevelopment
development
at the
fromDBSthatthe EshGroupwillcommence
understand
FootballGroundwhichwasgrantedplanningpermission
in
formerDarlington
developments
whichhavebeen
November
2009for 146homes,Residential
developed
in recentyearsincludeThe Pastures
at SkernePark(MillerHomes),
the CharlesChurchdevelopment
at CollegeGardens(westend of Darlington)
All sitesstillhavesome
at ParkView(Cockerton).
and Bellwaydevelopment
vacantunitsavailable,Theonlydevelopment
in progress
at the presenttimeis
of bungalows
and threestoreytown
the BusseyandArmstrongdevelopment
WestPark,
housesagainat Cockerton,
uncertainty
It is ditficultto predictfuturegrowthwiththe prevailing
withthe
economy.
PropertvMarketSectors- Research
elementsof our researchon the various
It is notedthatin orderto undertake
propertysectorswe haveutilisedthe FOCUSweb basedresearch
commercial
enginealongwith otherweb basedsitesincludingPropertyAgents.lt is
11
and
do not providecomprehensive
thatthesepropertydatabases
acknowledged
accuratedata for all propertywithinthe Boroughhoweverit does provide
undertaken
and property
as to the leveland natureof transactions
indicators
availability.
12
4.
IndustrialPropertyMarket
Supplv
landand unitshasbeenassessedas follows:of bothindustrial
The availability
Land
Industrial
LandReview
BoroughCouncilEmployment
We havereferredto the Darlington
of
the purpose
findings
for
2009
in
the
main
December
summarising
reportdated
thisassessment.
thesetogetheras 81 (B
siteswe havecategorised
Withregardto employment
(General
(C
and88
Industrial)
81 LightIndustry)
B2
and Development)
Research
BoroughCouncilthat
We areadvisedby Darlington
(Storage
and Distribution).
siteswithinthis
thereare presently235 hectaresof existinggeneralemployment
potential
hectares
sites.
125
of
key
employment
a
further
categorytogetherwith
sitesin
Thisassumedthat by 2026theremay be 360 hectaresof employment
Boroughareahowever
thisfigureis a maximumandbecauseit
the Darlington
qualitydevelopment
sitesand
thatall sitesarecapableof becoming
a$sumes
availability
the
land
is on
where
necessary,
majority
of
The
accordingly
upgraded
boundaries.
theouteredgesof Darlington/Borough
Available
Units
lndustrial
of
90,500sq.m.
CostarFocusdataas at August2011thereis presently
Utilising
spaceis secondhandstock.Thebulkof
floorspace,All available
industrial
spaceis locatedat Lingfield
Point(24711sq,m.)
warehousing
.
.
.
.
Thereare 59 unitscurrentlyavailable
Of the 59 units7 are freehold
of stockis leasehold
78o/o
is summarised
An indication
of unitsavailable
in thetablebelow
Numberof Units
UnitSize
(1
,0
0
0
sq
.ft.)
U pt o 9 2 sq .m,
I
26
Upto 465sq.m.(5;000sq.ft.)
- 10,000sq.ft.)
- 929sq.m.(5,000sq,ft,
465sq,m,
6
(1 0 ,000sq,ft,
9 2 9 sq .m. 1 ,8 5 8 sq .m.
20,000sq.ft.)
6
- 50,000sq.ft.) I
- 4,645sq.m.
(20,000sq.ft.
1,858sq.m.
- 100,000sq.ft.) 3
- 9,290sq,m,
(50,000sq.ft.
4,645sq.m.
+
2
9 . 2 9 0 so .m.
13
thatthereis no new
The overallassessment
of supplythereforeconcludes
due to currenteconomic
may
be
time
which
comingforwardat this
development
beingable
issuesin respectof developers
lackof fundingandviability
conditions,
returns.The lackof new
new development
at appropriate
to undertake
a furtherdeterrentto newinvestment
availableis alsopotentially
accommodation
withinthe area.
andoccupation
Up
Demand/Take
Demandfor Land
by the occupierand
development
The positionrelatingto landfor industrial
given
the currentmarketand current
developermarketis thatfew occupiers
position
wheretheyareableto committo
economic
are in circumstances
purchase
of industrial
sitesat thistime.
anddevelopment
The natureof marketdemandfor freeholdsitesis limitedalthoughthereis some
wheretheyare unableto
demandfromthe owneroccupiersectorparticularly
sourcesuitablepropertyto purchasefor theirown needs.Thereis a shortsupply
propertyon the openmarketat thistimeand
of qualityfreeholdindustrial
thereforesomecompaniesare seekingsuitablesitesin orderto constructto their
We wouldstresshoweverthatthisis a limitedmarket.We
ownrequirements.
landfor developments
from
wouldthereforesuggestthatdemandfor industrial
perspective
presently
nil withsomelimiteddemandfromowner
is
an investment
are typically1-2acres
for theirown purposes.Lotsizerequirements
occupiers
of suchsitesat thistime.
maximumhoweverthereis limitedavailability
landtransactions
whichhave
We are notawareof any openmarketindustrial
withinthe lasttwelvemonths.The followingsitewas soldby
beencompleted
to EMRfor wastehandlingpurposes:CarverCommercial
CharteredSurveyors
- 1.24acres
Estate,Darlington
Industrial
Formerhaulagesite,Cleveland
Sold [200,000
Date- February2009
buildinqs
Demandandtakeup of industrial
yearto date(August2011) is 17
premise$
Focusreported
dealson industrial
(75,300sq.ft.)
reported
andthe
6,996sq.m.
all
deals
are leasehold
dealstotalling
averagerateper squarefootachievedis a rangeof minimumf3.06 and
maximumf6.50, Thesefigureshavebeencomparedwith markettransactions
withinthe previousthreeyearsand are outlinedin the gridbelow.The
14
spacewithinthe last3 yearsare 80%of the
percentage
of dealsfor warehousing
All deals
totalwithsquaremetresof totalof spacetakenof 45,190sq.m.
of
the
Easter
exception
stock
with
the
second
hand
werefor
concluded
completed
of Transactions
Analysis
at Faverdale.
of warehousing
development
overthe previousthreeyearperiodshowsa declinein the amountof floorspace
takenup.
in 2008
Completed
Transactions
werefreehold,
werecompletedin 2008of which4 transactions
30 transactions
volume
of property
Total
accommodation.
wereneWrefurbished
16trarrsactions
was
(216,426sq.ft,)
of which719sq.m.(7,744sq.ft.)
was20,114sq.m.
transactions
wasf2 andthe maximum
freehold.The minimumratepersquarefootachieved
on LingfieldWaywho
f 12 per squarefootwhichrelatesto EvansEasyspace
dealson flexibleeasyin easyout terms.
werequotingpartirrclusive
Completedin 2009
Transactions
a
completedwithin2009of whichI werefreehold.Representing
36 transactions
of, fr eehold
Including
. 9,436sq.m
t o t alvo l u meo f 4 9 ,4 5 9 sq .m .( 532,178sq.ft.)
wereminimum
Rentsachieved
dealscirca28,498sq.m.
salesand3 warehouse
f1.92psf,maximumf6.84psf.
in 2010
Completed
Transactions
1 smallfreehold
total
transaction
within2010including
completed
17transactions
(67,899sq.ft.).
wereminimumf2.43 psfand
Rentsachieved
volume6,308sq.m.
f7.63 psf.
maximum
TotalTransactions
Leasehold
Freehold
TotalFloorSpace
( s q .m.)
AverageTakeUp
(so.m.)
Year2010
17
16
20,114
Year2009
36
27
I
49,459
670
1374
371
Year2008
30
26
4
1
6,308
overthe threeyearperiod
Withthe exceptionof 2009the analysisof transactions
dropin theamountof floorspaceandnumberof dealssince
showsconsiderable
2010,
15
by the
suppressed
sectorwas significantly
Thefiguresshowthatthe industrial
other
space
up
of
industrial
take
significant
2008
with
no
during
crash
market
andthe average
by the numberof unitstransacted
thanfor smallunitsillustrated
30%of thesedealswereconcludedwithEvans
takeup space. Approximately
of flexibleeasyin/easyout unitswithno lease
a smalldevelopment
Easyspace,
withinthe market,and
it is lackof confidence
that
may
indicate
This
commitment.
preferring
the flexibility
contracts,
leasehold
to committo fixedterm
reluctance
leasehold
liabilities,
andat shortnotice,without
andabilityto vacateif required
numberof freehold
Marketactivityimprovedin 2009witha significant
including
at Faverdale
lettings
(9,436sq.m.)
andwarehousing
transactions
Easter
andthe two furtherlettingdealsat Faverdale's
Savers(15,492sq,m.)
confidence
(13,006sq
reflected
some
m.)
This
development
warehouse
to the marketplaceandtherewas increaseddemandfor freeholdfrom
returning
the owneroccupiersector.Theselargesitessoldweresurplusto requirements
TheVolvositesolddueto their
instruction,
howeverone salewas a receivership
Farm,
Stockton.
at
Preston
build
development
a
new
to
relocation
with
2010figuresandyearto August2011 areshowingsimilarlevelsof activity
an increasein takeup of spaceso far thisyearby 10%,therefore2011 on the
basisthattrendscontinuewillshowimprovedlevelsof activitycomparedwith
2010.
in theTeesValleyregionandour
surveyors
withindustrial
Fromourdiscussions
an upturnin activityin
there
has
been
of enquirylevels,
ownexperience
generally.In
sectorfor unitsizesof 92-372sq,m.
in the industrial
requirements
theTeesValleyregiontherehasbeendealsconcludedof muchlargervolumes
basedcompanies.Theweakpoundmay be a contributory
for manufacturing
for exportis morecompetitive.Labour
factorto thisupturnas manufacturing
outputpricing.
to morecompetitive
whichcontributes
costshavealsostabilised
spacerepresents
Overthe threeyearperiodanalysedtakeup of warehousing
80%of thevolumein Darlington.
approximately
Point
of which24,711is at Lingfield
of spaceis 90,500sq.m.
Presentavailability
there
is
in
broad
terms
(former
Amdega
site),
and 15,700at Faverdale
however
accommodation
5 yearssupplyof existingindustrial
approximately
for largewarehouse
currentdemandsarefor smallerunitsandenquiries
are likelyto be limited.Mostof the stockis datedand somewill
requirements
to satisfymoderndemands.Thereis a shortsupplyof
requirerefurbishment
conditions
howeverin currenteconomic
unitsgenerally
modernlightindustrial
to developspeculative
of fundingthereis no incentives
andthe unavailability
schemesat thistime.
16
lmbalances
land
lndustrial
landwe are notawareof anycurrent
Withregardto demandfor development
of industrial
within
the
marketplace.Demolition
demand
or occupier
developer
development
greater
of
industrial
a
supply
spacein recentyearshascreated
land,for whichtakeup will remainslowin the currenteconomicclimate.Thereis
oversupplyof landat thistime.
thereforea significant
Buildinqs
lndustrial
(973,780sq.ft.)
on the marketat the presenttimeie 90,500sq.m.
Spaceavailable
for
and
5,000sq'ft.
1,000sq.ft.
space
of
between
is for smaller
Demandpresently
smaller
of
place
with
the
exception
whichthereis a smallsupplyin the market
- 1,500sq'ft.
starterunitsie 1,000sq.ft.
Values
Land
landthereis littlecomparable
Withregardto the disposalof industrial
at f 100,000
landis beingquotedpresently
evidence.Industrial
transaciional
five
twenty
(one
hundred
and
pounds)
125,000
f
(onehundredthousand
location'
uponsite
pounds)peracredepending
thousand
Units
lndustrial
typicallythesefall
accommodation
In respectof rentalsachievedfor industrial
a rangeof f3.00 andf4.50 persquarefoot net howeverthisdepends
betweerr
of spacebeingoffered
on lot size, Presentlyon the marketthereis 30,000sq.ft.
Lingfield
Pointis being
at
warehousing
and
Faverdale
at f 1.00persquarefootat
buildings
These
lot
size.
upon
persquarefootdepending
offeredat 50p-81.00
areolderstockcirca1930s 1960s,We wouldsuggestthatf4,50 is thetopend
Dealsare currentlybeingagreedat
newaccommodation.
ratefor modern/nearly
thislevelat MortonPark,
uponthe age and conditionof property
Withregardto freeholdvaluesdepending
we wouldsuggest,(basedon historicevidenceoverthe lastthreeyears)is at
betweenf3O per squarefootand f60 persquarefootcapitalvalue.
17
Summarv
Landreviewforecastssuggestthatin generaltotal
Employment
The Darlington
needsoverthe
to meetemployment
landis required
of 101.Shaof employment
that
the
land
period.
states
The
review
Framework
LocalDevelopment
provides
in excessof 335ha,
allocations
withthe existingemployment
availability
needsin Darlington.
amountof supplyfor employment
a significant
18
5.
Office Property Market
Supplv
to the supplyof bothavailable
in relation
hasbeenundertaken
An assessment
and officeunitscurrentlyavailableon the marketwiththe
landfor development
followingresults.Officeland- the bulkof officelandis allocatedbothwithinthe towncentreand
are locatedbothwithinthe town
on the fringe,ExistingofficeswithinDarlington
purposebuilt
parks
withmorerecentconcentrated
centreand on the business
at MortonPalms,PioneerCourtto the eastof the towncentre.
development
of offices.
consentfor 23,225sq.m.
11.3haand hasplanning
Thissitecomprises
(1?469sq.m.).
Phase1 and2 is completed
TownCentre
standalone
Thereare a numberof officeswithinthetowncentre,predominantly
Northgate
House,RegentHouse,PeelCourlandArcherStreet.
unitsincluding
vacantpotentialofficelandwithinthe coretowncentre
Thereis someidentifiable
Way
EvansHalshawgaragesiteon St Cuthberts
former
the
fringeareanamely
Park
(2.47ha),
on
Central
adjacentto the PeelCourtofficedevelopment
use. The
for employment
HaughtonRoadis a siteof some10.47haallocated
has
TeessideUniversity
Collegeandmorerecently
Technical
sitehasDarlington
Park
is
of
Central
Parl
of
the
development
a
multi
storey
facility,
constructed
of
withpotential
to deliverup to 27871sq,m.
identified
space.
AvailableOfficeAccommodation
researchutilisingFocusdatabasedresearchengineto
We haveundertaken
thefindings
of
We summarise
officespacewithinDarlington.
ascertain
available
thisresearchas follows:(325,630sq
ft )
in Darlington
of officeavailability
30,263sq.m,
Thereis currently
(3
of
which
are
freehold
freehold
13
are
73
units
of
which
represerrts
this
thisrepresents17%of the stock.Averageaskingrentspersquare
investments),
f2.50 persquarefootto maximum
footaref9.81 witha rangeof minimum
f 18.60persquarefoot howeverthisfigureis distorteddue to someofficerents
beingall inclusiveratherthana net rent. Moststockis secondhandstockwith
officestock
of the refurbished
A largeproportion
somemodern/refurbished,
wherewe
Road,Darlington
Pointoff McMullen
is situatedat Lingfield
available
of vacantotficespace(98,613sq.ft.).
haveassessed9,000sq.m.
19
OfficeStock Availability
UnitSize
Lessthan46sq.m.(500sq.ft
(500-1,000sq.ft.)
46-93sq.m.
93 464sqm. (1,000- 5,000sq.ft.)
m. (5,000-1
m. - 929sq.
0,000sq.f.t)
464sq.
(10,000sq.ft.)
In excessof 929sq.m.
No. of Units
24
23
14
7
5
Summary
at the present
Thereis an oversupplyof officespaceavailablein Darlington
to fairqualityhoweverthere
is of reasonable
available
time. Theaccommodation
withmarket
requirements
for otficespaceover1,000sq.ft.
areno significant
and reducedtheiroffice
thatsomecompanies
haverationalised
indications
intosmallerunits.
by relocating
requirements
up
Demand/Take
throughFOCUSweb baseddataof
We havereviewedevidenceof transactions
follows:report
and
would
deals
as
reported
OfficeLand
in recentyearsdue
We havebeenunableto identifyany officelandtransactions
land
to the inactivityin thissector.We are awareof officedevelopment
with Darlington
BoroughCouncil
to Cityand NorthernDevelopments
transacted
the firstphasesof
was negotiated
at f250,000per acre(2003)to facilitate
PioneerCourtScheme.
Demandfor OtficeBuildinqs
we haveanalysed
In orderto estimatedemandfor officeaccommodation
evidenceobtainedfromFOCUSdatabasefor the period2008,2009
transactional
as follows:and2010to datewe wouldreportourfindings
in 2008
OfficeTransactions
including2 freeholds.Totalspace24,533sq,m.
23 transactions
were completed
(263,975sq.ft.).
fl18.75.Two largedealswere
Minimumrentpsff2.95,maximum
at Lingfield
Point,a
in thesefigures StudentLoanstook6,536sq.m.
concluded
Point.
was alsotakenat Lingfield
further13,935sq.m.
20
in 2009
OfficeTransactions
wereleasehold,
totalsquare
all transactions
werecompleted,
27 transactions
per
f5.06,
(32,492sq
foot
minimum
ft
Rents
square
footage3,018.5sq.m.
).
maximumf25. The figureof f25 persquarefootis distortedon the basisthat
reportedwereon an all inclusivebasis,
someof the transactions
in 2010
OfficeTransactions
totalsquare
transactions),
completed(threefreeholdinvestment
19transactions
transactions
included
investment
(138,822sq.ft.).
The
footage12,896sq.m.
for
House,BeaumontHouseandWoodlandsHousewhichaccounted
Hackworth
(30,505sq.ft).
(10,061sq
2,835sq.m,
transactions
m ). Netleasehold
108,301sq.ft.
fl19.02.
Rentspersquarefootminimumf4.05,maximum
Januarv2011to Auqust2011
Transactions
completed(threefreeholdsalesof vacantunits).Totalsquare
12transactions
(853sq.m.).
Rentspersquarefootfl4.78-t15.
footage9191sq.ft.
showsthatthe demandto occupyotficespacehas
Analysisof transactions
in realterms,witha
to fall bothin numbersandspatialrequirements
continued
Land
Employment
yearto date2011.The Darlington
furtherreduction
significant
an averageannualtakeup of officespaceof 5,410sq.m.
Reviewindicates
(estimated
between2006and 2008). Figuresto dateindicatea dropof more
the impactthatthe financialcrisis
than50% in currenttakeup figuresindicating
and recessionhas had on thissectorof the market.In the absenceof anymajor
publicsectorincentives
developerand investordemand
to stimulateoccupier,
in
is likelyto remainunchanged
position
in
Darlington
within
market
the office
the
future.
theforeseeable
Totaltransactions
Leasehold
Freehold
Totalfloorspace(sq.m.)
Averagetakeup space
( s q .m.)
Year2008
23
21
2
24,533
1,066
Year2009
27
27
0
3.018
112
Year2010
19
16
3*
12,896
679
* thesefiguresare distortedas 2 of the 3 freeholddealswereinvestment
salesie
Houseat MortonPalmsandWoodlandsHouse.A vacantfreehold
Hackworth
dealsequateto 8,853sq.m.
House.Theinvestment
dealwasdoneat Beaumont
showinga nettakeup spaceof 4,043sq.m.
?1
wereconcludedin 2009there
Thefiguresshowthatwhilstmoretransactions
This
may be an indicatorthat
space
taken.
reduction
in
floor
wassignificant
partof their
intosmallerspaceor sub-letting
are rationalising
morebusinesses
in orderto reducerunningcosts.
existingaccommodation
Point,oneto
lettingdealsat Lingfield
The2008figuresincludetwosignificant
to
it wouldbe reasonable
StudentLoans.Thesedealsequateto 20,471sq.m.
thattherewillbe further
climateit is unlikely
assumethatin the currenteconomic
for suchvolumesof space.Thisleavesa netfigureof 4,062sq.m.
requirements
of dealsandan averagetakeup of 193sq.m.
lmbalances
Office Land
supplyof potentialofficelandto offerfor
hasa considerable
Darlington
in relationto the currenteconomic
howevermarketcircumstances
development
andfinancialclimateshowsthereis no demandat present,Thereis sufficient
to takeup enquirylevels,
secondhandstocksomeof whichis refurbished
OfficeBuildinqs
of stockat the presenttimeie
Baseduponfiguresof currentavailability
average
takeup rateof spaceper annum
and
referring
to
the
30,263sq.m.
pa, thereis
LandReviewie 5000sq.m.
Employment
indicated
in the Darlington
sufficient
existingstockto supplythe marketfor at lease6 years.However,
reductionin takeup of spacefromthe figures
allowingfor the significant
in 2009albeitwitha much
provided,
increase
in
the
numberof transactions
the
takinga grip
conditions
of economic
is an indication
smallerspatialrequirement
potentially
their
downsizing/rationalising
decisions
andbusinesses
of economic
exceeds
surplusspace.On thisbasissupplyconsiderably
spaceby sub-letting
betweengradeA
demandgenerally.Howeverthereis an imbalance
and secondhand/refurbished.
accommodation
22
Values
Land
notedtherehas beenno officelanddisposalsin the openmarketin
As previously
years.
We can onlyassessfiguresbaseduponhistoricevidence,On this
recent
basiswe wouldestimatethatofficelandvaluesassumingsitesare readyfor
upon
costsanddepending
worksandassociated
withno abnormal
development
andf175,000peracre,
and lotsizesis betweenfi125,000
location
OfficeRentals
officerentshavepeakedat t14.50 per$quarefootat PioneerGourt,
Historically
since2008andwe wouldsuggest
MortonPalms.Rentalvalueshavedeclined
thatnet rentsrangecurrentlybetweenf3.50 andf 10.00per squarefoot. In
we wouldsuggestthata building
disposals
respectof capitalvaluesfor freehold
parking
wouldbe in the regionof
good
location
with
in
a
specification
of modern
in the region
quality
accommodation
poorer
secondary
f 120persquarefootwith
of f50 per squarefoot.
Summarv
presentsupplyof officelandis sufficient
significant
further
to accommodate
the
constraints
and
present
conditions
economic
However
in
officedevelopment.
time.The
at
this
demand
significant
any
we cannotidentify
on fundingavailability
BoroughCouncilas potentialofficedevelopment
by Darlington
sitesidentified
ie CentralPark
sitestogetherwithsitesalreadycommitted
provide
should
land
available
phasing
the
current
at
Morton
Palms
andfurther
period,
supplybeyondthe LDF
sufficient
thatif currenttakeup trendscontinue
Analysisof availableofficespaceindicates
I yearssupply,Our analysishas
provide
approximately
the currentsupplywill
downturnin marketactivity.
covereda periodduringa significant
23
6.
RetailPropertyMarket
in the heartof the towncentrewith
is concentrated
Retailing
activityin Darlington
the coreactivitycentredaroundHighRowand Northgateprimarilybetween
town
Houseof Fraserand Marksand Spencer.On the outerfringeof Darlington
good
such
as
park
retailers
bulky
incorporating
retail
east
is
a
small
the
centreto
is
well
Darlington
Currys
and
Homebase.
Village,DFS,Comet,
Furniture
locatedto the westof the towncentre
withSainsburys
servicedby supermarkets
foodstore
on the eastsideat MortonPark.Thereis a Cooperative
and Morrisons
development.
residential
Park"
mixed
at
Faverdale's
"West
west
on the north
providing
Quarter"
shopsarelocatedwithinthe "lmperial
Individual
andexclusive
street
withina traditional
businesses
a rangeof fashion,homeandrestaurant
centre.
the
town
of
to
the
west
scene
S u pp l v
RetailLand
is
for furtherretaildevelopment
The mainsiteallocatedwithinDarlington
the proposedOval
Streetwithinthe towncentreto facilitate
Commercial
by Discovery
project
to
be
undertaken
was
due
ShoppingCentre.This
properliesover2 yearsago howeverdueto the economicclimatethishasbeen
on the
of existingbuildings
wouldinvolvedemolition
sheived.Thedevelopment
project
park.
was
to
car
The
presently
a
town
centre
site
Street
Commercial
of
with
6,000sq.m.
together
of retailspaceon twofloors
deliver22,100sq.m.
togetherwith
and restaurants
leisurefacilitiesie multiplexcinema/nightclub
wintergardenandatrium.
KendrewStreetwas to facilitatea six levelmultistoreycar parkwith a linkacross
centre.Kendrew
Wayto the mainshopping
the ringroadon St Augustines
frontingNorthLodgeParkwith
apartments
26 residential
Streetalsoincorporated
returnfrontageontoKingStreet.
towncentredue
to developretailingin Darlington
Thereis littleotheropporlunity
in the pastwith
discussions
There
has
been
land
availability.
to lackof suitable
have
Sainsburys
development,
for
mixed
present
TownHallsite
regardsto the
Victoria
store
on
their
food
to extend
recentlybeengrantedplanningpermission
Roadon the ringroadto includean upperlevelrestaurant'
24
RetailUnits
Available
of retailfloorspacein
availability
We havereferredto Focusdatain compiling
witha totalof
units
available
presentlyhas90 retail
Darlington.Darlington
locatedon the inner
is 1539sq.m.
The largestsingleunitavailable
1T,4?.4sq.m.
ringroad(formerAlliedCarpets),All retailunitsare secondhandspace. I units
and 2 units
3 unitsareA3 (restaurant)
arefreehold.One unitis A5 (takeaway),
units
thisis
In termsof thesizeof theavailable
areA4 (publichouse/clubs),
in thetablebelow.
identified
UnitSize
(1 ,0 0 0 sq .ft.)
U pto g 2 sq .m.
(
1,000-5,000sq.ft.)
92-464sq.m.
0,000sq.ft.)
464- 929sq.m.(5,000-1
(25,000sq,ft.
of
2323sq.m.
In excess
No.of Units
48
33
5
4
DemandffakeUp
Land
withinthe
On the basisthatthe majorityof retailactivityis primarilyconcentrated
for retailuseat thistime. We have
towncentrethereis no reallandavailability
FOCUS,our
fromresearching
demand,
significant
beenunableto identifyany
owndataand makingenquirieswithretailagents.
Demandand take up for Retail$Pace
for Darlington
June2009andJuly2011 thereare 10 retailrequirements
Between
from
Thisincludes1 A3 requirement
between300sq.ft.and up to 50,000sq.ft.
parks
parks/retail
leisure
on
up
to
5,000sq.ft.
space
seeking
Bennys
and
Frankie
prime
for
requirements
are
retail
remainder
The
and in towncentreschemes,
towncentrespaceof between500 and2,500sq,ft,Ourowndatabaseresearch
are of a similarSquarefootage'
the majorityof retailrequirements
indicates
Evidencefor 2008
Transactional
freehold(7 investment
with 11 transactions
werecompleted
30 transactions
Spacesizeslet rangedfrom
(24,038sq.ft.).
properties).
Total area2,234sq.m.
1 1 s q . m- .4 7 5 s q , m ,
25
2009
Evidence
Transactional
werecompletedof which25 wer:eleasehold'Totalarea
30 transactions
one Netto
deals(investments)
2 freehold
(92,412sq,ft.)
thisincluded
B,SB7sq.m.
(3,540sq.m
38,090sq.ft.
)
andoneWickesDIYtotalling
2010
Evidence
Transactional
4 freehold
werecompletedof which11werefreehold(including
45 transactions
space
8,531sq'
m.
floor
Total
1
8
,1
1
9
sq.ft,,1,684sq.m
.)
,
i n v e stme nto
tsta l l i n g
( 9 1 ,8 0 5 sq .ft.).
2011to Auqust2011
Evidence
Transactional
1
including5 freeholdwhichincorporated
completed
were
27 transactions
(17,797sq.ft.).
was
let
of
space
1,654sq.m,
sale. Of the 22 lettings
investment
TotalTransactions
Leasehold
Freehold
TotalFloorSpace(exc
investments)
Averaoetakeup so.m.
?234
Year2009
30
25
5
8587
Year2010
45
34
11
8531
97
180
133
Year2008
30
19
11
soldwithin
Thefiguresare distortedas in 2008therewere7 investments
deals
were
2
investment
quoted.
2009
there
In
with no squaremetres
Darlington
average
givinga netlettingfigureof 5,047sq.m.,
to 3,540sq.m.
equating
3 mixedretails
weresoldincluding
1Bosq.m.In 2010,4freeholdinvestments
minwithyieldsrangingfrom6.4%(tenantTesco)and 10.8%,
1,684sq,m.
lmbalances
RetailLand
of our ownenquiriestherehas beenlittle
Fromour researchand experience
in the currentclimate.Someinteresthas
land
for
retail
development
interest
area
and on St CuthbedsWay howeverthis
Park
beenreceivedin the Mofton
from
hasnot beendevelopedfurtherdueto lackof viabilityand someresistance
withregardto sellingprice. Any developerin the current
vendorsin aspirations
further.
marketwill requirea pre let or designand buildprojectbeforeproceeding
26
RetailBuildinqs
(187,482sq.ft.)
of space
17,424sq.m.
spaceidentifies
of available
Ouranalysis
years
and
the
last
three
currentlyavailablebasedon averagetakeup over
exceedsdemand.lt is
of takeup to date,the presentsupplycurrently
indications
andof smallerunitsof
notedthatmuchof thisspaceis secondary
of any
requirements
to
Thereis littleavailability accommodate
accommodation.
good
particularly
in
largerenquirieswishingto re-locatein the towncentre,
locations.
secondary
Theabilityto addresssupplyof goodqualitynewspacemayexistwitha suitable
$treetwhenthe retailmarketrecovers'
revisedschemeon Commercial
and
withsomenationalretailrequirements
an
inbalance
remains
there
Otherwise
present
climate.
the stockavailablein the
Values
RetailLand
We havebeenunableto identifyanydisposalsof retaillandand are unableto
reportfurtherin this regard.Landat MortonParkadjacentto PremierInnis being
marketedat a quotingpriceof f350,000per acre,thislandis presentlyunder
offerhowevernotfor retailuse.
RetailAccommodation
withinthe towncentreareanotablyPost
Rentalsfor secondaryaccommodation
achievedrentalvaluesin the regionof
which
have
Skinnergate
HouseWyndand
t30-f40psf.Primeretailareasof the towncentrein Northgatehavepeakedat
f 106psfwithheadlinerentsnowin the regionof f85psf.
we notethe disposalsin the towncentrehave
In respectof freeholdtransactions
yieldswithina rangeof 6.4%- 10.8%notablySkinnergate
investment
achieved
YarmRoad6.4%,Co-opNorthRoad
8.8o/o,
TescoConvenience
Ladbrokes
10.8%.
towncentre.
We are not awareof any primevacantretaildisposalsin Darlington
Summarv
Thereare no committedsiteswithinthe towncentrefor retaildevelopment
outsideof the primaryshoppingcentre.Siteson the peripherysuchas
27
as potentially
the formerbusdepotandthe townhallare identified
Feethams,
mixeduseschemes.
spacecurrently
In termsof supplythereis around3 yearsof supplyof available
smallunitson
and
includes
in nature
available.Mostof thisspaceis secondary
the peripheryof the towncentreand is thereforeonlysuitablefor a limitedmarket
any largeroperatorswhichmaywishto
as opposeto neingableto accommodate
Thisissuemay be difficultto
centre.
considerbeingrelocatedwithinthe town
suchas a retailschemehoweverthe current
addresswithoutnewdevelopment
economicclimateandthe abilityto secureprivatefinanceto facilitate
will continueto frustratethe deliveryof theseschemesat the
development
presenttime,
?8
7.
ResidentialProPertYMarket
Supplv
as partof this
hasbeenconsidered
landanddwellings
Supplyof bothresidential
andwe wouldreportas follows:assessment
Land
Residential
BoroughCouncil
we havereliedon the Darlington
Furtherto thisassessment
Update
Assessment
(SHLAA)
Assessment
StrategicHousingLandAvailability
Autumn2010. We wouldreportas follows:for housing
the currentlistof sitespermitted
identifies
The assessment
in the SHLAA
for
inclusion
sitessubmitted
togetherwithadditional
development
for housing
update.The reportoutlinesthe currentlistof sitespermitted
maycome
which
identified
potential
sites
with
other
together
development
period
the local
year
of
15
the
across
development
for residential
fonruard
thata totalof
were
frameworkplan. The findingsof thisanalysis
development
providinga totalnumberof potentialdwellingsof
101siteswereidentified
permission'
siteswithplanning
committed
. Thesesitesincludeexisting
13,g71
(planning
740
dwellings
permission
f-or
The permittedsiteswhichhaveplanning
grantedbetween1 october2009and 30 september?010)provide
permission
and307
(3s6units2011-2016
unitswellin excessof the 5 yearrequirement
units2016-2021).
circa740
It is notedthatthereare a totalof 15 sitescapableof delivering
dwellings,
Dwellinos
Residential
in seekingto identifythe numberof dwellingscurrently
was undeftaken
Research
through
Borough.Thisresearchwas undertaken
on the marketwithinDarlington
utilisingweb basedpropertyresearchtoolssuchas Findaproperty.com,
1989
thattherearecurrently
identifies
Ourresearch
Righm[veandZoopla.com.
the
breakdown
and
Darlington
of
Borough
pr[pertiesavailablefor salewithinthe
as follows:ln respectof typeof propertyon the marketis identified
?5% 498
Detached
Semi-detached 32o/o 636
35o/o 696
Terraced
8o/o 159
Flats
7% of the overallstockfigure
represent
Bungalows
29
the
The abovefiguresare primarilysecondhandstockspreadthroughout
for saleextractedfrom
Borough.An extractof newdwellingsavailable
follows:dataare listedas
Rightmove
Detached(4/5beds)
Detached(3 beds)
Semis(4 beds)
$emis(3 beds)
TownHouses(2 beds)
Bungalows
11
5
I
4
2
I
of therecent
is as a consequence
Thislowlevelsupplyof newbuilddwellings
werebeing
and housingmarketcrashwhenno newdevelopments
recession
broughtforwardand as suchthereis nowlimitedsupplyof newstocl<.Thereis a
at MillerHomes,The Pasturesdevelopment
fufth[r phaseto be constructed
of 27 properties.Theyhaveadvisedthattheyhave7
SkerneWay, Darlington
is as a
unitsof curientstocf unsold.Thislowlevelsupplyof newbuilddwellings
no
new
where
crash
market
housing
and
of the recentrecession
consequence
a
limited
is
now
there
such
werebeingbroughtforwardandas
developments
supplyof newstock,
beengrantedfor a newresidential
permission
hasrecently
Planning
withTaylorWimpey
at LingfieldPointfor Marchdayin partnership
develop-ment
wtrowill build270 homesin thefirstphaseof newhomesin the deliveryof the
Point.
at Lingfield
mixedcommunity
nextstageof thesustainable
Up
Demand/Take
Land
Residential
thereis limitedinterestin
developers
Withregardto demandfromresidential
the presenttimehowever
at
future
development
for
land
acquiringresidential
haveexpressed
experience
own
fromour
develop[rswho havemadeenquiries
of up to 15 unitsfor
$omeinterestin sitesfor smallscaledevelopments
However
locations,
good
residential
in
houses
detached
of
3/4
bed
development
current
economic
to
due
market
sites
to
the
privateownersare not bringing
conditions.
aboutthe stabilityof the housing
Thereremainsa greatdealof uncertainty
fuftherfallsin valuewitha
to
experience
is
likely
marketandwhetherthis
spendingcutsstartto take
poten1aldoubledip recessionas the Government
hingeson
development
affectwithinthe economy.Theviabilityof residential
Nickand
withestateagentsincluding
pricinganddemand.Fromdiscussions
30
confirmedby
(presently
marketleadersin Darlington
GordonCarverResidential
Plus)thereis a realdemandfor housingacrossthe spectrum,
Rightmove
imposed
constraints
housing,howeverit is the borrowing
particularly
affordable
marketto
housirrg
the affordable
whichare preventing
by the 1nancialinstitutions
to
initiatives
moveforward.Therefore,untiltherearesomerealGovernment
existing
or
developed
being
land
prospect
of
is
no
there
addressthisdifficulty
permissions
in somecasesbeingimplemented'
planning
beingsoldis for smallsitesfor
landwhichis presently
development
Residential
2+ unitswhichcan be privatelyfinancedby the developerandwhich,in the
for the rentalmarket.we further
sectorare beingconstructed
affordable
commenthoweverthatthii doesnot meantherewouldnot be interestin land
dependinguponits size,
development
thatwas madeavailablefor residential
locationand $iteconditions/constraints'
ProPertv
Demandfor Residential
(SHLAA)producedin
Assessment
The StrategicHousingLandAvailabitity
to meetthe regional
required
the numberof dwellings
AutumnZO10inOicatet
Borough
targetfor the Borough.The Darlington
spatialstrategydwellings
over
the period
that
states
May
2011
adopted
CouncilcorestrategyO-ocumEnt
provided
in
to
be
need
dwellings
from2004to 2026$,OZSnetadditional
dwellings
Borough.lt statestheaverageannualnetadditional
Darlington
witha 10
dwellings
1
is
the
target
period
,700
year
2011-2016
requirjOfor the five -dweliings
as
5,000
identified
year
is
target
andthe 15
yeartargetof 3,025
dwellings.
PrimarvResearch
estateagentsin Darlington
residential
We havespokenwithestablished
who haveconfirmedthatgenerally
includingtriicnanOGordonCarverResidential
activitytEvelsyearto dateare similarto the previousyearwithgoodlevelsof
of sales
a greaterproportion
howeverthisis not producing
viewingson properties
on
the
properties
consensusis thatdueto the largesupplyof
as the-general
marketviewersare beingbothcautiousandveryselectivebeforesubmitting
offers.
threebedroom
is for traditional
The highestlevelsof demandfor properties
popular
WestEnd
the
ever
houses
within
semi
detached
prop*,ii**including
we are
Hill
areas.
Harrowgate
ad
areaof the towntogetherwithcockerton
priced
reasonably
by
purchasers
are attracted
advisedthat prospective
properties
whicharewellappointed.
31
Thereis alsogooddemandfromthe buyto let investorwho is purchasing
properties
wouldbe of interestto the firsttimebuyermarket.
whichtraditionally
properties
preferably
at low priceswhich
are
looking
for
bargains
Suchbuyers
firsttimebuyersin this marketis
requirerenovation.The lackof traditional
havinga downwardeffecton pricesof theseproperties.
acrossall priceranges
We arefurtheradvisedthatthereis interestin properties
andhousetypesat thistime.
demandfor firsttime
Withregardto the firsttimebuyermarketthereis significant
or
schemeavailable
is
some
incentive
purchase,
However
until
there
buyersto
are
suchpurchasers
and mortgageavailability
withregardto depositassistance
unableto moveforward.
on the marketis some
A contributory
factorto the increasein supplyof properties
purchaserS
wishingto downsizein orderto releasecashor reducemortgage
Stockis alsomovingmoreslowlyin viewof somesellershaving
commitments.
their
purchased
in a bettermarketandhavingspentfurlhermonieson improving
now
and are
propertywhichmay havebeenacquiredthroughre-mortgaging
in
thereis resistance
technically
in a positionof negativeequity.Therefore
agentsare
on sellingprice.We understand
theiraspirations
reviewing
and sellershaving
rejectionof realisticoffersmadeon properties
experiencing
purchaser
prospective
somedayslaterfindingtheyhavelostthat
reconsidered
who has movedontoanotherproperty.As a result,movementof the supplyof
achievable
regarding
aspirations
stockis slowerthanit mightbe if people's
pricesin the currentmarketare unrealistic.
Withregardto pricing,agentshavegenerallyreportedthatpriceshavefallenby
withinthe last3 years.
between11o/o-ZQVo
per monthagentsare selling
We are unableto determinehowmanyproperties
as theyare reluctantto provideus withthisinformation.LandRegistryFigures
lf we assumesimilar
2011at 414dwellings.
ReporltotalsalesJan-June
performance
to Dec2011thisindicates42%of currentstocklevels,
showsthefollowingaveragehousesalepricesby
Research
from Home.co.uk
housetypefromJuly2010 July2011
Detached
Semi
Terraced
Flat
J u l y2 0 1 0
t? 1 7 ,1 1 6
f 1 4 5 ,0 55
t93,042
f 1 5 6 ,6 67
July2011
f200,163
f 132,361
t79.726
f 132,483
32
Change
-80/o
-g%
-140/o
- 11o/o
in the currentmarketis likelyto be
the levelof transactions
Fundamentally
relatingto job
uncertainty
financial
situations,
and
by currenteconomic
restrained
prices,In
lower
house
despite
finance
securityand inabilityto securemortgage
market
the currentclimatedemandand activitylevelswithinthe residential
sensitivities
particularly
of
the
in
terms
to
volatility
subject
remainuncertainand
withinthe economyandjob unceftainty.
lmbalances
LandSupplv
withthe findingsof the SHLAAupdateAutumn2010it is stated
ln accordance
granted1 October
thatthereare currently15 siteswithplanningpermission
28 siteswere
the
total
of
the reportstatesthat
2009-30$eptember:2010,
withan estimated
development
assessedas beingsuitablefor residential
capableof
considered
sites
were
Five
potentially
1,58?
units.
deliver
capacityto
10
sites
2016,
a
further
1
and
?01
between
a totalof 386dwellings
deiivering
2
period
2016-2021while
307 unitsin the
capableof delivering
wereconsidered
in
capableof development
siteswiththe capacityfor72 unitswereconsidered
be availablefor
to
were
considered
45
sites
The
total
of
2021-2026.
of 13,871dwellings
total
an
estimated
with potentialto deliver
development
howeversomecautionmustbe usedwiththesefiguresas the sitesare located
wouldbe
development
andresidential
beyondthe adoptedlimitsto development
the
climate
economic
plan.
In
the
current
local
a departurefromthe adopted
in
current
to
build
the
to sellandthehousebuilders
of landowners
willingness
is alsoan issuein several
as a keyconstraint.Contamination
marketis identified
riseagain'
land
values
until
to
viability
as
a
barrier
identified
urbansites
The reportstatesthat in the firstten yearsof the adoptionof the local
frameworkstrategy2011-2021atotalof 3,000dwellingsare
development
witha further
fromsiteswithplanningpermission
to comefonruard
anticipated
Thistotalof
as
achievable,
identified
6g3dwellingsdeliveredfromothersites
for
of 3,025dwellings
3,693amountsto a surplusof 668on the RSSrequirement
netdeficitol722
an estimated
takingintoconsideration
thisperiod.However
per
2011
yearbetween
demolitions
of
5
an
as$umption
up to 2011and
dweilings
-ZOZ1lhere is likelyto be a netdeficitof 154dwellingscomparedwiththe RSS
for 2004-2021.Thisdeficitis dueto the poorperformance
housingrequirement
landfor housing.
of the housingmarketratherthana lackof available
sitesto provide
deliverable
The SHLAAupdateconfirmsthattherewas sufficient
sufficient
Although
a S yearsupplyof housinglandto meetRSSrequirements.
in the first10yearsof the planthe estimatednet deficitof
sitei wereiOentitieO
33
landneedsto be
meansthatadditional
in the period2004-2011
722dwellings
up to 2021.
new
dwellings
at
least
154
additional
to supply
madeavailable
Specific
Conclusions
Fromthe SHLAA2010study
againstthe RSSrequirement
a) Thereis likelyto be a surplusof 668dwellings
in the
for the firstten yearsof the planassumingthatthe sitesidentified
delivered,
achievable
are
SHLAAaresuitableand
againstthe RSS
of 154dwellings
to be a netshortfall
b) Thereis anticipated
for the period2004-2021.
requirement
sitesfromApril2010
yearsupplyof specificdeliverable
five
c) Thereis a
againstthe
andcompared
a surplusof 597dwellings
capableof delivering
RS$ requirement.
Existino
Dwellinqs
the levelof
withestateagentsregarding
Fromour researchand discussions
to out stripdemandin termsof
withinthe market,supplycontinues
transactions
beingplacedon themarketandthe numberof buyersin
the numberof properties
a positionto completepropertytransactions.
housingtherecontinuesto be a strong
Withregardto the needfor affordable
Borougharea,thisis well
housingin the Darlington
for atfordable
requirement
document
HousingStrategy
Borough
Council's
in the Darlington
documents
whichwasjointly
and a StrategicHousingMarketAssessment
2008-2012
2007
for theTeesValleysubregionin November
procured
andcommissioned
and preparedby ARC4.
with
for affordable
housingis not deliverable
Thecurrentmarketconditions
hand
stock
with
supply
of
second
regardto newstock. Thereis a reasonable
properties
fullymodernised
for
reasonable
demandfromfirsttimepurchasers
on
andup to a valueof circaf 100,000.Therestillremains$evereconstraints
to
fund
such
to
obtain
moftgages
however
from
the
inability
thisdemand
purposes.
recentlyincluding
housingschemeshavebeenbroughtfonrvard
Someaffordable
a development
by FabrickHousing,
Hill,Darlington
Woodland
View,Harrowgate
options
ie rent,part
ownership
of 213and4 bedroomhomes.Theyofferflexible
pricerangesarefromf 130,000
to fl175,000.
or outrightpurchase,
ownership
34
8.
Leisureand Other Uses
$upplv
Boroughincluding3 Golf
withinDarlington
Thereis a rangeof leisurefacilities
three
Stadium,
Football
Darlington
Clubs,GalaBingo,the OdeonCinema,
CivicTheatretogetherwiththe
ArtsCentre,Darlington
Darlington
nightclubs,
HealthClubanda varietyof independent
DolphinLeisureCentre,Bannatynes
Hut
and PizzaExpress.The townhasa
Pizza
including
restaurants
small
selectionof hotelsincludingThe KingsHeadHotelin the towncentreand
PremierInnat MoftonPalms.On the edgeof the towncentre(west)is The
Hall
togetherwiththe fivestarRockcliffe
Blackwell
GrangeHoteland Bannatynes
by
in
2008
Repoft
commissioned
Futures
Valley
Hotel
The
Tees
at Hurworth.
numberof
hasa significant
statesthatDarlington
TeesValleyLocalAuthorities
for growthwithinthe
hotelsfor a townof its size,althoughindicatesprojection
hotels.
We alsohave
particularly
tier
budget
years,
for
budgeVupper
next10
by One North
referredto the NorthEastretailand leisurestudycommissioned
Eastand preparedby DTZin February2011.
Land
beingmarketedfor leisure
We havebeenunableto identifyany landspecifically
and are unableto commentfurtherin thisregard.We are awareof
development
siteswhichmay havepotentialfor leisureusehoweverthereis no evidenceof
interestcomingforwardfor suchsites,developerinterestis tentative
significant
uponpotentialpre-letconditions.Thisis furtherfetteredby
dependant
of disposalpriceandcostviabilityof any potential
expectations
landowners
schemes.
LeisureBuildinos
Available
Thereare presentlytwo publichouseson the marketfor salecloseto the town
centrenamelythe Greyhoundin Parkgateandthe HalfMoonon Nofthgate.We
is currentlyon the marketfor
are alsoawarethatthe ChinaBuffeton Northgate
on GladstoneStreetand
is
located
which
Nightclub
Escapade
sale. The former
of spaceis vacant.
some2,322sq.m.
comprises
PublicOpenSpace
OtherUseslncludinq
BoroughCouncil'sopenspacestrategyproduced
We havereferredto Darlington
the Boroughhas a totalof 923
in April2007and for the period2007-2017
the urbanareaandthethreelargestvillages
of openspaceincluding
hectares
35
Darlington.Withinthisopenspacethereare 27 allotmentsites,26
surrounding
playareaswithinthe urbanarea,7designated
localnature
children's
equipped
parks
gardens
or
and
of
landscape
nationally
three
recognised
and
reseryes
quality
the
of
historicinterest.Focuson the strategyis on drivingfonruard
for a numberof majornewopenspaces.
openspaceandplanning
existing
Theseinclude:a)
b)
c)
d)
A newparkto be providedas partof the CentralParkdevelopment.
Newplayingpitchesto be providedat WestParkor MowdenRugbyClub.
at
withhousingdevelopment
Newcommunity
woodlandassociated
Merrybent,
Threenew localnaturereserves,
whilstjust
for informalrecreation
Almosta thirdof all openspacesare primarily
over20%are primarilyoutdoorsportfacilities.On the basisof totalsiteareas
accountforjustundera
outdoorsportfacilities
openspace$thatare primarily
thirdof allopenspace,Naturalandseminaturalgreenspacemakesupjustover
a quarterof the total. The Gradell SouthParkhas benefitedfromsubstantial
works, In termsof analysing
the
improvement
and upgrading
investment,
providedwithinthe reportidentifies
the
existingprovisionthe information
followingissues:Demand/Take
Up
Land
in the rnarketplaceand contactswiththe Chaftered
Fromour ownexperience
in the marketplacewe are unableto identifyany specificleisure
Surveyors
at thistime. We arethereforeunableto repoftfurtherin this
requirements
regard.
Demandand TakeUp of LeisureAccommodation
We havereferredto transactional
evidenceof disposalof leisurepropertyover
the threeyearperiod2008-2010.We havebeenunableto identifyany
withinthis period.On thisbasiswe do not haveevidenceto enable
transactions
us to identifytrendsin demandandtakeup ratesand wouldthereforereportthat
futureleisureprovisionis likelyto remainstatic. Howeverwe considertheremay
in the
be limitednew leisureprovisionin any mixeduseschemescomingfonrvard
future.
36
publicopenspace
Otherusesincludinq
Land
sui generisis ditficultto
and demandfor otherusespailicularly
ldentification
identify
or trends
we havenot beenableto
anyspecificrequirements
establish
for suchusein Darlington.
lmbalances
Leisure
between
any imbalance
of the markethasnotbeenableto identify
Ouranalysis
leisure
of existingreasonable
demandandsupply,Therearesomeelements
provision
on offerin the towncentre,Howeverwe
whichis eveningentertainment
in otherareassuchas modernmultiplex
wouldidentifysomeinadequacies
cinemafacilitiesto replacethe datedexistingcinemawhichis locatedout of the
and demandfor
upturnin marketconditions
towncentre,lf thereis a significant
will needto identify
furtherleisurefacilitiesoverthe next10 years,Darlington
demandand competewithother
suitableand deliverable
sitesto facilitate
strategiccentresin TeesValleyandthewidernorthernregion.
PublicOpenSpaceandOtherUses
through
comingforwardthereis an opportunity
In termsof any newdevelopment
planningprocedures
of furtheropenspacesandfacilities
to addressprovision
is
Clearlywherenewdevelopment
requirements/obligations.
throughplanning
proposed
the
unless
thereis limitedopportunity
to addressanyimbalances
not
publicsectorown/control
any siteswhichmaybe vestedfor openspace/amenity
u$e.
Values
As previously
of leisureproperties
statedthereis no evidenceof transactions
in the openmarketin the lastthreeyears.
exchanged
as havingnilor nominalvalue
Withregardto publicopenspacethisis assessed
andoftencarriesmanagement
on the basisit is generally
nonincomegenerating
liabilities.
andmaintenance
37
Summarv
1.
2.
or majorissueswithregardto supply
We are not awareof any imbalances
of leisureland,
the needto
BoroughCouncilopenspacereportidentifies
The Darlington
public
public
and
openspaces
enhanceandimprovesomeexisting
amenitiesgenerallyacrossthe Borough.
38
9. Gonclusions
centrein the
generallyis performing
reasonably
as a commercial
Darlington
climate.lt remainsrelianton the
andeconomic
financial
currentchallenging
education
andhealth
proportion
greatest
in publicadministration,
of employment
performing
is
modestly.
the towncentre
services.Despiteeconomicconditions
Shopping
Centreat present
Thereareonly2 vacantunitsin theCornmill
withthe managingagentsindicatea positiveoutlookwith
althoughdiscussions
whichwillbringDebenhams
of the NofihernEchobuilding
thedevelopment
We
Department
Storewithinthe shoppingcentre. wereadvisedthatthey
continueto receiveenquiriesfromsomenationalretailersfor spacewhichthey
of the
in the futurewithfurtherdevelopment
are confidenttheycan accommodate
existingcentre.
by the lackof
propertymarketcontinues
to be constrained
The residential
particularly
for firsttimebuyerstogetherwiththe presentover
fundingavailability
on the market.
supplyof dwellings
withinthisreportthereis a lackof occupier,developerand
As documented
beingnon
withmanydevelopments
investoractivityin the areacommercially
generated
for
funds
andinability
to obtain
viabledueto lowreturnsbeing
procurement.
prospects
for comprehensive
As the economicclimateremainsuncertain,
scale
acrossall sectorsof anysignificant
activitywithinDarlington
development
limited.
arelikelyto remainextremely
39
10.
Recommendations
marketat thistimeis the currenteconomic
The key issueaffectingthe Darlington
activity
andinvestment
employer
climatemakingdeveloper,
andfinancial
difficultto underlakeat the presenttime. Thereareviabilityissueson
extremely
may
projectsand positivemeasuresto addressthesedifficulties
development
planning
and
initiatives
with
grants,together
includeformsof discretionary
Publicand privatesector
development.
to encourageandfacilitate
incentives
forward.
to drivedevelopment
partnerships
may alsoprovideopportunities
havenot been
Zoneinitiatives
Enterprise
At thisstagethe Government
canonlyhavea positiveimpacton
thisopporlunity
However
announced.
in
Darlington.
development
future
nurturing
40
67
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pro forma
SITEEVALUATION
V.nlon
Foin V.rrlonr NBFS-F|n.|
illt DPDL R.L:
LOCAL AUTIIORITY INid
-ro'*
"r,
Nane oryaoi.tbon
@
qhalher or nol, bas€d on @i.nlly held lnto, atblhel
d he nm has an inletEd iA this sle
hro
SITEADDREAS
s|t Commonlyt||oM Ar:
addr.$ I - sao:
Addl. !2"PAol
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addrllr ,t - Loc.lny:
Addtt.5"town:
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add.ls. ? - Portcod.: Wr*airrr/e
ilorlllngl
ADDmONAL SITE lnlb
cods,ts. 9rxr.
suwsrmor*.n".,
@roaalinorft
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xa rr"eoirutc r-
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DETAII.ED
SITEOESCRIPTIO{
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llrlional lrxt
Us€ Dslab6€ of Pr! oJsly Dev€loo€d Lfid - Sit6 Evaluation PrD+orna
Explanatbn ot etevan@ to sle aslaflrcnt
(& no! wory about 6plflon):
rflpptoPn.b p|lnnrng
conc€m. owr.p€c
c
wrth m|r ot ul6. rlth dJolnlng r..rd.norl u..3.
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ll vr.tt ulad rd |ny cnar|. p!po.rl.
w|lt raquh io hcoaponta opan$|ca witch wlll banatttrdlotntng
Bulldhgl
hv..dgauoos hrv. rd.nfi.d conrrm|nrdonrhlci wlll n qulrl ro b. .ddni.€d In htlng brw.^l Fopo.d.,
Conc.m.
ov.r lod.a.ldng
rd.ndfi.d |l.u.. hi no|otn.t do€. Inp.ca on .djornrngdt 1
PROTECT . COflf,ERCIAL
Nalional Land Uso ttetabg3s of Pr€lidsly DevebDod tand - Sit€ Evaluatio Plo-Fofina
AURVEYOR
RE@UflEIOANONAON FUTUREUSE
firnnhg St tI!:
Propor€dUr6:
ilo.t Suttrus Ut€:
Houdng &lt bmy:
Erom.Ld Hou.lng c.prcftry {t{o.):
O.n.liy (Dwg/NGtH!l:
Itw.yor Ft comn|.ndid Fln.l lr!.: ffi
bnd t)e ctass:Dropdo6nnanu.
INLUDCtass.Dap c,ow 6ef,u
fR..fd.nd!f
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orcpdowndEnu
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lt rcddd,
Jult{lc.rbn For
ust
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w|$ ti. urrlr|ndlng
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JusliY:
f^ppropdlre:
SuN.tor R.commrxLd IniarlmU.€:
Ih*nrlon
/ J||'ffic.don
SURVEYOR arE AS8ESSIENT FOR RECOflilEl'lDAflOxS
Ol{ FUTURE USES
ForrrF Doro6!d, ll'osl Sail$ro', sdFyor R.@mnded .d, n ,lJaqi, lntaii Ms br lr9 sita,oad hclor to b. @ad annqd@p6n
of M. sno.M k W.7. .s '.,bw
-2 {wfy sdwrs€ fnpact), -1 (adverE6),0 (n€dral or as ro be $F€cted), +1 (poftlive impadj, +2 (v€ry pGrtjv€)
fh.d
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r-r,
roruon wlUln rcttemam:
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Locd prop.rv 'l|.|t r i.nd-o.r,
cudi-rocd nbhv.y n.two*
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cureau,rrowy:
rorendrv,
srructmonrn,
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cudt
rc.€.r / .gftG b / rron clto:
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u..,
M,
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Xtr.d u.!.
conon6rcr'r'mProvm'ntt$:f"
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SURVEYOR
AASESSAET OX SITECONSTRAIIITS
OIi FUTUREUSES
Forti.
lJ'k.
qlpos4
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948yor Rwmnnbcl
t r.i srrftbb,
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Lrnd contolLrl br .ndullr rLvllop."
tuqitfr!.tldt9vi.hJlitb
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commftlal
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conc.rm oy.r -t
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conc.rnr onr utttttc p'oyl.t"",
Ol r r h! $.dn.d
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n W,e;: I
Pag€5 or g
PROTECI - COISERCIAL
t-]
b..$t{d
4.tnldbpdNn
fil.d ut ,
rm9loymant PubllcOFn
l.d
Spaca
&IlrllnlD
Natlonsl LEnd Us€ Dat8b€s€ o{ Praviouslv O€v€loD€dLand - Sit€ Evdualion Pro-Forna
Assuntng ntol€ 'nomal (i.e. not bnn or bust) ndkel cot|dtlions, anlttpatd |inesale Flote cnmneftral develoqr nEhl stad on slle (d@p tufln nenu)
Io Oe€ssesssd ,br Pooo66d'. 'llbsl Su.iaalo' ,rd 'Surva/or Asco finendd u*s ontv
lllr.d
R6trdrr. commsr.hr
.,'',r.",n ,Jffi$'fu
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ite posp€cls,brre0se of lre s,(€(ag,
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f tr6d |'r,
":,",i1;
oprbl. of rt ld€nd.l l.d i|d.a.lo0.Ed
&U.cr ao rlxlvtE
l..u.r o, goulc op.n ip.c. prod.tor|, .rb
li!r|| H.ughton Rad.nd .lr. contmlnrdon 1..u.!, A rt!. d.v.loFrnl
!?l.l nry Edd In p|Dvtdtng
ao poa.nd.l frJilE prlvri. ..cior .Ly.loFr Int Bt
owner / sgerl, d65f,t/Ftionol
Ee $debtedrs oossdre./Voier
as manyBva ts ,q) '3qunB
P|€-Populal€d / Pre'Advi3€d:
Mar\daidt Fietd:
Optidet Fidd:
For phoio(s):
Psqo 5 of 9
u!.,
comr'/Ehr'mprovrn'nr
-:1"*T-
PRO]ECT " COIIERCIAL
Nalidd
Land Uso D.lebas€ of PGviousv Dewlop€d tand - Site Evaluaiion Pl!-Foma
pro fo.ma
SITEEVALUATION
Form Vir.lon: NBfS-Finrl ve6ion
NU'D.PDL Rof':
c.npl.ied By: Cnd. Thotlr.r, ESc..XRFS, Thom.! Ll.a.r Unl!.d
tolrowz!tl
conttrctrol.lrn*:
ffi
llrla-'-
elnnryyw
DmpdownNnu
ls{ale \lhehef or noL based on cllnenay tuld lnlo, enohel
lctient ol lha tum has an ktotest in this sto
SltE AI''RESS Info
slt
Comnooly
auorar z - eorrcooc'@/'
a,aa,oe.
AODITIOI{AL
SITEInto
su.r.r n*..".*
tocat Auhofty crtte, i e g xt
no., @
sroenatttrt:S@
smat-rrnu,@
ta ocvrropru.lnr{ttal ffi
Itb.EaundrryGrsstr.(H.,,reM|
Esrinate
aNpdE.x,tow
lL€ndad,€€nt lo EastgmOFlnbulorCornd*
Jurntc.lon tor Any Ar!. Drlrrlrr.E.f
lsro|e
I
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Mvsba via sttevistt;Dtopdow nenu.
@
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9r1"
r
l
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n'orosnphlrtr.r.n: |@lrwd
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hdude oienlatan aMtra.k on t,Ep,
o
","
oeyr sreFsj
l lVl.u alotloE tbn tAntodtconLbr
I
zlVL{ or Sib Atu nce
|
n6oessary.
,
5l
n""r|""4,
stte cdd.Lrd
ar P.n oaa clu.t6r?
r Yo., oh.r sh.r To Ea cortlld.rld:
r,!{ ofSlles|
SITE USE ltfo
Cbss
"*'-"u*,ffiLandusc/ass
PROTECT . COITERCIAL
|
I
N€rior|el
land - sila E€rudjln PrGFoft\.
land usa Drisla8o o{ PEvio'rsvo,6v€{op€d
DETAIEOsI'E DESCRIPTION
Addtlional Cottu l€nls - expand Dor€3 as .eoe.s.ry fdo ?ol wony abut roq$h
.r!.
Pr.do|nlnlnrl.dl.c€d / no.rby
s'fih old.r IndurH.l
.. wall .! pr|ulc op.n 4rc.
|!.!
"-,-.*'.*",*lm;-l
nq{.g€ to m.ln .ri.rhl rosta
Loc.l Fop.ny m.*.1 ..rum.nt:
q|lrlrn
bcd hlghwry n
lrdlrry crpfthy / comtnldt
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ot
ropo9np
,"..*,""*.Fml
".".,"-.*F;41
fp.|!|r
cnd.d
by ov.red.nlng
olwr.i6
firtlid
qnrtnt rcc6.. / eqrcr. to / tom
(..s dog
Slgnl of hlort||rl ..c.a. /
l! op.n .nd s..d .. hlb|md
opln .prco
!hyr€.v.. , u0rrdo.rcror.
.lto h.3 bo.n prlvlou.ly
algn! or conltnin.ton
Slgnr dr on€&. rlov€l.r9|nrn
l;-"."-r,*.. I
s|eil orln|ltdrnsl.gart
I
Pag€ 2 of I
PROTECT " COf,XERCIAL
q..d .| . llp lor hoo..iotd
wa!..
:
Netior€l Lend us€ Dst ba!€ of Previouslv O€\€loo€d Land - Site Evdu€tion Prc-Foma
stTEcor{STRAItls
E\planatidn d 'lletatida b sne ass€ssrranl (do rcl *orry abut rc,dl4on):
r.Lv.fiL
ow|r6
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pNtonl.dta {tlin
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m.d. r.Prs.rlr0ol|.
In rafllm
to Pobtr!.|tlo.
rfhll
u..,
potril.r .mployrn r{ !r!r-
ndghbourhg
Ihe.hgr6.66
Ot.li,
pr.vlooty
r! ult| h n b.rng drmcufilo.uDdryrdr !|. .li. wn]od und,.rbtlng .bnnc.nt q|.lr!
ffllc
Inionntl opir !p.c.
Crt|tnth.u6.hosly€rth.dt.dlolntll!l'ofiormrlpubllcop.n.Fc6wnEh!r!.sticl.nttorlocd
Con$wruon, ll.t.d adulng,
lr.letornn
n||t
d.v.lo9in-trnd
b..n co.t d to d.t . b3r.r
C.mln
of m€tr.n.
llst.lt
la.|.ndo.r
Invatugruonr un(rrLt n - fi l. lrcLrlood tft.t th.|. hrw
on tlt ,
ov.r lo.d"b.lrlng
com.n|. ovr utilld..
l.!u.!
lddilt.d
!tOlr
tbg!nd.orm
lEu..
l(bnufi.d
|t thl! 3bga
pdbnld
olh.r 3
Oth.r4
PROTECT - COIflERCIAL
In d.dhg
wl$ |.lt
olnft
tts
llatonal l'ld
Use O€t Dals of Pr€vtc|ls|! Dov€loo.d Lad - SitG Evslualion P.D+orma
SURVEYOR
RB@XENOATI(IiI8 ONFUTUREUAES
Phnnlng Si.h|.:
E!€ndusscJass.
ffi*o'l*,.
xoa suttrltr ul: fftard
ussc/rst
Eô+,to,
Horl.hg Suft.bllltY:
Edm.t d Ho||lry c4rcry (No.l:
DendtylDr.rdN.t Hrl:
lluiv.yot R*omn:nd€d Enal lra!:
w
ffi
La'd U* Ctats: Dao @w ne J.
fh !try.nd
Eudnaaa
Dtoptu n npnu.
INLUDC1,A,E:
D**,'it't on: otop downnvnu.
ffi
It D[!.rrn Frt|ll
Ir.!.ritdo|l I J|,.dnc.ton
ad€ny, *tth m{o.
r R.!H.!t{d,
Nd.|
d lrd:
Proponuonoltlb.{.b|.
Hom6:
llcru.
Poadrthlror E no.vdoo|nlll
rAptropftb:
S0rvayor ibcommfid.d
InLdm l,3a:
Dr.drdon / Ju.tltlc$on For
SURI/EY(X SITE ASSESSTEI{T FOR RECOIIEI{DATIOI{S
OI{ FUIURE USES
Fddt Aopo€4 llfd{ sl/n bb| Eary.yd R.4,lfilFDed and,il.rbydt, r4din M br (h. tt',6td1|'(lo.lo
b. 6ttd
ddh{! .nr d.ird tr EY Z & &abrvs
-2 (v€.y adv3f36 hp8d), -1 (€dv€t3e), 0 (n€ulral or as lo b€ €xp€d€d), +1 (posiwe imp€ci), +2 (v€.y po!itv6)
Emdott||.ri
P.don n rnrq.cornr n diy.,.-,
Poctton wtttn *rtlnnrt
rromtnrrc. or otr:
Locrl popdry 'nttd
r.r{rn.nti
currlnt locrl t{enw.y n ltwort c+rcnv:
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r=1
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strrtrucorno'
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nronlrrtn+
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wri..vt6 / d[r-.cr!.r
rro,
sgn! ot orBlt {.v.lopma{ ."dvny,
l.d
6tu,
fi-]
roeosnphF
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I
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PROTEqT . COIf,ERCAL
Nalidd
Land t,s€ Dalabrls of P€vidrsly Dov€br€d fand - Sils Evslualion Pt!-Fom.
AUruEYOR A83ESSflEI{T OI{ AllE CONSTNANIS OI{ FUTURC USES
'a.ih
m4
9opor.d: tlor{ si,t r.. swryottutmntd
codtitin''a
m o.r/rr€dli
tt l@tu,
nd, nd.vdtltfrrn
@6hrtlt
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In ppmpdrt pl.nnlng ddl|3:
C9rcom. otnr 3I*Ilc
plmnlng pollcy:
t-:"1
Uncarldn landourr.hlp:
bnd codtollad by anohr d.v.lopar:
locrton.l rDuffion:
|lto|nDdt||r ndCt$oodng u...:
rr'onEl op.n ryft.(|..:
Com.w.!on, U.bd Eulldhg, SAX:
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h Ev. a}:
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In Ev. l):
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r*tw
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lgpgtnli
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P'IOTECI . COIIERCIAL
I
tod
Prilllc oPan
Spac.
aolldlngr
fl€tonal lslO t s€ Dalabas€ of Pr€tcrlrly D€v€bp€d Land - Srt6 Evalualion Pro-Foma
IO cURI'EYORASSEAAflEUTOI{ SITEOELIVERY
Awntog .Me ,tonal' (1.. nd b.on q budl m*et @&tont attkipatedtlmate beton MNrtat
fo be,ssessedibr Floposod',Wd Sutable'aod'$rve|r'orre@Nrcnclec! us€sonly
R€dd6nd.l
nnrr UnttOrttvrV:
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8e €s d6lhibdrs oo6s/r/6./lvol€i
,s rr€oyrnlysas loti ,€qu[€
Xlr.d u...
.mplotmont
l.d
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Ep.c.
Publlc
auldhla
rtlr Ir vr.y pr! lmnt horv r d.|dopn|onl l. con lr.laad !y rlL co. rnhdon andlh. alngb .cc.ar polnr
c]|not b..upporiad. I |. rctto
drv.loF hl| prc9...d fti.l rLv.lopm.ri ro.uppon v|.D|flt hoi.{..lhlt
. !.tLru L'|hndln! olcondrdni.ro cot l(|.r wrF to tdng ioff.rd th. dt rd poi.| a [.!11ru.3
Darahowroqn , publlc opr| apacalnal.mploylrr.nt t|!6, Conaldarrny ltr|dng to riwfit.llllv.ry.
ers-eonr,rtaeC
t eo-AoviseA;
f,
F'€ld:E
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oP-ariao,I
Fo. Pl'olo(s):
Pa$0ot9
fh.d u...
comr|.rEl.l
Lrl
I
lite ,rD5t6ds DrrFUs€ol ti€ siE
KEY
co mrcl.l
Ulxadur.,
nJdl|rd|| l.d
devetoqrnbm dad q dte (drcpdon oEau)
PROTECT . OOTflERCI,AL
National land Use Dglrbaso of PrsMouslvDMIoD€d lsnd - Site Evaluation Pro-Forma
pro forma
SITEEVALUATTON
LOCA|- AUT}|OflIY
forn V.rdon:
[BFS-Finrl
Vo|.lon
rlr-uo-mrna.'
@$ffi
Inb
Nane,oryanisatbn.
or*
@
"r,
"on
conddon Drt6' U
Fonat do^tww
s(ate ehether u Aot, bag€d oD cfien v held tnfo, atpthel
dl€rl d lp tum has an inle€si in lhis sile.
Into
S|rE ADORESS
alt. Conm.nlt *n<'wnA!:
Addrs$ l - aao:
addrat 2 - PAo:
AdiL!,[ 3 - Str.€t:
addr!.8 4 - Locrlny:
Addn r 5 - Town:
Addrt r 6 - ad||rnhffiv.
A.|.:
aoorrcrr - eorrcoar:@tra,a,iaoc.
AOoITXINALS|rE lnlo
suiveyR.hr€nc6 No.: @Locat
snetrrprryS@l
Althor/tycrtle. i.e.s txx.
srbBoundarycrssru.(Ht)'W
sn A-TYP.: WJ;WI
'lrr oo"arop"*arra
{ttr}:fiff
E*jnate
betow
aN iuslity
lDMbp€ds ar€€m3tdct€dbysir€shapoand€t€nrionor partaEfildlil€ tu!ft€r
Ju.tlic.xon ior Any Ar!| Dltlor.nc.:l
I staae.
*rnrnnvrnrOr,@
aouftrrry cornnn d: lY.. rccur|l!. coinn .d v|| rt€ Yl.fi
lr,4r9 DevE siteyisit.DtEpdor nenu
eroonarryr-u*,
Sara
t
ofto Ff.!t D.r€ffct i v.ont
t
kMwn.lnpodait
ult
rhotosophtrl r!r€.t, |@
Photognph D..cdpdom:
t
lndu& o.€otdmn aN M^ @ map.
fr'tEc.@1'c,,o|@ncans.nE;-.n
necessart.
e
4
Mustbe via snevist.
r
-
-
-
_
-
-
-
5
**-' ,""'
9t condd.EdA. PrnolA",u*
@
It Y..! oh.r alt ! ro B. Comld#
srTEt sE Info
ffirrao*n
PROTECI - COMI|ERCIAL
-
.
'
l
h.Iatld
Rone<lal€n F€/t€l lu ptivalo de
llattm4 L€rd us€ Datd{€€ of P€viorstvoevsh9€dLr\d - sit€ EvslqslionP6fdrn6
,5
OCTAILED SITE OEI}CIUPTIOI{
A(tditiaoal Cqnatents - sxpad bdres at nec€66'aty(do nol ||qry abul r€,cllllon):
Pftdomhnt
dacatl,
u...rx
n rtt
|l l!|!€ly.lt.ld.d
l"-"""-"-*a*.
r.ocrrprcp.rrymut.t ralrd*d1*crn n
cur t rocdhrshwryn.two",|Il;
"--rrt
c.P.cltv:lr'vFncdo
I
hd|J|tLl|.
l|EhdtD
$rll l. r.dd€rdrl
rrom Ertliount
u.d
Ro.d by oth€r ||€
p.?t df 6ndnC aaa,onduy.ru wtn .om. r..ldmlal .l.nrrt
I
l|nproy.mdb wlll b3 tlqul|ld lo l,Dcdhbhwry nlturod(to .uppon .[.
" I
l
Udl[yc.prclty/ co|tainldr
llnpo
ll.
ol
.li. l. rdJ.cx* to to'ln.r ..llwry lln. ftd trp.n to . pot .rt oo. .nd.
to und.rt ka alb Inatacfon .nd {.{
nom ahaanfr.ra to tL .lt .
.-".*,,l;;:;;;-l
vl.wr lrc||| th. lnaFrton u ta.t|k.|r
l|.{!
lhm lmFcton how'v.f ll appaard thrt outldurg. ddralLhrl to aLb
(lti.. mrrmd. iiatrr..
Nfbn
cunsnl !c....
t.tut!
Slgm aahlbind acc..l ,
w.ylxv6
l. !n .idlng
, .grt . to , tiorn
accaar to th. dt
hosoyir
n l. adcl9ft
d rhd
dr dan{a to gfi! .nd ny ipphg cl6! io lh. .ntr.nca lo l,|a ab.
(e.9. do!
/ oullt.. .cro|3
.pp6.E
dgn
3lg! oaond0. d.vdopm.rn
L
l
3r!'r!o.'l.n unsf/ont|rrbr6
thrt d.mollton
mlbd.l
hr
t .i
rddn.d
on dt . I lr llLly thft ah.|t wlll
&m. corlrmlmdon l. a rraul d D.tl lrd!.trlrl rr..! but no lnlbnnrdon
Slg'E d cont mln.Oon
Pag6 2 of I
drllL
b.yood p..Ylou8 d.mollon
ll
PROIECI - CO flERCTAL
I
Nattonattand lJso DslgbE36 of Proric!$ly Dev.loDed Land - Sit8 EvalL€ton Pt!-Foflnt
srTEcoirsTRA|tTti
a'danaadn d Etew
E to ste as$ssr,€d
h6 vdy ld.nti.d
rlt
u!6
{do rol|1ody rbdrt,Epo&to?jr
wnbh rft cond.t6d
wtli mlr.d u.. .rfl-
rlt lt ||r .lngl. ovyrsdlp how.v.r $idar a|la rlgln-don
mulupL l.nd orrorihlp: on . ph...d b..1|'
!lt.
lmompr6bl. n.hLoulng
wlll b.n€!! ton
wldlr rrg.i.ndon
pmpo.rL
!Fr. .r! . nng. ol lndu:td.l ur.. on n.lghloudng .f/rlich wtll r.qulr. lo !. rddr.$.d In m..t rDl.nnlnf
at culllnl
ot th. €.3tam davalq
.nvlronn|.nl
nt aira wlll
l. nll.d.
xhlch nry tr haompdu. wnn ]tdd€ndrl .l.m.n!r
Stngtcpoht ot ftc..a |rl|kh wll lnprst on &v6lormdrt layoot
o|Llt
t.tnc
Frdculrr l.r!..
om hoftwr
horw.rtrl
c cdrrlng llt ly to b. tqdr|dwlth
ndb poomdll r.qd|uDnl
mlnor ll.u..
rdclp.t
d.!.
|t{lt
th.liDL|n.ntdon
ro Include . gllm
conldor wl{rln rny .ch!m.
al p.lvloulIntu
!l.l||.-.
ottchrm p.opo.rl.'
proporla,
@nc.rlr| orer lod{a.rlng
.!lho{4n
conc.m!
ihe .fti h|l b..|l ld.n!n.d
.r provldlng f,lldlf
ov.r ufllt6
PROTECT - @f,XERCIAL
h.Ura b co||rp.r!{.
lo. d.{.lo!n$nt
or .n.'h.r
N8tlonal land Uls Datab€s€ of PrE ously bv€lop€d Land - liib Evallsligl Pt!-Forma
AURVEYOR
RECOXf,ENDA11OI{S
OII FUTUREU8E1S
rr.trng!b!r.,u*, -Led
"'oo-.0
Co"""eu",
EO.sctDUo,
r-r art u. urc, f,
us, cr€ss.
Lr.d us, cass
Ko"o',r-.
Fou.lDgSuribllEt:
*--*attnt,E E
Etdmrbd
csdty (t{o.l'
EtdmrbdHo..tng
Ho..tnscsdtr
t""r' K
*-,rtow"**t,E
&rv.yori.comnE6d,.d
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u* ctass:r,fog.bwnmnu.
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cleps:Dropdovn t!€nu.
I NLUDCleps:
uqdownnenu.
@D651,np|I,n;
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rf Dfibrant
fom P.po:tO
Offnnt f|!||l
, Jutdnc.don
D6rcrlt[o.r
D6rcrrpdo.r,
Ju.dnc.don Fo. Rml
I
I
|
poffi rl
&l.nt,
&|.nr, w|l|l
wi$ m.lo.
m.lo.poffi
t|mn ry. Dd .dlu.ntE*{
Ju*ity:
Ju*ify:
tt R.rf{ti.fd.t
R.rf{ti.fd.t , R.d.h
R.d.h !att.d:
!att.d:
P|lrorlor
P|lporlon olAibd.bl.
olAitbd.bl.
Homor:
Hoftor:
P.r.r
.l for
P.t nU.l
for EcaDeslop|l|.rn:
EcaDeslop|noi'rt
Judtt:
rApproprl.t
rApproPrl.t :
sfvryor tLaonrnandadhtart" ,,!",
D€.crlloor
D€.crlpdor I Jr|t!|tdon
rs
Judltc|don Fd
As deta,bd rs po66lde
I
|
|
Fo.it ?oF.!d, r,od &'ftre','SvFr@tRcanl'ruxlcd
md, i,.t vdt, ra&rn @t hrdp .b,..dt h(e.to b. 6td
o,lbk & tM ht EV.7,..tobwt
-2 (v€ry .dv€Eo imp€d), n (..!v6rl5), 0 (nEutrald 3s 1ob€ erI,€d€d), +l {podlw tnp€d), +2 (v6rr F€tw)
ud,o dbe.to*n nEN, Ndb$d
f,|Iadut,
*..rd!n.r coftmdd. ."*r,n.*
Pndomlnrt .4hc.nt / nx'nr ,r-.,
eo*on *lrn
*tuemrnt,
P'!.'rmnc.or.n:
Loc.l proFny lndsl &ntn"t t,
Cui.nt loc.l liqhw.y n t$,o* -e.ony'
uutttr crnatr t conrtntru,
Shg.ordlel
1-]
fl
-l
E:]
I
Q
:
cu'rrt.rrrravnp !
ropoenerrs f]]
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oor m.rn'rc. r..ruro,
n.t '.r r.t,-,
qn.nt H.
r trr.. to / f-. *.,
Senr ormwrnr rccro t urc,
Wrjorvrr l uUttUorcrcr rttc:
S6m orconrrmmrtonlrrr,
Slgn ol ondr. d€wloprrft rctvttl:
stryt: or mrrttrtng:
!
I
fl
f]
I
!
I
f=
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pbvat to thc w
ttxad ur..
co..r'.rcrdnnProt'n.nt
T[f"
.:illf*
Natimd LandU3€oahDs€ of Pr€toJst D€v€bp€dLfld - sita Evaluation
Pm+orna
SURI'EYORASSESSflEITT
ONSITECOIATRINTS ON FTITURE
USES
Fdd. A!po..dt tfr.esr,irl,.,
at'd,if ..braft, tnw
s1tuFt R.atntutd
'htt4,Ant, Uanq
eL
Condrtt nMr e D..bG.rt,
co|nn.|d.r
In.pProprrf!. d.nnrng.i.ft t!:
Concai! oyarlp.cllc p||nnlng pollcy:
l-J
@. wkc.'r.,
ttb dEvtu.t..dtturn
.fllx.d ut , com|nard||
EmPloymrr raldlndd r.d
|
|
t{gllg4d
U|Erdrln l d o*n€lthlp:
Fr.ginr!.d hnd oryn€Ehlp:
E
lrnd conllll.d by lnodl.r (hY.loFl:
Lo.rdon.l rrFrLdon:
hmmp.nu. n.lghlourhg u!E:
Aed
r.!.Et
lt.u6:
O|'.rb t'dttc con!6ton:
E t btbh.d hrionnd otat rp.c. u!.:
l_J
l_J
l_J
l_J
rirs$g.
r\rgrglnr
Com.rv.{on, LELd &illdlng. AA[:
Conc.rB oYorconhmlrlton:
Conc€r oY.r lod{..nng G|F.tty:
qonc.r! ov.rlloorl d!t:
Conc.m. ov.? .cl!|hh.d bto.twdty:
' gonc.mr ov.r uUld6 proYldon:
o!r.r t {r.!..n.d
l l l l n 4 ! ! ! E n t
lqpqqlt
|
|
l-l
r:-'l
h Ev. a):
Ot.r 2 {.s .r.cfll.d In EV.l}:
Oh.r 3 (.. .p.clt.d h Ev. al:
Orh.| 4 {.r rt .n.d In EV.9:
qdg
t-]
ndDr/rtyroD.,$.srd
!!.ird
dop doh
tuulc Op.n
l.d
Eulldlng!
Nalbr|al L€nd us€ Elatabs8€ol Pr€yioudlyoftdop€d
Land - silo Evdualtdl PdFoma
l0 S|JIIIEYORAssE8slElill O{{Sm DEU\|ERY
Alsmtng mole'nomal (i.e. nolb@h or tust) naftet &tffibos' anli$an{ $nes[alebloB @n^Mt ial .leveloparnigm ad on dle (dop tu o henu)
Io D€€ses$edtor ?Dposed, $& Suiteue'a,ld'SuleyorRe@nntande{u*s oaly
[lt.d ||!6.
flr.d ux.
.nploym€nt AiDllc Op.n
lllr.d u..,
coflr|.rcld
tulllc
auldflgt
R.rrtr.n!.r
r.d
l.d
comrmrcld E q,royn.nt l|!E ndd l.d
sFc.
nmUnttOellvrO: I
b cb|. ro to n c.|tr
t e,ro60ec$ b/ 6'nsa ot li€ slt
but r|.ttso.d .cc..a md ahapaw|tn Lct of Fodft.nac maft. lhnt th. tlt rould !.
p.n ol wld.r prop...r. ln ludlneo!
.1i.. h ih. r'm.
ovrt6r/ ,qont,&shtion ot ua
8e rs &iar6d€sDossole. ll'Iote:
xEY
PePoFir!6d/P|€-Advis€d:
E
u"nCaorY
fero,I
rierc f]
oPtonsr
Fo.Prtotots):
P€e 6 ol9
PROECT - COXIERCIAL
Nal|oml Llnd Uss DaEtEs8 ot Prwiouslv oevelooed Land - Sit€ Evduaton Prc Foma
pro forma
SITEEVALUATION
LOCALAU'HOFUTY
lTb
Fom v.rdonr NBFS-FinalveFion
illutlPt L Rsr.:
cor4*a ey, @
comdoon orte' ffi
connlct o. H.E!t ll!_l
Naneoaansan'
Fomatdd/ni'/ww
D@p
da,lnnen,
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AulElng.
National t*d
us€ o€tabas€ of Pr€vidrslv Dev€hr€d Lfid - sil€ Evaluation Pro+oma
SURVEYOR ASSESSIENT OI{ SI'E DELIVERY
Assuning hote'noira| (i.e. nol b.fin or bugt hatuel &nd'lions, anliipaled l/,re*ale bektre (tnre<;al
'tlost Suiable and 'SufEvot Re.nnnande<l uses onlv
Io De assessad Dr'Dros€d
devdory n;grn 'iatt on slte (dnp down @nu)
f,lr.d
R.lrd.ntiar cq,''orErar -0,.r,**
rr. umtoat*ry' I
II
OVERALL JUSNFEAIOI{
'I'jilof&
flr.d
u!..
J,''ih
FOR SITE
k.y .lto r! brohndd oe9ortlnlty on popul.r Ind!.t l.l .rtrb wnh bngor t.fn pot nt.l lbr nll rllrt d
Cor nenlaryeteYanl lo
lr€ ,rosr€cfs b/ r*usa of{ia st8
b!r|.3
ol ro.d .cc@
to b. .ddrs!$d
.nd lmDrcl ol .lt
accers co.d.aDls, @lal/s ot
ovw / €€ent, cktscn'ttuonof usa etc).
Be ss del€redaspossilte. f,qde:
as naryows 6s you ,Equi.€
P|€"FroFllaled / Pr€-Advii€dl
ffi
Msndatory Fi€td:
Pa06 6 ot I
u.€,
comm€rcr'rompro,'r'nr't#f"
PROTECT. COSXERCIAL
coBlrmhrdon
..trblt.h€d,
slb .hould !. rst h.d
N€tional Lrd t s€ Oat*e€
ol P|€vlo|J3 D6vcN0p€dL'ld - Sits Ev€lualion Pro+oflna
SITEEVALUATIOpTofoma
Formv-Jon:
|lBFr$Ftnd v.fiion
LUO,PDLfuf.:
LOC LAUTIIORITY ltrlb
*rr,*
@n!no,
""'
cora.oon o*, E
connht.orrr. !.t llg_lc,w
oss' s€mrr
Fo.'natMn'rvywy
&rvnn u.
wh€lhero, not,}Ascr!on anenw hokllnlo,tudhel.
d lha Itnnnaaan intet& in this sit€.
Slt Cor mmly hox'n Ar:
Addr*r t - SAe
Ad{ftla. 2 . PAq
Addr.. ! - Sft.t
addrr.4.Lo.alltF
Aaldtla 5 - fown:
ArldE . l -Arhldrdv.Ar..:
loot-r z - eoeooer f
aD'ro*r
rrr*ate.
srrE,nb
|
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a'"Bo0ndeYcEsr"(lrd'-
#tr#;:
|
aNjuw rrtow
n"toc"uoprur
am 1xr;'fflEstrflae
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s€i.
Ju$!3.gon brAny Ar!| rxlI.r|nc.{
|
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strarntrltlur:f
E4nd.rycor .m.d:ry,Al'.€ui.frlNi$:DoFhw.tc.u
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"**-t,r-'
ffkpwn: lnprtanttotLarllFantsrlauon
Rdwtu pnvdta
rrrv€lqa
ort" nnro"t"ra I v."rnt, ffi
mcos..ern 1r.r.t, @l{rstr6
v,€sitar$it
I
ftorognph D...dpton!:
Itdu.b ot'ahlal''t andnet'( on t'Eo,
2lgatiJvt
ffiHf;c'wairu'*nd
,
trcr!8r.fr.
|
I
5
r*t
"-.t
8r. Cocld.rrd A. ern trrl ctr*"
l
-
It Y6, Oih.r 8|lr To B. Condd.rd:
SltE UsE lnlb
UseAa55'
/VLUDCJ€ss.
|
|
NsliondL€rxlu3€ Delrb$€ or PEvioultyDav€lop€d
Lar|d- sne EvatuslionP6-Fom€
SITEDESC&PnON
OETAI..EO
4dd'!oo.i Co'l'nlrlis - sjesnd boo(lsas D€css''ry ldo not$rry atux ru,ffiroD)
ho||.lng lFw.{.r
Pt|dodmnt .dlm€rn / n.|t!y
rlo
lmlud..
$||ool
.nd E!r[ p|!|nb...
"-,-**,".-.**|---",-*;l
*.,"-"."*@l
iu0 n | .ljhu|bit| no.i.lne..arb.
Ac.ayLtlxohOrlv.Ltoiharbrotm.rlrtn!ho|rltng.at
|"t""'t.
Loc.t p.!F ty m|tt?t ..nrm.fr1tf*"rr"r"
**t.-
|
t .tth..nd ot..rt-
Gr|.rd nr.rl(at condl0orl. lrnoiactoo lht .tta.
I
Currtni locrrhbn
y
Eon
hlghr.y.
Lnp.lv.n.nlr
wlll D. rtqulnd
dff
th!.[.
t. b|!ll!n
tolw|td.
btu6 ldmdrad rt thl. .r.9..
lrdtty c.plclty / con nr|nb
".r.t*@
Jt
h.. b..n Y.c.nl to..o.fi
Urlr.,
TopognaP
txildlngt
n.w t..fi
da|l|d
to.l.b
lav.l.
*,-"'.0.-o,-Fill
*".,".,,!il-'*,*-l
Eld.ongldghwayr .cc..r la tfil
r.rldrlal a.td. ro.d.
C[rlrn .ca.$ / .9|l.. ro I tlm
Algnt ot Intotmd rcc... /
wayl..Y€r , ufllto
lc.g. dos
llom li.oo Ddv. xnbh b r
Slgnt ol .cc..r tvrn rqolnlng oFn .p.c.,
.cro.t
h.. b..n u!.d In lh. pall lor w!.t dlapo!.| .nd ongotr|c|nft n
|t w.ll .r o0.f coftrmlnrtlon l.$.r.
str|3 ol cont mlnroon
ahr| ol on{tb rLv.lopn$nl
Yb|u€
",.,,'.*o*,liL,-il
P€62or9
. !:.rbd itr.nc.
PROTEC' . COI{IERCLqL
Natonal tand U3€ Oatab*€ ol Pr€vioulv O6v€lop0dL€nd - Sits Ev.llalion Pro-Forn€
Exp|httbn ol Etewne lo dE as:Esshent(dorpt wonr abouttaryttion):
rppllcrbl..
Unc.rLln l.d
hcoi||pdDro n lghbouri.{
on rl!. t,|ltlc €l|llng {|lr b6 |lqul|!d bur nor codld.r.d n{or lEua
otLx. tr.|nc
ErEbll.h.d lrlbrn.l opeoqrcr
conr.rvdon, u.{.d Erilldng,
l..|l.. dlt dnc th..tb ra r$l.tli-.
h|Y. !..n t
y hv..t!tro.d.nd
$,oda
. il|3 hr. I n€gdvc |mp.ct on Yl.Hlly.
Cooc.ni
oY.r lod}!rd|{
ld.'rfi.d
b!u.r
.rhoqgh Eryl.onn.rt
Ae.ncy Et h to .pp'|y.
Concarn! ov.f ullllt6
Olh.r t
Oort,
(tth6r 5
OIrr
a
PROTECT . OOXIERCIAL
.urhc.
watat lhnldon
.chana.
NakrnalLrnd U3€D8tab€s€or Pr€vlo|l3lv
D€v€loo€d
Lrnd . s|16Evalu3tion
PE"Fonna
SURIIEYOR
RECOIXE T'AIIOI{8 OI{ FUTUREUSES
u.., Ere'd
""0-.0
usecbs&
noa suntu" rrr, f,
uN u* ciasl-.
E dmrhd Hos.tns c.p.ctty (".), E
--ntt'*nt"rlE
alrl.yor Rocoftm-a.dFtn.fu-, @
ffi
ffi
Dratltloo
, Judtc$oo
u& class:Dtopcbwnnww.
Land
NLUDc!a6s;Dnp.bwnnilnu.
u$tutiont Df)pc{,J,nnx'nu.
For
.ummrry. Hl.d
ft Rnf.f.d.l
, Rol(|n{i
Prmrdon
Mr|d.l
L.d I
oa Aidfbl.
r|6Es:
lor [email protected]|.|n:
JutW
lO€C h.v, lcar9rd
no .nbr{al||.
Juslttt PtzviNdy wnv.d
ftApp6pd.tc
SURIIEYOR SIIE ASSESSXEiIT FOR RECOfflE
to(r*|o
m YlaDlttv dlurxl
.
I
dlr. lo locllon.
lNot fintD|.
I
lo $atu€ sfodabla housing !€gutanwt
DAtx)TS OIt FUTURE USES
&.dtt Aqpo..4 luod&d.!b',slN,@R.Mnd
a4,tdenft,'tt6in
t8Lrttg.it
,..dt,l,.qb!,6r.du.k9&.pdwnM,r,r,d!dt
ddin .nr !,.i!d h Ev 7,s rbrava
-2 (vsy adv€F€ imp€d), -1 (adv€f33), 0 (natEl or as !o b€ €&ad€d), +1 (polinvo impea), +2 (v€ry po.ltlvo)
comm{rld
Piidordmln .{Fc€nl , n€rby ur..:
to.ltlon w|.'hln.to.ndn;
Ptumh.nc. ot dt l
local prop.rty |r|rtat |f|dmont:
Cu]lalrrhc.l hlghfiy n.lvro* crp*lry:
U ry c|9rdry , contb.trlb:
ShrP. al dr.:
Cumnt (|l. , .cdY y:
TopognprrF
Sluctf...
on .lt€:
alrnl llrurB:
Qr
nt rcd.r,
.!rt
. b / hom rlt .
Sl9|! ot IntonnJ |cc..r , u!.:
Wry'xY.r , utllto .cm.r !n :
ggnt olcont|mtmdon d.r:
Slgn oton n ilvrdoFn$rt adytty:
Slg|tt ol m.dctng:
Emplorn.d
,,'.o-., "".,,#il,ffiffni
l.d
t.d
rlllrllrtd.lt.d
Lr.tibttpt
Puulc O9.n
3p.c.
Fil
tTl
t--71
fj--l
To-1
|-r;i-l
r-':il
tu--l
fj--]
t--l
tu--l
tu--l
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|-.T'1
f---l
trl
t--l
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nrulc
Al|dhg.
National L€nd U3€ Datrb$€ of P'€t/'Jrdy D.v€loF€d Lrnd - SnE Evallaton Pm+orna
SUII\IEYOR ASSEISSXEI{T ON SITE CONSTRAI TA ON FUTURE UAES
For're at oed, Nrocas,teD& , ' e6wy* aea t''Mta4 aN lt tub6i4 wetu '!6t
@,
c./rdtett riqr. e D..ltsrd.!
tu.pttut'. tltnae
R..td.nd.l
lor thc i'le, ltg t 't@na .1.d,
Emplotm..r
flL.d ul.,
n ld.d!.|l.d
t ct!' inn6dtng i.w
b b .s!t'.t4
.g.ird nfrp.b*n
Publc Ot..|
l.d
Bulldng!
In.PPropnft.pr.nnrng.c.tur: @d
conc.rrr oy€r.p.cnc d.nntng porr"y' l@ttr
umaam tml uwrrntrtp: l&ffinr
Fnsrnrrbd lrlo oh.6tip'
Lrnd cori'dt.d by .ndlcr da'rror:
t-ocrtonrtnsmon,
@.t
{@m
nffifint
hconprubt. n lgibunns u!.!'
^tr..€,.lrc.lr$..:
orrlto urtttc congorron:
E rbuhld
Intarm.t op.n !Fc. u.o:
coru.rv.don, Lkr.d &Ildlns, satrt,
"@
tt!!!199.
l@r
r:-
@nt
ot lllotr-|rt
Conc.ntov.rconi.mhdo",,@
cormm. ortlodnanrs
crD.cfty:
conon!! ovrttooo rtt:
Conclm. ov....irbllrh.d
Conc.rrl3ou.. t!|U..
Uodlv€r|ltv:
Dro{.lon:
r@lrt
tto-if,fint
Noa
nt
Nol rll.vrn
oth.r 1 (l. rp.dr.d I! Err.6l:
dr.r2
{.! rD.ctl'.. h An. t):
olh.f I (.. !Fcll|.d In Ev. al:
Oftr il (.! ,;|.cn.d h Ev. a):
Page5 ol9
PFIOIECT - COflIERCIqL
al fts.tr i.lr O€vslcD€d Land - Sits Elduation PKFFo a
Ndionel L6nd UB6 Od.&ss
IO SURVEYORAAAE&
E TO
SITE DEIj\IERY
r'€suttttl€ 'fse 'nonnal' (.e. M tun or b!g) noftaI condtbhs, arltirb€te.t tnl€sctto btoE
Io A€ ass.ssed,br Propo$d', 'tuto61Sudahld anal 'Surueyor Recofinl€'l@ u*s only
6mnt6E d dwetopet night st6/t on til!- (drop @tn fllFnu)
llr.d
R.rr.r.r.r comm.rchr
.''r'*.,Jm:i,i
|r3.,
fllr.d
r.o,
comnnd'rmPro''*rt *![3"
Jil"'h
n,n€UndrDollwry: @
tte prosrscG,brrFus€ of ?b s{e {49.
o*nat / &a|
d.sf'ittbn
wtth tull pl.nnlng.pprov.l wlh pot d.l ior..rly d.llrr.y.{lbic!
or*. co.rb lnrdon on prcl.cl vl.Dllly lt u€..
ot u8 elc).
E€rs deaa&das 9o6saie.(l\btej
as nQtryo*a aayou nquin
I(EY
Pr!.Poputal€d
/ Plgddvs€d: m
menoaory
rorc:f]]
rieO:I
Opriara
Fof phoio(s):
PIIOTECT . COIIXERCIAL
to lmprofrt|.nt In m. d.ondltair.
|nd
Ndonal Lsid U56D.t€ba$ ot PrgvEudyD€v€lop€d
t nd - Sn€EvdustonPrc-Forma
pru forma
SITEEVALUATION
For|t|v.|!rqr
BF8-Fh.tvoEton
I{LUI}POLR.r.:
IOCAL AU'HOE.rY Hb
Loc.l Alhorily:
By: ;rrn| rhomr., Btc- xRrGL rhom! Lhbi tlt
c-md6it
Cofid.oo.r Dlr.:
co'.ttt"rr ornr".t*
d
n !tzo1l
[]]]
ddlnnyyyyy.
D@pbvt
r'nu.
whdn r or M, ba'€d m dneotty hc/d lato, e'€{hef
ol the fim ha' an in/!€sl in lh/€ d€.
SIIE ADDiES8 fle
addn.r
A.Ir-.
. sao:
2 . PAO:
AanEt I-S'tt
t:
add|l 14 - L6dtty:
Add||.l-Town:
Addrsr a -lrt
nlrbrdwAEr:
loor... z - cocrcoocr
[r
anaaato.
"o't*ng,E
ADOIMiAL
SITE IilO
arryarrrmnce no.:[Ln<::lAuko*rycrz.,i.a.gxtt.
gtoBou'ld|rycrsstr.l|r.t,sn rn".or.;[
I
|
ar.t'ryp.,f
rrt o.".roror. er." 1n1, @]]f
I
EdinaleaN iusny lckl*.
I
-
I
Jurulc.ton lor Ant Ari. Dl6l.nnc.:l
*.runl'lnrr,[
|
*t*"'-.-,
;*no-yconnntt
**
or@ltueavs*evll,aop@t*nnwv.
i
l
prtarad6,r€ropo
o.o at r orola t v.omt ffiLto*r;
lrn ofrsn(6rr..na Rer!€dtralbr
R6#srrbr
'JPEca,t6
adosrrpn(r1ra,ft |@^noo"**r*.
|
Ptrord..h D-dfdd':E t tw!.xb'3'l,t
fiornlnfxpy ariv.
I L__j
I
l n d u < t e o ' ' e n f , b o n a n l n u l < o n n a p , 2 l c c | € . , r d . e . c r d r r t t u t g r l b . d | d t b , | I I I
r
t_]
s
t_rl
|
"-t"t'*'
'ffffi:lHx
filpo.oorrs:
l
l
al|E usE Inao
/VLUDO.33.
UsoCt6sa
PROTECT . COIIIERCIAL
N.tioml Lrnd Uss DatabaBsof P.sviou.lv E€vdloo€d Lrnd - Sito Evduation Prc-Foma
DETAILED SITE OASCRPNO
A&ittwt
Ptldontl|rl
rq|c.ni,
C.l)/.'lffits - qpand bo(,s s @crssr.y (dr ,c'l $orry abod qa
tbxt:
Indudr rvortlng m.m club.
n.|fty
,-t."**'.-"r-*l.;ffil
.rc{nd
I ml!. nonth ol o|rllngion
lown c.ntt,
Brlnllum Ro.d l.. rdl ur.d dtttlbutor rcd.
pmp!,.,
1o.,,
n r*".""."-t[*J*'*-,
cu?r..trodr srwry n.twoJ."
-*.
""0*','l:L_l
"
rct ot connd.m. nDmboth l||v.lop€r. .nd occupt.r In mmy.
I
*-
|
Soft€ locd hlgi*ryt
lmp|lvon.db r.qulrtd lut no malorbt||-
..
ldan Ld,
lr0llty c|p.dty / .onrhlnb
Snrp. ot
Forrrf oal|c. Dulldhg. on {t
cl{rtd to .trb Lvat.
Iopognahy noi con.lrlGd I coraunL
To9ognply
Prfl lo|jl buttdlnqa d.mottah.d
Qttlrt
rc...
/ .grt
Sgnt ol |nto.lr.l
Wryll|vl.
Eqn
ot ood.
.cc6a
/ udllt.r
Abnlalcont
Oo.fng .lt .cc..! firm D.mby odv. .ppor|!.d.qr.t
. to , non
/
Umtt d (..9. do! nttlng
0 ng. to g|ta Indlc.t aaom. rcoaaaoDt tn d,
.cEa.
'o!.irtl!l
n ruuon
d.v.loF[.t
l..ur
||.ocl.t
D.momon b drb Lv.l.
a,t"r-.-"nE.'.,'-;l
P€e2of9
PRqTECT - COf,IERCIAL
d wtti Drlvloo. ottc. u..6,
t6f ptpo...l
nrtun ut.|'
l'aslional
L*d Lls€oalsDr$ of Pr€to|JslyD€v6tr€d Lsd - sit Evstuation
PrcFoma
erdanaltan ()l teleyan z b sne dsswrenl
16 ,o/ nrny rtEsi Ep6nbr')i
Incornpribl. n.lghhoudng
mtlor bar.
or.lb
E irDllth.d
Imbfid
ldrtn.d
rlroogh mlmr h6c c.ldng rlll !. |!qul|td.
tratlc
op.n .p.c.
Bulldlng,
filhrot lft.qm.dd
orul d.vdop|n.|rt co.i' trt rba condd.nd mdor l..U..
Cor|c*nt ovd toda.rfirg
PROTECI - CO{IERCIAL
Nstonsl Land U36 Drt De
Land - SitE EvalsdjsR Prc-Fc.n\q
or Pr€viously O.vdopd
SURVEYOR
REC1)flXENDAIX)I{S
o|I FUTUREUSES
Pl.ndng $.tr:
Prop...d U&:
E*or[o.t &itrbta lraa:
:
Xourhg Sun bttlry:
E th.r.d Houdnt qgdty l o.l:
D.ndty (Dw!/t.t H.r:
Sura.tor R.comn nd.d Flrl [r$:
uEtcla's' t bpthwn n€nu.
f o*
n
I MtD Clrcs:Dap &n
nbou
Lv*,l4ior, Dnp chw^ n'nu.
ffi
It Dmrrt Frcr
O...ntdon / Ju.dncdon For
ad.ty, wt!|
tum|l|.tt O.t||rd
rR..fd.dd
JusW:
r itodd.nn.tbdt
htoordon
ot^lbrd.bL
Hom6:
tbt ndd lbf Eco{.v.toofir*
lgoflr
tot.
coi!|u
m h lrlr olon a[. t'|ovitio||.
I
.r .! .df conr.|n d .tlc rubl.cl lo vhblllty Lau...
PnYtb ownanhlp.
I
Jutity:
rAppftpt|.t:
guw.yo.
I FrovLlon or or.lE
R€conm.rtd
ht d
ll!.:
Ol.crlruon / Jrdncrdon
SUFI'EYOR SIIE AASESSIEI{T FOR RECOflIEI{DATIOiIS
OI{ FUIURE USES
F*th. W,lltd,
tt Db64ln/€/*n'le
$ii'ra.,lgnv.to.
Fffi.hd,
t t db s'!, c.ch ',.b. b b s.d
otatb sd. lLbd &rEll Z s ,blbyt
-2 (vary adv€B€ imp€d), -1 {.dv€6a), o (n€utEl or a3 lo b€ exp€d€o, +1 {porittuo imp6ct), +2 (v6fy politv€)
Ehployl||dn
P|slo|nhlril.dj&.nt/
n..6y u$!;
Po.tlcn wfiin !.t!.mrl|:
Pronhanc. ofdo!:
l,rcd prDFty n.dct ..r&|r.nt:
Gtr nt loctl Hghw.t r|.ftri(
Itullty clpftt,
tTl
r;.l
|--]
T-T'l
c.p.cry:
, conednb:
lh.p. of.lir:
Cumrt u.. t adhrtty:
Topogr.phy:
stuctur.. on .to:
Ottr.. mnfita
brttrE:
N.tn||bfu|!:
qrr.nt Gcaaa , .!rta. to / torn dtc:
ait'! ot lnbnnd *ca!a / u!.:
Yvry'..n| I uutd- .cft.r !t :
ggm or co.tumlmdon i.t:
SICnlof m.tto d.vatopmant.cddry:
S|El! ol mrfidng:
Fag€4ofI
fh.d rla.l
rl r.r.n!.ttd
t-.T]
t-i-l
Tj--]
t---l
t-r-l
f--]
l-o---'l
r-1-l
t--"-l
t--l
Fil
PFOTEGT . @flXEFICIAL
u.!'E dbr bvn M,
t|I.d utq
comm.rcLl
l.d
rk d u.!,
iidoym.|t
t.d
M.@
nbv.nt toth. M
Arutc ot n
gprcr
Itub[6
BulldlnF
Nalional Land U3€ Oatabas€ of Pr€viourly oov€lop€d land - Sile Evatualbn PGFdm!
ASSESAXE|TONSIIE CONSTRAI{TS
OIi FUIUREUSES
SURVEYOR
fqb.
M
tlro..!4d,lub9,
cOrldrrrt6qr6.F
gxFyotRwod'at
ell,bb,
'htwtt
D.dbEr4
i(, rLn4
R..ldlnt.l
tnryercpdd.phnnhsrhu., @*
conc.mrowlp€ctttc aldrlng porhy, rrotT;rn
Unofitn trxt own.rrhtpr nffi',t
Fr.sm.ri.d Irrt own.Elrlp: ffi;rrt
rrnd conrrorr€d
by.noh.r d.".roe* n@"t
Loc.donr ,"puudd: lro;l;'r
hcomprtuon roDoudnsu-r, Nffi-t.".,r
a.".$,.s'* rs.s: *@r
otdr. Frmcconsroon: t@"
Ert Dr.h.d Iniom.t o?.n.p.cl
.*,
conr..v.don, Lllbd &ttdir|g, sen'
Pag€5 or 9
et , th. t t v@
of ..dt
Ldniattu
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comm€rEl.l
t.d
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qrn
Ntrg vlJrb ily tb ba..'&
fllx.d !!o,
dnploym.|i
t.d
spac.
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otr r 1rr rpcmra tn w. r1 [
Ou€r2{a.p€crt.d InEv.0): f:f
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hponbd
cooc.is orertoertb..rtns cp.dty:
cone!' r ov..oood'rrk
ud, il D/.w.q
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PROTECT . COfXERGIAL
ddl.pde'
B0lldlnc!
Nslbnsl Land us€ t)atab€se of PBiouslv D€vslooed Land - site EvdEtim
Po-Forna
OIi s|TE DEWERY
A$)ning nlijl]e hofiEl' (i-e. nol bootn $ busl) natuel turltions, anlicipatcd lides€ate bto6
ro be ass€ssed ibr Bqpos€d', Mos{ Sutab/€ aN 'So^cyot Re@mneAded uses onty
Roatd€ntiet
nmr UnttOrttvery:
commorct.t
conneEial .kedopt
ll|r.d ur.,
Emptoymenr r..tdmor||od
ntght s,tn on si/€ (dtop dofln nwu)
lr.d u.q
coffirxit.l
t.d
Ult.d u&,
drptqnun
tod
pubflc Op.n
Sprc€
plblc
aofldtng.
@
T1 OVERALLJUSNFrcAION FORSITE
Comnantaty lElevant to
the p/Dl4€ds bt tE'{)* of he 3!E (e.q.
acc6s corsln$ls, delrils of
ofody
d.llyary rntlctto
lmprcwmooi
h mirtltcondttlon.
owner/ agent,des''iptbn of ue
Be€s dara,l€dasrossiO/e/wo6a:
aanatry rcwsas you,Er&he
exryndaw as nec€ssary.
ere-eoprtoaI ere+ovisso'
ffi
ttlanOatory
rieU:I
odionat
riet, fl
For pholo{s):
PROTECT , COflMERCIAL
Ddpo0litdtt rs$drfi|.|tt
torGl||ng.
h
N8tond Ltnd U3a Od.!€5€ st PEviou€t D€vclq€d |.8nd - Sile E€|Jathn Ao-Foflra
prc forma
SITEEVALUATION
I
LOCALAUII{OATY M
Fo|rnV.don: BF$Ftn.lV.ltron
LUDPOI R.I.:
LocalAuthodiy:
..
Conpltd
By:
Co|'d.non O.t :
C[rilb!
Of InLr€l:
N€ty,,ooani5y11bn.
ffiFomatWyw.
iro
-_
lD,o, do@ l@d
-'l$de
vrEfi€ror rct Ossadonautaoly hetd!n,o, dt|0lnor
ldtaflt ol W nn hrs an i',te|€slh tnisttb,
Eh. coflmdy
rnonD A.:
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A.l(ll|.
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.
Adn!.!
t - ldrhl!ts
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t. Tdnr:
!v. Ar.:
t - Fbreod.:
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suw.rn"nrcnc.ro.'ffi
sttcelr6rt ffi
Ltd AMW w, t.e.s xxx.
art.EoutryGEaE (H.),-
S-or-Tt",rcrorrcnruaarrlnal:
ahdiusritytotot'.
@]]]Me
Jurlllcrdon lb. A'ly Ar.!
m
Aouxh?y Corilrn d: fY....cun!.,
connin d vf..fLd{r
luusl b vie*€viii
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[email protected] .l T*r|: fryg4__lr''d
Pnoto0npn Dr&dpdo
lnd/de ortsnllldr EndrE* o1rnt6p,
ia$ c.n E pvlia'ed |@ tataled
I
lnpona turLend RanrdeaonRsurt'totptu
'EEG ''IS
b qase vt6!!.
r
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1
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^r P.n Of A qud.a?
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l&lofstr si
slt Cdd(tr|d
afiE usE hr.
,$!UOCJrss.
'\ILUDOas9
*,vabpl
Nalionel Land Us€ Dabb€3€ of PrBtia6ly Dov€lop€d land - Sib Elatuatim FJDfo|rna
DCI ILED SITE OESCiIPTION
&tignal C4onenls- .r<FN !ot.s ,3 nsarssrryfdo ,ot ,Dtry a!{'n tt,.€l(iott).
aldonlnr{
.4*rrt
r nxtny
ur€ .dgr ol carih
loc.Ion
wlthqt..
loc.flofi trondnc lh. hNr
Indod|ng ottcal
rlng |!r.l
|Itftnlal,
clo.€ aotown c.nt!,
mrdct ln U. to l|jp9ort v.lu.r rouglrl bt lt|. y.rrdort,
cuftrt loc.l llghwry n
Utllry c|p.clty / con ar.hts
lnrdl rmourl of crr rlong. L mdrl|tan
oo rn tftlu|rr
Irau.a ld.n!1Ld,
-,.r"r"r.*r""t,i;J-l
**.,-"r*F;-|
cu.|grt .c.6a I .9ri.3 to / trotn
d!. rcc.!. r. obi.rr.d llon Brunrr$ct tF.€r
Ahna ol lrtofita ac6.r I
Irvrt..v..
I !d|l[.. |cr!..
slg||t ot conr.r{ndon
eg6 ofondr. d.v.rop,Er.**F;-]
,rt"r..-*1*;;;;l
Paga2 d 9-
rld(. rl r6ult oahl.lorlc lncudlrl u!.!.
rclvtly b.yond cr||ollon ol p|r|our ldtdtog.,
oftErt.rl.c{Ely
PROIECT - COf,IERCIAL
m.rl6ung tt ati.tbr I r 9. ofu!...
badi
IndfHd
Ndional Land Ue€ Oateb€s€ d Pr€liowly Oo\r€lopadL€nd - Sit6 Evtuation Pro-Foma
S|TECOi|STRAI{T3
AdanaUon ot ldewne
to gte assaslli,etn @o not wory abut /e.,ltnion):
.,(l,!ng pl.nrdng brl.r lbr th .t!a ld.dm.. . brod nng. ot Ut€. r. poarod.fly .0[$t.
dof.rn.ru|ough no!! orlr dr. llt
hcompr&|. n ldrDo! ng
m.lor r..!6
.fhooqh ma. trs ttft
l. rlo n m.r..
com.m!
ovr
lo.d.t
ttl.|lTrdo.r
b . [!hd cntlfth td cb.p.l In rh. rtl
on ca. tut Gra<bt t 2 u.i.d Dulldhg! In tlr! r]
lor lltroric corhrnhtdo
ld.n0ll.d lbf$d.r
tbr th. .lh,
Dropoxb ot wntdr ihtt
wnbn |t| y lmp|cr on Fco.d.
.
to lmp.cr on p|!po..l. .l0rough d.a.rr.d rtb t .dgttom
ntvr not b.!n
dng
.lia L wtlt n . FloodZona2 .nd lny fttu]! .ch.rn wlll tlqulru to trl€ &count ot ootdrd.l nood bau.r
Duldlng (|.dgn.
Psg€3 ol9
PROTECT . COIf,ERCIAL
Nstonsl land U6. Oatdar€ of Pl€viou3ly [t€v€rop€d tand - Sll€ Evaruatr,n Pr.lFrma
SURI'EYORREOOIIENOAIIOI{s OI{ FUTUREUs€S
Pl.nnlrE Etrur:
-brdus6crrs6.
noasu.u. rr., ffbrd
rio|t h9 srltt ulry:
E tm.t d r|oldng C.FGlly (l.lo.):
O.||.lty (D|r€/||.r Hd:
{./se
cr€rs-
E
K
Surv.yorR.coom.nrbdFfnrfU..: U
ltnd Us Ctasa.
Dtop.wn nFnu.
{LUo crrssjDropdoynflerr.
ffi
lfu.d
r DrLr.nt flln
D€.crbdon , Judnctlm
u!a! ttddl.|!.t
L{
lDc6tjlplbo: Drop &w
n€nu.
For
polr||
Ad.ty, wlrn fiFr
r R.dd.ntd , R.dd.nt.l 1-.d:
Prooorton of l6od.Dl.
Hon..:
lro..otlrllbr Ecolrr.loomarl:
JudtY:
ftApprqd.r.:
D..cndon , Jl'&lcdon
Fa
suRvEYoR
$rE agsessfl€lT FoRREoofxENDATtoNs
ol{ FUTURE
usE{|
Fo.dn .p.$4 t6d$d.bb:
saMyorttwnaxkr*n,itahd{
1,,brtr'@ frr.3i.,
*t rbct*rb 6. s.dt
dtt db n lld i, Evz a 6rbrs
-2 (very €dvene tmpaa), n (dvg€€), 0 (ndlral or a3 lo b€ op€d€d), +1 (podliv€ impsd), +2 (vsry poadv€)
R..rdrr!.t c.nnxrEht."rr"r..r
P'donin|it 4l.crt / nxdy
"-r,
rooton *tn rrttrmr*
wlyl€|v.. / u!lE6.d!.r
Slgit! at on.lte d6v.loFlnt
rcu ry:
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r.ocrrproprrtymrrrnt:cntrnent f]
aii|n bclt htsnnr n.lmrr c.Fcry:
l--'l
udtnyc4.cty , conti.ttt
Srrrrorrnc,
cunrnt.rarrcovtp
ropog..phy,
Ouctrneonltr:
lul"nr:
OlrcrrnrnnrrOc
r{durr i..qfE:
Cu'.ft ftc... t .grr. to r to'n rtl.:
sbn ol hfoftrl ft.-r r u.€
@ d.p &u
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PROTECT . @||IERCIA!
|
|
0 |
Aulldlnga
NstonalLlnd u!€ Daisbas€ot aEvirrdy o€volop€dLard - sit€ Evaluatton
Pm-Foma
ON gITE COI{SIRANTS OT FUIURE U!iEA
Ftlh.
,rw.
arJd.}l.', ' 6!Neto. R@nan
d .N, tt tut t rt, lntqin
*ttdd.lnl
r Eb.ltD.rc4
N.Mg
ho!,nd,
llal
col,nt tii.&.tt
@.
hrdE lit , th. dm@
or.d,
tltxld u!.,
EmPlottnf,t r-ld.ndd l.d
.'c/Et intuEming i.Ew
Xlr.d urr,
cotr i.rclrt
l.d
b b .ent
d.t
[lr.d ur.,
s||!|loyr|.m
t.d
i.d *.p
en
Bulklng!
In.pFlpnro. pl.nnlng.fitu!;
co.E.r|| oY.rrp.chc d.nnlng Frrct:
unc€nhlnl.nd own
hlp:
Fngmst d l.nd orn 6llp:
Lr|ldcodrol.dby
t-t
ohrd.v.loF.:
Loc.Uand rtpdh[on:
lmomprlu.
n lgtDounng ur.r:
r-1
Acc..r I .O!aa t..!.r:
otdt
E Lblt$i{
u.ltlc cong.r0on:
Inlotm.l op.n.Fc.
u.a:
C6n|.rvrlot\, L|!B B|llrqng, 3AI:
r-1
Gonc.m. ov.r lo.d-0...1n0 c!p.cty:
Concfii. or..nood dlti
Conc.rI! ovlr .rt$lrh.d
blodlvrJtyr
conc.m! ov.f utlltt r prbvlrlo.r:
Otr.r 1 F. .Fdllod In Ev. 6l:
oor.r 2 (.. rFcni.d In Ev. 6l:
(!|lr I (l' lFclll.d h Ev. a):
OfiI a (.. .P.clfi.d In EV.t):
PROIECT . GOTf,ERCIAL
Nalbn€l Land U3€ Datsb.s€ oaPrsvioll8lv DeEloDgd Land - Sit€ Evslualioo Po-Foma
,IO SURVEYOR ASSESSflElfI
O SITE OELNERY
'nonn€l (i.a. not boon ot
Astuniog tnE
brlsg rna*el .o^dnions, ,raa4tatd I'i7r€sca/ebetola @nrErcial dewloFe( n4lht ded on sile (d'€'p dow nenu)
Io be €ssessed in'Boposed', u'ost Suilable' ad SuNew R&ttnnEn rxl us€s or'ly
Roddontlrl
n'n umt o"tl"rry:
Commorclrl
Employrft|n
[lr€d |tr.,
dld.olrl
l6d
fl|l.d u.5.
co$$n6r.l{
lld
ftx.d ul.,
sfirDlorm.rd
lod
Publlc oD.n
Sp.cG
hrblr.
8uttdhg.
I
lhe protp€ds,ltr re"us€ot lre sde(o I.
promhdni 310.wldch hll b€.n v.crnt 1br6 yarr.. (ry to .rtrubr
to .rHrB!
l$u.r
ol hlgh .rirdn!
ry cooid.nc. In dr. tolm c.nbr .r!..
U|. yrlu! rnd pot riurt cont dlnrdon.
o*net / qenl, &*apnton of us etc)
ae as detatcdsspo€sio/e.t/vorbi
as n6ny avs asyou oequie
er+PonutatetI Pra.Atvisoo:@l
Mand€lory
Fiold L_l
oPtionat
Fi€b:E
Forphoto(s):
PROTECT.COI|IERCIAI
Naton.l Land Us€ Dstab€so of Pevioust O€v€lopsd Land - Sit€ Eval@lioi Pl!-Forma
p.o foma
SITEEVALUATION
t LocALAllrHonrY
t o
Fom Vfiioo:
NBFS.FlnalVeFion
NLuD-mL
R"..,Effil
Chdt ftom$,
asc., IBICS, Thoml'
Lrdlr tlmllbd
!0r0er2o1l
co'nbf
of lnt6,ot, E:]
ddnntfyl,/.
oop ctlvnnanu.
whether ot not, bascd on cu.fttitly hold ln o, .nothel
ol th. fitn has an ine'Esi iD kE sle.
Addr.!.
t -SAq
addr! 12 - PAo:
A.ldrlr
Addr.lr
3 - Sbrd:
a - Loc.llty:
AddE.3 5 - Town:
Arld.a$ a - Admlobi.|dYe
Alerr
rooarc z - eocrcoo:@navartale.
ADDMO AL S|rE INfO
su.rsv newrnco r,ro.,@
st at.6.1,@
sn lorrypc, ffil
na gerrtoprua
rr- 0r.1:ffil
Lrx'atAvthcntycode,i.a. s xxx.
s[cBoond.ryGrssEe{si),BIM{
E nmarandtustdy
Etow
lNol6 agedspsticuac rsbr to a snsarsaor4.32h€ciar€s
Ju.tircrdd tb. Ar|y A'.a Dnt !!nc€d
t
l&rie.
I
l
st"n-l'ar.ur,@
aorrta..yc"r.n-"0,
MuslE via Enev;sr.;Dtcp(hwn n6nu.
@
Aounlary rrurr:
t
l
l"rr,"
l
o*rrtrao*rtrtrvacurt
ffi)rbown;tnpona
rrrorocnotct rrk6n, @
Mustbe ia sie visit.
phnr^nddro.*.lntr^nr'tMtetoostotsh.ttprtFrvsd.le
hdlh
otie^tahon
aN Ntk o nap,
i-^r,!v;!'EP!hia:"co,|Eriarw
2lvi.woloryoiog.loztofit
Nm.Lt
a-
,|€@ss:ary,
I
l
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4
.
"
o-..""-t
sne conltd.rad a! Pd or a ct-t.a
@ LaN Rendiatjon Fdietw qtvau dovel
'JPE9 tr,ts
@
It Yo!, Oth.r S[o. Io B. CoFld.rld:
ri$ otSn6sl
a|IE usE hrb
PROTECT - @III{ERCAI
l
I
Nrlion.l larxt U3€Drtabas€of Pr€vioustO€v€rop€d
Land- Sir€Ey.tusibnPro-Foina
DETAI.EDS|TEDESCdPr|ON
Addliond Cdnnents- sxptnd lpxes ts n c.ss'ty ldo notvarry at ut trF0tton):
r|l. ll .lt!d.d
PFdomtnant.dlrc€ni , n€iby
,tnto"
"rt,".*"ra*lffi;;l
tumnt loc.l
ghwry n
noi. tlrd |. ilra .[.
d h I profiln.rn
fi|. on rh. .dg. of Dnrlnglon cl6. lo lh. al(xl
podlm
Umlt d Indureh .dtv,tty In cul'rt
landm€rt
lndn t l{ E tdb how.r
n.n thar lt l| ld.nU.l ur! !.yond,
b . m{or In(l$lrr
rh. b dltflt
Lo.!l ProFrt!, m.tlct
on tha Fft.nldr
th. p.dpn ry ot tn...trb
clo.. to on otttr
n tn an!.m..
mrrt€t cond{on. . ,f,rucddy abrtan r
5h. n t good llnt! to Ar(t),
ufinyc+.clty,conttt|ribl"*
"*-
shrp. ot
[o .n6cDLd l.tu.. In lglt of Frvlour u.6.
1
llt
h.. good tionhgo to F.v.r{d..
Prudou. brlldngl undrr damolloond lha drb of In p.c{on,
o.moll0on on{o|ng rl dat ot lr.pac0on.
Cullnr .cc€r! / rgrc! ro / tilm
Slgnrathftr
W.y'.as
{t
|||cc.a!/
Slgm ol onalb dlYrlopnant
.mocl*.n eflt prseloo. u!. tor .dll'.y r!l.t rl Frpor.c,
l!.u.|
Clarnd !e.
o'",".'",n"'{*ilil]
P€062ofs
wr. tnc.d r|(l ..cur,
r riuEo. ftro..
aq[[ ot.or .|nhtton
ooty.r oppocadto i€w deY€loFhrt
.rc.rd!
.p9ohi.d |t xl€
PROIECT - @UUERCIAL
to th.
acar|t
t.
Nstoml LondUl€ Drlr6o
of PEviouslyD€valop€d
L8rld- Sib EvsluslionPGForma
Explanation of ,€lev.n@ b site acs€'!/'ltnt
rrdl6|lgn I b urr.ri.od
.lte Ir r srrl .dLuldrd
hco|np.lu.
Olt'*.
El..blllh€d
mlghboutl|g
l..om.
ddarll
fi|(lrHd
(do M w(tEy tbod 'a.!tthll}
th* !rnh|...
ln..!d lr thor||pde
propo.tng to |..t
rdd.r
lo.don r||,lolgh tha .ub,.ct .ft. comprlaa. pertof.n .m ot ofthr
u!€. ort l.L th€..EL
howw.riilr
l. not coffld.rld
to lmprct od th3 raa oftlr
trdlc
lfllo.r i o!.n .prc.
cofi€nrdon, urbd Bulldng,
lr lll.t
Cor*dr|.
.t ur..
lofi. mlnor lr.(raa wlll rrqlru to !. aaldr! ..d |..
oY.r lor(ltddn!
o.h.r I
Oft.r
OllE a
OO|!I 4
PROTECT . COXIERCIAL
ault of prlvlou.lrdraHal ra- D|rtnot
Natbnsl Lrnd tJ8€ DstabaB€d Praviougy Dev€lop€d L€rd - Sit€ Evaluation Pl!-Form8
SURVEYOiRE@XIEXDAIIOiIS OI{ FUTUREUSES
Phrdng gttur:
-i.rduseo,ss.
E*nao"
ror surtu. ur, f,
[,d usscJass-
E*rto"
Bou{ng s|llllHlny:
E{dm.t d Houdng c.p.ctt (t{o.):
D.ruet (Owgrl.t tl.):
Suiryor R.cod
ld.d Fln lu.e:
E : glol|!tr or dltlltuuor
,uhol-.|.
U* Aass:Uop .lo*^ neû.
dlblbrton
cE56, Dtop ctovn neno.
rxsrrlption.Bop aore
n anen
u
ry
r O |||ril From
For
D6.drlm , Ju.ltcrlm
En.ty, w|n ndor Pohi.
.ummry. IHl.d
It R..ldrr!.|
&Ntty:
, R.drtdrd.l L€d:
Prcrotlon oaAfibrd.U. Hom..:
P!|.r .l for Ecaoolrororn6nt:
srfttlyor R.cofinendd lnbrkn llx:
Do.crltdon
AUiVEYOi
I Ju.dlkioo
For
s|TE ASSE6SIEiIT
FOR RECOTf,ENDAIIOIIS OII FUTURE UAES
Fh.')r ttqpds4 ]lbd 9/n d.', Elttr.W R.dfirtlxL.l
dnt! rib *6
ir Ev I e bturee
vd, if.alcrad.'ffin
us€t br the .ile, atcn tun
b b t'o,!d u.iE.kt,
dow nn,
@uldend nk'.d
lo tlp rttll
? (vdy adv€rsoimp€ct),-1 {adwtgs),0 (nautElor as b b€€xFd6d), +1 (p6siliv€imp€d),42 [€r, poeiwe)
R.dddrd.r
co,o,,,.lr.r*o,r'*
Prdodnrn
.dl.c.rn / no.lty ,,.a,
m.dtat..dlr6",
-
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Cumnt,r$trOviy:
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St raunr onrtt*
ff
Oorr mrrnrO narra:
I
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I
q||'*rt *c...1.!rE
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I
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ggnr arcodmhrdon
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Publlc
Bildlng.
of P€vbudy D,6vdop€dLald - Sn€ Evaluatlon P.o+rma
Natbflal Land Ue Dat&
SURVETOR A88E38TEiIT
OI{ S'IE @NSIRÎXTS
srhyotRma'l''af,ift*aa
Fo.ir. EDporq ffrd.srrrl&.
bp.,tat:. ,ttilp
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,'be|,.n/,/*h.'Egb,[email protected],''gut',*yo|a.t*satdoa*w@o
trr.d
r..rd.rdd co,n.n'chr Etnrrop.d rffifil
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P@IECT - COTTERCIAL
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d( P(avidJsry osvdog€d Ldld - Site E!€lualhn Pcroflna
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SURVEYOR
ltrEsde neibrE.anwtecial devetorytiiglt dan on:ne @tWclovnoEnu)
Assun p nr,e twtnf (i.a. 'ld tun ot bug, natlal mnditbn nalaioered
Refircn le.l u*s @ly
to oe,sse$ed ilrr'Pl]posed 'Mc"nS\daW' aocl'SuN€yor
Rs.lchndal
nm umt octlrcry:
OVEMLL JUSNFrcAIOI{
co.nmoEld
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flltod !..,
ndd.nt.l
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flr.d ut6,
cornmoEl.l
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mdoy|rrr
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ttDllc Op.r
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fOR SIIE
comtEntaty devant lo
the ,ralpecfs /b. /p'u$ ofno s,rs fag.
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F.v nhl. hdurtdd
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o|| th..outl|.m.€cdd|
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Ee as o@!ed as possiD/€. (iloie:
ae matty tows as wu rewiE
spaN mw ae necesaary.
eeeos:laea/ ere+drised@@
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For pholo(s):
PROIECT - COTIIERCIAL
Edd.. qd.r !|rll(I||g. on rr. h.w b.i
thb would Inp.cl od !|. ddD lr|| crokhr
Ls}d - SftsEvalGlio.rPGFotn€
Nruor|€lLandUs€O€btr€s.ot Pt6!,b{€t D€volop€d
prc fotma
SITEEVALUATION
lrUOrornr.,f
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Natbnal tard Uso Detabas€ or Pr€vioult O€!€lcp€d Land - Site EvEtudtJn PlD-Fontta
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tuffiiooal CuturEnB- eroafit Dox€sas n€oessary
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PROTEC' . @IIERCIAL
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m mijor l.rx.
ld.dtr.d.
Natimal Land Use Oatabs. of PBioudy
Dev€bpad La.d - Sit6 Evalualbn PDFo.me
Evdanatbn o, tetevaD@to s'te Bssessn ad fd,nl
6lti.r!
f! cuEay
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to d6..ao?nEi
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PROTECT . COIXERCIAL
for .o||r. |l.u..
hlt nol
ttu ioflt
Nadonal L€nd Us€ oatab$€ ol Ptwirust
Dsv€hp€d Land - Slt€ E'lalualion Pl!-Fom
slrRltEYoR REoOnrExDA',IlOl{sotl FUTIiE USES
"-o...o
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l/seorss
a*, E.r'd
&{rU.lL:
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orrlty lDrytrbi l|rl:
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lit.UDctasr.u.p.tuln n''au
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l
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rApprcpdrr.:
sur.td
R.commtd.d
o..cr$oo
h!il"
u*,
t Jululcr0on
AURVEYOR SITE ASSESSCI{T
FOR RECIOXXEI{DAIIOI{S OII FUTURE USES
-2 (v€.y rdv€86 idp&l), "l (rdv6r€), 0 (naJtrd or as to b€ sr@€d),
+1 Go{ttiv€ impa.4, 12 (v6ry pa3iliE)
f,lElu..,
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16,
co'nmrthr 'nP.''.n
n6rd.nd,r co.,'n€r.rd *r,.r,**
Pndomln.d.dFc.rnr n inr urer,
eo:ttonwttln rUrnrm:
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Lcd prop.'ry'n d(.t!r{r|.n,
cumrt lo..l shrv.ynd*qt *p*lyr
uurg crl*ttv I oon*rrrr:
Sr'nror*r:
C.'r t''.,.cdvly:
ropography,
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-
su'.orn.r,*a'
I
PROTECT . @Xf,ERCIAL
RiD'cop"l
Bulldlng.
oovdoP€d land - Sne E€|lalbn
r,lallsd Lr|d Use Databass of Plolio$t
..
Pro-Foma
SURVEYOR ASA€SAIENT OI{ S(TE OO STRANTS ON FUTURE USE3
Fo.rpfioposdlxt6t&4!oloi.&rFdAddrsad'an4nElarrt,ld',i'@.b.tt.i.b,dEEb|J!@ol..*tLcLrit/hdp.adrdtyrbbo.s5r$.d.!rnt!adotee
'tr$**,
vore
ttdffl./,
co,r*.ft1b!6c
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cooc.mr ov.rdlH..
pr.{i"t
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PROTECT
l l
l t _ J l _ _ l
Naiional Land Use O€lab€so ol Pdbusly
Devslopsd Ltnd _Site Evaluation PcFo.ma
AsJ;uning nr,le nofltat (i.e. td b<fin ot btls'l) na*d ct$dnkns, atidpaled ltnes,ale &fo,e arnneEid
u*s onu
|,ltsl Sunatle' aN gtNet\r. RqannenN
IoDeassessed,b.P/Dposed,
Fl6ldd8.l
Comm.rc||l
emdoym.nt
Mir.d ut€,
rEftl6td.l l6d
develo@t m'ghl datt oo sne @ap tuM nretu)
llir.d u!6.
co|||mrc|!l
|.d
lrod u.e'
stploy|lElt
l.d
PubIc Opon
Spa.
Publlc
Bulldlro3
rmrunuoefiwrY: f]
lhe p,Dspeds n'r rFuse ot lh€ s'{e (€ 9
.lr. In bull |? .u whLh m.mr
DroDo..l. l|l|lhh lt .d.
tt It dllllcull io cLElop In lloLdd
o*ne. / agent, .t sf,liiq[rn ol u* er.).
8e as deraibd as poseDle. 6bei
as nQtry .d$ as you EqriE
em+oputateO
i eeaavised:ffi
uanOatory
rioU:I
optionat
Fdd:f::l
For pfiolo(E):
PROTECT - COIITIESCIAL
ud lhould lrc con lrtrtd
.! Prn ot
l{ational Land us6 Databas€ ot Praviously Dsv€lop€d L€nd _ Site Evsluation Pro Forma
SITE EVALUATIONpro forma
Fonn V6ld:
NBFS-FinalV€Fion
LUDfDL R.l.:
LTOCALAUIHOETY hro
Nane,oryanisatim
Fomatdhntrvvv
*o'*
@
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*, E
"o.no,tconni"r.ornor.a, ffi
bw d.Nntanu
*rEtherot not, ba$d oa atnenth M.l lnto, anolhel
ot be fm has d inlded k lh6 gle.
SllE ADDRESS Inlo
eoa* z - r-t oo.' @@lnr'"i"oe.
sr!.4,..({.rSMl
stn..rrr,$@
na o."aop.tt
Lcr.aituntotityc&, i e s xn
tto, @
su*uy n*".."".
ro
sr.Ednd.rycrssrz.l}h),ffi@f@#l
Edintatead iustitybdov
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enaoerrolrt
ffirkno*n;h,@nanttorLandRen.rrlationRetretrotqivatecle
be rir rre est
rrton: @iv6t
PhotognDh tt .crlpdonr:
lducle otierlalan aN nart on nap,
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National Land Us€ Oatabas€ qf PEvioudv oav€lclp€d Lard - Sits Evalualion Pnt_Fonm
DETAILED SITE DESCRIPTION
A!ftiliond Coi',n'etns - exoatd Dores as ,e.essary (do ,or x,ury alEut rc'allttioo):
||..
m.h .dlol.lns
d !dFc.nt,
Preitodn
Po.t[on vtldn
lcid€
|r€ In4rdl.l
b.ttud.d
rt
r!{n
d|. oatl|. l|| hlflt
Cufr
tl@l
wl||l| | poedr
th rlt bdturbd
imo.ct d o.| .leffl|d .rd ntu-.
mrr*dt ..ndm..rl
CrtMllE
trctort on an.
.4onng tlx .li8 .nd . xorrL.n
!|d |]...
dthhlEtdIn
(Y.rn Rod)
mh htr( lEd lY|'m R.d).
.rL rb.t|g.
L@d lrrf.rty
lftclodt|g iL
tLri L . rrail p.
of Yrm Ro.d lE{6r
n .tbt
h4ta!hl.t!.,
goo.t l rufid
condlton
hhlmy
t llFY c.Fclty
I co.ltktlnar
G;;;l
.||. .hT. lbr d.v.lopmrt
l"*'*""__l
b.ildlrEr
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purpo€...
b6.r ilrmll.lt
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,""*.nrF;'-]
cumnt .163
srgn ol Inform{ .c.€r. /
w.ylxv.!
/ u{llt.r .cro..
sb|! ot cql.mln.too
slgn.of
oodt
L cudrdy
I .gr€6 ao, liofi
d.tdopfi€rn
.[.
|l thc.d
i Cngl6 poht of rc6!t
rn
lc no .vld.nc.
|Pp.|rl
.o.Nn.
otmy l!.u€..
It U(.ly to b€.ome conbrinldoo.r
..{viy
b.tond dennlfton
'n.,.",","*.n"ol'.**""l
PROTECT - @XNERqAL
to Y.rm Rord
of P|lvlou.
I |s dt olp.lt Inor[i1
!.tkine..
u.o. but not
Nsltonal L'ld t se Dal$6e
or P€viorst
D€v€lo9€d L€nd - Sils Evaluallon PtcFoma
$TE @NSINA|{Is
E daDAta,, ot t*vance
h.pprcp|||t
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pl.rrang
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to fle asstrcnt
co.s*
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to hdbl .id t isr!
urd no 0: lit|L.ot
h.v! Indtcrbd tl|a dl.y rtl D. ...5n9 rd
d.|rir!
oalna.flt
ryovrl
wtn ||xtulll.l
lbt Oc *..
ov.f lF.ltlc
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rnd Fpd.r H-td
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.!!lh.Dlc.
Oll{lbhfic
E|lruk||ad lftb(rml oo.n
Co.|..rvdd,
Lllt d Bulldlrg,
.pp{c.u..
cdbmln.tlon
Conc.m! ov.. lo.d.D.l|lng
ConcorE ov.r utllta
Page 3 of 9
tlt lt Dd nor coo.ld.r.d
to b r mrro. cdr.lttht
to ddv.loprf,nL
ao lh.l!.t
rn
Netion l lrnd u36 Ddlb€3s of Prsvbu3ly DB.rdopod La.td . st16Evdu6tion P@Foma
O{'IFUIUFEUSES
SI'RVEYORREOOTXEI'IDAIIOI{S
@ra.d{/secta3a
cbss
ronrsn u. u. flrt'd{.rse
Bo|r.hoadr.DJry:
E!&n td HodiC Crp.cft {lfo.t
Oadtt lowgr||* H.x
su.".tdRrcorinir.dFrrtu*r
aE cta*: Dtopor,fln no,tu
EI,,,'a
-'u.UDcra$
tvq@'tnnr,v.
raftrlttF|!m
D...rlp0or I Judnc.dan For
ELir
I tu8ldq|la,
r|lr fidor po|nar
R-lddrll
l|d:
Pmpoilon ot Alh.bL
Ho|l6r
Pdbr!.l lb. EccosrdaF|r.nr:
Su.v.ya R.co|'rr.|lrhd m.rln lr!€:
D6.ddG{| rJtdncrudl
FOR REcoflIEl|DAITOl{S
SI'RI'EYOR SIIE ASA€SAIEI|T
OII FUTURE USES
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68
ASSESSMENTS
VIABILITY
ANNEXIII. PRELIMINARY
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69
ANNEXIV - PROJECTACTIONPLAN
PROJECTACTIONPLAN
1.
2.
3.
Site of FormerBlackettsBrickworks,AlexanderStreet
.
Preparea DevelopmentBrief for the site includingconsultationwith local
residents
to addressissuessuchas publicopenspaceprovision.
.
necessaryand undedakeconsultations
Undertakeany furthersite investigations
Agencywhereappropriate.
withpartiessuchas the Environment
.
Securean outlineplanningconsentfor the site includingpreparationof draft
Section106Agreement.
.
To considerthe potentialfor the site to be marketedunder the PublicLand
panel.
Initiative
to the HCAdeveloper
.
Considerthe potentialfor the siteto be marketedon a JointVenturebasiswith
the Local Authorityreceivingeither a deferredland receiptor land receipt
dependentuponprojectsalesvaluesachieved.
BlackettsTip
r
to
To work with site owners (R. Blackett& Sons)to review site investigations
of site remediationcosts and environmental
obtain a better understanding
liability.
.
strategies
includinguse of partof the siteas
development
To consideralternative
viabilityissues.
publicopenspacein areaswherethereare the mostchallenging
.
To considerthe preparationof DevelopmentBrief for the site includingthe
companiesrelocatingfrom the Town
of potentialto accommodate
identification
Area.
CentreEasternFringeRegeneration
.
of the use of LocalAuthorityfundingto supportthe project
To considerpoterrtial
businessratesreceipts.
future
financedagainst
.
To considerthe potentialfor DBC to acquirethe site as a key and prominent
opporlunityadjacentto the EasternTransportCorridorReliefRoad subjectto
liability.
consideration
of issuesof environmental
FormerCoal Depot,EastmountRoad
r
To reviewthe potentialof the sitein the contextof the widerEasternFringeArea,
.
to addressthe issueof the existinggas holder
To work with variouslandowners
sites
site and impactof the BlastZoneto this site as well as otherdevelopment
withinthe area.
.
of site conditions
To work with the landownerto obtaina betterunderstanding
withthissite.
andviabilityissuesassociated
4.
5.
6.
7.
LandAdjoining125-157HaughtonRoad
.
as to the future use of the listedformer
To underlakedetailedconsideration
of the building.
thefundingandfuturemaintenance
railwayshedincluding
.
To preparea developmentbrief for the site in conjunctionwith the existing
ownerswhichwill seekto addressissuessuchas accessfrom HaughtonRoad.
Ordersand the approachto the requirementfor a "green
Tree Preservation
throughthe site,
corridor"
.
with the
of this site in conjunction
Considerthe potentialfor the development
may attract
formerBlackettsBrickWorksite suchthatthe combinedopportunity
interestfromlargerhousebuilders.
RiseCarrWest Works Site,WhessoeRoad
.
to residential
To resistany potentialchangeof usesof the sitefrom employment
purposes.
.
To work with the existinglandowner(St. Modwen)to seek to implementthe
proposedroad link acros$the FaverdaleIndustrialEstatefrom SamianWay to
of the site.
improvethe accessibility
.
the potentialfor rail related
to investigate
To work with the existinglandowners
benefit in attractinginward
an
important
uses on the site which is considered
to the town.
investment
.
in orderthat a more detailed
To promotethe undedakingof site investigations
of siteviabilitymaybe undertaken'
asses$ment
Land Off HeronDrive
.
the status
with the existingsite ownersto understand
To undertakeconsultation
and
planning
approval
schemewhichhasthe benefitof
of the existingresidential
the basison whichthe schemehasbeendelayed'
.
To workwith the site ownersto considerthe potentialof revisingthe layoutand
unitmix to reflectchangeswithinmarketconditions'
.
withthe adjoiningplay
To considerthe potentialtodevelopthissitein conjunction
joint
area which is within DBC ownershipand considerthe benefitsof a
approachto bothparties'
development
.
of thetwo areas'
issuesin relationto jointdevelopment
To considerprocurement
FormerHopetownHouse,BrinkburnRoad
.
as to the current
To approachexistingsite ownersto securean understanding
on site will be
a
start
that
it
is
anticipated
status of the schemeand when
undertaken.
.
lf an earlystartis not proposedthenconsiderthe barriersto earlydevelopment'
8.
9.
10.
.
To workwiththe developerto considerissuesincludingpotentialrevisionsto the
developmentmix (whichincludesa significantnumberof apartments)in order
thatthesewillmorecloselyalignto currentmarketneed.
.
or other
To considerwhethera reviewof the affordablehousingcontribution
wouldsupportprojectdelivery'
278 contributions
Section106/Section
r
To considerthe route in which the Local Authoritymay supportthe scheme
includingassistingthe developerin securingprojectfundingor the potentialto
Fundingto improveprojectviability'
introduceLandRemediation
I St. CuthbertsWaY
.
To liaise with the existing site owners too understandtheir development
proposalsfor the site and to confirmthe site is regardedas a key elementof the
regeneration
of the EasternFringeArea.
.
for temporaryuse of the sitefor
To workwith the ownersin relationto proposals
car parking.
r
To work with the developerto considerthe most appropriateuses for the site
levelof return.This may includeworkingto
whichwouldgeneratean appropriate
partner
for the scheme.
development
identifyan appropriate
.
To considerwhetherthere is any potentialfor DBC to acquirethe site in the
mediumor longertermas a keyelementof the EasternFringeArea.
.
of the masterplanfor the wider
To consultwith the owner in the preparation
EasternFringeMasterPlan.
VantagePoint IndustrialEstate,Faverdale
.
To confirmto the existingowner$thatany proposedchangeof useto residential
useswouldbe resisted.
.
To work with the existingowners to bring forward the site for industrial
redevelopmentpurposes which may include the potential use of Land
Funding,ERDFfundingor the potentialuse of fundingsupport
Reclamation
throughDBCto PromoteProPosals.
.
of
brieffor the siteto guidethe futureredevelopment
To preparea development
Holdings.
Spencer
the
site
by
proposed
disposal
of
the sitefollowingthe
OrchidHouse,Four Riggs
of the current
To liaisewith the existingownersto obtainan understanding
proposals
for
mixed
use
development.
development
to
as to existingconstraints
To work with the ownerto obtainan understanding
the
site.
with
includingviabilityis$uesassociated
development
who are
To promoteliaisonwiththe siteownerwithothersiteownersidevelopers
with
potential
to
work
of the area includingthe
promotingthe widerregeneration
programme
by agreement.
the ownersin relationto a siteacquisition
.
11.
I
12.
to seek to
To seek to work with site owners,HCA and HousingAssociations
elementsof the scheme.
supportresidential
Site of FormerTorringtonWorks,Yarm Road
r
DBC to confirmto the existingsite ownersthat any proposalsfor retailuseson
the site would be stronglyresistedand the area would be protectedas a key
employment
site,
.
strategy
of a development
To workwiththe existingsiteownersin the preparation
for employmentrelatedpurposes, This would includean
for redevelopment
of viabilityissuesand howexistingplanningconsentfor hoteland
understanding
relateddevelopment.
leisureuseson a smallparlof the sitesupportemployment
.
to considerwhetherany assistancecan be
To work with existinglandowners
providedfor employmentrelateduse includingpromotingthe site for Land
Remediation
or ERDFfunding,
.
for DBCto acquirethe freeholdof the site.
of the potential
Consideration
.
againstfuturebusiness
Considerthe potentialfor DBC to undeftakeinvestment
ratesincome(TlFmodel).
.
of the sitefor employment
To supportthe existingsiteownerwithinthe marketing
relateduses.
Site of FormerSpringfieldPrimarySchool,SaltersLaneSouth
.
ApproachHCAto considerthe extensionof existingprogrammeof development
housingon the sitefor partor all of the balanceof thisarea.
of affordable
.
with local
Brieffor the site includingconsultation
Preparation
of a Development
key
design
to
address
Department
and
the
Highways
Sport
England
residents,
issues.
.
To make applicationand secure outline planning consent for residential
withcurrentmarketrequirements.
development
on the sitein accordance
.
To considerthe potentialfor the site to be marketedunder the PublicLand
framework.
withthe HCAto theAgency'sdevelopment
Initiative
.
To considerthe potentialfor the schemeto be marketedon the basisof a Joint
with the LocalAuthorityreceivinga deferredland receiptor
Ventureopportunity
landreceiptdependentuponsalesrevenue.

affin`. - Darlington Borough Council

Transcription

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