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Branston LocksEmployment Land Statement

November 2012

lisa.roberts

Text Box

P/2012/01467 Received 15/11/12

Employment Land Statement

Nurton Developments (Quintus) Limited

Branston Locks, Burton upon Trent

November 2012

Branston Locks – Employment Land Statement

COPYRIGHT © JONES LANG LASALLE IP, INC. 2012. All Rights Reserved 1

Contents

1 Introduction ............................................................................................................................................................ 2

2 Communications and Site Characteristics .......................................................................................................... 3

3 Relevant Planning Policy and Supporting Evidence Base................................................................................. 4

4 Market Overview for Burton ................................................................................................................................ 10

5 Assessment of Demand ...................................................................................................................................... 16

6 Conclusions ......................................................................................................................................................... 18

Appendix 1 – Schedule of Occupiers and Map of Centrum ........................................................................................ 19

Appendix 2 – Schedule of Available Industrial Floor Space in Burton Upon Trent .................................................. 20

Appendix 3 – Schedule of Available Office Floor Space in Burton Upon Trent ........................................................ 21



1 Introduction

1.1 This statement has been prepared on behalf of Nurton Developments (Quintus) Limited (NDQL) to support the

submission of an outline planning application for a mixed use Sustainable Urban Extension at Branston Locks.

This will be a new community for Burton.

1.2 An important element of the development proposals is the provision of up to 92,900 sq m (1,000,000 sq ft) of

employment floor space. The employment floor space will span Classes B1, B2 and B8 and will be

accommodated on 21.45 hectares (53 acres) of the application site. The vast majority of the employment land

will be located on the part of the site bound by the A38, the Trent and Mersey Canal and Branston Road. This

part of the site will enjoy almost direct access to Branston Interchange.

1.3 This statement provides principally a market based assessment. A market overview of Burton is provided in

Section 4. This has a particular focus on the successful Centrum development, an area that is closely related to

the application site, with the development proposals for Branston Locks considered likely to be able to attract a

similar type and range of occupiers.

1.4 Sections 2 and 3 provide a context to this market overview. Section 2 considers communications and site

characteristics. Section 3 reviews relevant planning policy and refers to the supporting evidence base.

1.5 Section 5 provides an assessment of demand. Specifically, this assesses the quantum of development, likely

floor space demanded by type, the parameters for development, and locational criteria.

1.6 The findings of this assessment have been drawn from a number of different sources. These have included:-

established search engines, such as Focus and EGI;

the Jones Lang LaSalle in-house data systems;

data on land completions held by Staffordshire County Council;

Review of the Draft East Staffordshire Employment Land Review Allocations, Jones Lang LaSalle and

Regeneris, August 2009;

Study into Existing Land and Property Markets in Staffordshire, for Staffordshire County Council, King Sturge,

May 2010;

an interview with Philip Hickman and Paul Rushton of Rushton Hickman, established local agents, held on 17

May 2012;

an interview with Tony Joynson of Make it Stoke-on-Trent and Staffordshire on 22 May 2012;

an interview with Dean Piper of East Staffordshire Borough Council on 22 May 2012; and

a tour of sites at Centrum.



2 Communications and Site Characteristics

Communications

2.1 Burton upon Trent is a large town on the River Trent in the east of the county of Staffordshire. It lies

approximately ten miles to the south of Derby, 28 miles north of Birmingham and approximately 123 miles north

of London.

2.2 The town lies on the A38 trunk road. This links Burton to the M1 to the north and to the M6, M6 Toll Road and

M42 motorways to the south. Communications to the east and west are provided by the A50, that connects to the

A38 to the north of Burton at Burnaston.

2.3 Burton’s communication links has made the town a popular destination for a number of industrial and distribution

occupiers, given its proximity to both the West and East Midlands. In addition, Burton has a large commuter base

with a workforce able to access the major employment centres of Birmingham, the wider West Midlands, as well

as Nottingham, Derby and other parts of the East Midlands.

2.4 Burton upon Trent Railway Station is situated on the Cross Country Route, between the principal cities of Derby

and Birmingham. Trains operate regularly between Cardiff Central, Birmingham and Nottingham, as well as

longer distance services to Bristol Temple Meads, Leeds and Newcastle.

2.5 East Midlands International Airport is located approximately 20 miles to the east of town. Birmingham

International Airport lies some 30 miles to the south.

Site Characteristics

2.6 Branston Locks site is located immediately to the south west of Burton and will form a natural extension to its

existing built form. It is strategically located, with direct access to Branston Interchange, a grade separated

junction on the A38 and the principal access point to Burton from the south.

2.7 Branston Locks is well related to the principal facilities of Burton. The town centre is just over a mile away at its

nearest point, with the railway station closer still. The site is also well placed in terms of existing employment.

Centrum - the prime pitch for offices, industry and warehousing in Burton - is located in close proximity

immediately to the other side of the A38.

2.8 Branston Locks is well connected to the existing road network serving this part of Burton. Branston Road to the

south provides a direct connection to Branston Interchange and alternative routes to the town centre; namely, the

A5121 through Centrum and the B5108 through Branston.

2.9 The total area to the application site is 136 hectares (336 acres). This provides a sufficient critical mass to

accommodate a Sustainable Urban Extension. The Trent and Mersey Canal crosses the site at its lower eastern

quadrant effectively separating approximately 20 hectares (50 acres) from the main section of the site. As

referred to above, it is this part of the site that has been identified as the most suitable for employment land.

2.10 The site has no obvious constraints to development. The site is visually contained, is green field and has been

intensely farmed. The site is generally flat and has no issues in terms of ground contamination.

2.11 The land is owned by one organisation and is fully deliverable.



3 Relevant Planning Policy and Supporting Evidence Base

Relevant Planning Policy

3.1 At a national planning policy level, the National Planning Policy Framework (NPPF) provides the principal

guidance. The NPPF was issued by Central Government in March 2012 and is an important consideration both

in terms of plan-making and decision-taking.

3.2 Paragraph 17 to the NPPF sets out 12 core planning principles. The third principle is directly relevant to the

employment element to the development proposals at Branston Locks. This principle can be summarised as

follows:-

Planning should pro-actively drive and support sustainable economic development to deliver the homes,

business and industrial units, infrastructure and thriving local places that the country needs. In doing so,

development plans should take account of market signals and the needs of the residential and business

communities.

3.3 Under the heading of ‘Delivering Sustainable Development’ a number of key objectives are stated. These include

building a strong and competitive economy.

3.4 Paragraph 18 of the NPPF states the Government’s commitment to securing economic growth in order to create

jobs and prosperity. Paragraph 19 adds that significant weight should be placed on the need to support

economic growth through the planning system.

3.5 Paragraph 20 provides advice on how local planning authorities can achieve economic growth. It advises them to

plan pro-actively to meet the development needs of business and support an economy fit for the 21st Century.

3.6 Paragraph 21 provides a number of criteria that local planning authorities should consider and act on. These

include:-

setting out a clear economic vision and strategy for their area which positively and pro-actively encourages

sustainable economic growth;

setting criteria, or identifying strategic sites, for local and inward investment to match the strategy and to meet

anticipated needs over the plan period;

supporting existing business sectors and identifying and planning for new or emerging sectors likely to locate

in their area; and

planning positively for the location, promotion and expansion of clusters or networks of knowledge driven,

creative or high technology industries.

3.7 It is the Government’s policy to revoke existing regional strategies outside London. However, any final decision

on revocation must take account and assessment of, and consultation on, the possible environment effects on

revocation of each of the existing regional strategies. To date, the possible environmental effects on revocation

of the West Midlands Regional Spatial Strategy have not been assessed or consulted on. As such, its principal

guidance, as far as it relates to Burton upon Trent and East Staffordshire, may still be relevant.



3.8 The draft West Midlands Regional Spatial Strategy had reached a relatively advanced stage, before work on it

was abandoned. An examination in public was held between April and June 2009 and the panel report was

published in September 2009.

3.9 In terms of employment, it was proposed by Policy PA6A that East Staffordshire should contain a rolling five year

requirement of employment land equivalent to 50 hectares, a minimum ten year indicative requirement of 100

hectares and an indicative long term requirement for the plan period of 200 hectares. The indicative long term

requirement was to take into account also the redevelopment of Drakelow Power Station in neighbouring South

Derbyshire.

3.10 East Staffordshire’s Local Plan was adopted in July 2006. This plan covers the period 1996 to 2011 but will

remain in force until such time as it has been replaced by a new plan.

3.11 Policy E1 concerns employment land supply. This states that the Borough Council will ensure an adequate

supply of land for employment development throughout the plan period to meet the Structure Plan requirements,

local, national and international demand for a range of development sites, and to maximise the potential of the

A38 and A50 transport corridors in suitable locations.

3.12 The adopted Local Plan is being replaced. The Preferred Option to the draft East Staffordshire Local Plan was

issued for public consultation on 25 July 2012. The Preferred Option (Option 2d) identifies Branston Locks and

Land South of Branston as the principal greenfield options, sharing 2,750 houses and with 20 hectares of new

employment land at Branston Locks. Option 2d is considered to be the most sustainable option, as it provides

large sustainable mixed use urban extensions in both Burton and Uttoxeter, which as well as providing a broad

range of housing type and mix, would also provide additional services and facilities for the town, and more

employment land.

3.13 Branston Locks (or Lawns Farm as it is referred to in the Preferred Option) is considered in greater detail in

paragraphs 5.130 and 5.131. Paragraph 5.130 is very positive about the opportunity that this site can deliver. It

states:-

‘This site will create a sustainable new community. This is particularly important in this location because of the

impact of the A38 and the way in which it severs the site from the rest of Burton. This is seen as an opportunity

rather than a threat because the new community can be a distinctive place and can be relatively self sufficient

with the provision of schools and facilities. Road links from Lawns Farm into Burton town centre are good and

direct. The site provides opportunities to provide green links running through the site, incorporate the attractive

landscape setting to the west and utilising the location of Burton at the heart of the National Forest. Green links

and cycle routes could also be accommodated along existing canal routes linking the site to the nearby water

park. Additionally the type and level of employment that could physically be located in this location will

be accessible and desirable to business. No other site on Burton’s urban periphery could deliver this level of

growth.’ (Our emphasis).

3.14 Policy SP4 concerns the Sustainable Urban Extensions, with specific regard to Branston Locks (referred to as

Lawns Farm) and Land West of Uttoxeter. This policy provides a number of criteria for the Sustainable Urban

Extensions. The second criteria refers to:-

‘Access to a wide range of local employment opportunities that offer a choice of jobs and training prospects,

both on site if appropriate and in the adjacent existing urban area’.



3.15 Employment is dealt with by paragraph 6.31 to 6.37 and by Policy SP11 under the general heading of Prosperity.

Paragraph 6.31 notes that evidence suggests that manufacturing will continue to employ fewer people in the

future whilst the business and professional services sector will employ more. Further, it states:-

‘The focus will be to support and encourage the preservation of important manufacturing jobs within the local

economy, through the re-development of existing employment sites and release of new strategic sites to

specifically accommodate the needs of higher value manufacturers’.

3.16 Paragraph 6.34 makes reference to the supporting evidence base. This is considered in greater detail below.

However, it notes that work is being undertaken by GVA, building on the Jones Lang LaSalle study of 2009. This

work, that is yet to be published, is intended to present an objective assessment of all employment sites with a

recommendation of what should be retained or released.

3.17 Paragraph 6.35 considers the need to provide a range of sites in East Staffordshire. In order to provide a range

of sites, it is considered that there will be a need to provide new employment sites of high quality with good

accessibility in order to attract the types of business currently under-represented in the Borough.

3.18 Paragraph 6.37 makes reference to employment land that is likely to become available at Drakelow in South

Derbyshire. It is considered that this will need to be taken into account to avoid allocating more employment land

in the area than demand is likely to justify.

3.19 Policy SP11 states that to ensure the provision of a mix of employment types and strategic sites, the Council will

require a mix of B1, B2 and B8 uses on these sites.

Supporting Evidence Base

3.20 As referred to above, Jones Lang LaSalle and Regeneris Consulting produced a Review of Draft Employment

Land Allocations entitled ‘Advice on Future Employment Land in East Staffordshire’ in August 2009. This report

had three principal outputs:-

predicted demand for employment land in the period from 2006 to 2026 by sector;

a review of the existing land portfolio; and

advice on the ability of the employment land identified to meet predicted demand.

3.21 The prediction of the likely employment land required in the next 20 years for East Staffordshire involved four

approaches and a complex set of assumptions. Table 2.26 of the report summarised the likely changes in

demand for employment land under the four scenarios. This is reproduced below.

Table 2.26 Advice on Future Employment Land in East Staffordshire, Jones Lang LaSalle and Regeneris,

August 2009

Demand for Employment Land (hectares) in East Staffordshire Under Four Scenarios 2006-2026

Offices B2 B8

Labour Demand 3(4) -20 (-24) -11 (-15)



Past Trends 34 -10 40

Labour Supply A 9 -15 8

Labour Supply B 19 2 44

Labour demand figures from Cambridge Econometrics are for 2006-2020. Figures in brackets relate to a crude extension of the trend rate to 2026.

3.22 The first two scenarios – labour demand and past trends – were considered to represent two extremes and both

considered to be unrealistic. Specifically, the labour demand scenario painted a very pessimistic view of the

prospect of the Borough’s local economy up to 2020.

3.23 Past trends were based on data of take up of offices and industrial floor space between 2004 and 2008. This

data was presented in Table 1.7 and is reproduced below:-

Table 1.7 Advice on Future Employment Land in East Staffordshire, Jones Lang LaSalle and Regeneris

Consulting, August 2009

Annual Take up of Office and Industrial Floor Space in East Staffordshire 2004-2008 (sq m)

2004 2005 2006 2007 2008

Offices 7,000 3,000 3,000 2,000 4,000

Industrial 4,000 48,000 4,000 85,000 35,000

3.24 The average take up of office floor space was 4,000 sq m per annum. A development plot ratio – i.e. the amount

of built floorspace per hectare (10,000 sq m) expressed as a decimal fraction - of 0.33 is assumed in the report.

This suggests a take up of 1.21 hectares per annum (i.e. 4,000 sq m divided by 3,300 sq m).

3.25 The take up of industrial floor space over this five year period was 35,000 sq m per annum. Elsewhere in the

report, development plot ratios for manufacturing and distribution differ, at 0.3 and 0.4 respectively. Utilising

these two development plot ratios a range of between 8.75 hectares per annum (i.e. 35,000 sq m divided by

4,000 sq m) and 10.6 hectares per annum (i.e. 35,000 sq m divided by 3,000 sq m) was generated.

3.26 The two labour supply scenarios were considered to present the most plausible outcomes for East Staffordshire’s

economy. The difference between the two scenarios depended on the rate of housing growth assumed over the

period to 2026. The report commented that if the rate of housing growth was to begin to approach the growth

point target, then Scenario B would become the best indicator of the potential growth in the local economy.

3.27 The Employment Land Review appraised virtually all the existing employment sites within the Borough and

committed development land. In each case, judgements were made as to whether the site should be released, or

retained from the employment land supply and could be better used for other uses, specifically housing. A third

option was to query sites and identify where further thought and research would be required. These findings

were then compared to the draft Employment Land Review undertaken internally by officers of the Borough

Council.



3.28 Section 4 to the review appraised the ability of the employment land identified to meet predicted demand. This

summarised employment land requirements and concluded that it was prudent to base all estimates for future

land requirements towards the upper end of the Labour Supply B estimates and sought to identify up to 65

hectares. It was noted by the review that this figure was significantly lower than the 150 hectares as then

specified in proposed policy PA6A of the draft Phase 2 of the Regional Spatial Strategy (and now recommended

to 200 hectares).

3.29 15 sites were identified as holding land currently available for development. These 15 sites comprised in excess

of 123 hectares. However, the report highlighted a number of issues concerning this land supply. These were as

follows:-

94 hectares were in or around Burton;

the two largest sites in or around Burton comprised over 65 hectares and there were concerns that ground

condition and flood risk issues could affect their delivery;

a number of the sites listed were also identified in the Borough Council’s Employment Land Review for

release from employment uses and/or identified in the draft SHLAA. These comprised approximately 34.5

hectares of the 123 hectares; and

therefore, the Employment Land Review identified only 41.2 hectares throughout the Borough that was

available for development and was not affected by possible ground conditions, flood risk or change of use to

residential.

3.30 The two large sites that were considered to be constrained were Land South of Branston (45.5 hectares) and

Meadow Lane Farm (20 hectares). The appraisals sheet concerning Land South of Branston stated that the site

had considerable ground condition problems due to previous mineral extraction and that the developable land

may be restricted to less than 8.5 hectares. In addition, the review referred to access issues in terms of the A38.

3.31 The review considered that Meadow Lane Farm could provide in excess of 20 hectares. However, in terms of

site development constraints, the review advised that the site was subject to regular flooding and was not suitable

for development. In addition, the review considered that accessibility would need to be improved for large scale

employment development.

3.32 On this basis, the review concluded:-

due to possible ground conditions/flooding and land being allocated for residential development, insufficient

land was identified to meet future employment need; and

of the land that was not affected by the above concerns, insufficient of it was located in the key employment

town of Burton.

3.33 The review then went on to consider potential additional allocations. Key criteria were listed, including workforce,

road access, public transport, distance to customers/market, size and perception. Reference was made to only

one new potential site. This is Lawns Farm, described as

‘A large area of land currently in agricultural use, that borders the A38 in part and is easily accessible from the

southern A38 Burton (Branston) Junction. It is effectively a mirror site to Centrum 100 to the west of the A38

with all the same advantages..... Subject to satisfaction of issues such as ground conditions, environmental

concerns and access, we believe that Lawns Farm could meet the Borough’s additional employment land

needs for the plan period.’



3.34 Reference is also made to unutilised land around the Pirelli factory. This was considered to be well located land

and it should be better utilised to meet future employment needs in a traditional industrial location.

3.35 The review recommended that the Council seek to identify additional deliverable development sites, with close

proximity and access to the junctions with the A38 immediately to the south and north of Burton. These sites

should be a minimum of 2 to 6 hectares (dependent on the proposed use) and provide for at least 30 hectares of

net developable land in total.



4 Market Overview for Burton

Economic Profile

4.1 Burton has an obvious association with the brewing industry, by virtue of the quality of the local water and its high

dissolved salts content, predominantly caused by gypsum, in the surrounding hills. The town is still home to five

brewers, including Coors, Marstons, Burton Bridge Brewery, Tower Brewery and the Cottage Brewery.

4.2 The manufacturing sector is well established. Activities include automotive components, food production,

mechanical engineering, rubber and plastics, and scientific and pharmaceutical.

4.3 Due to Burton’s central location and its access to the A38 – an important trunk road linking Birmingham in the

West Midlands to the East Coast ports (Immingham) via the M1, M18 and M180 – it has attracted the logistics

sector over the last 15 years. In addition, Burton scores well in terms of its demographics and the flexibility of its

workforce to accommodate shift patterns.

4.4 The last 20 years have seen a significant increase in employment in the professional and business services and

the public sector in the UK. This trend has changed the economic profile of Burton and generated office

development. However, Burton is not considered to be either a mature or established office centre and does not

compete with larger centres such as Birmingham, Derby and Nottingham.

4.5 Burton is the administrative centre for the Borough of East Staffordshire. In addition, the town centre to Burton

has the second largest offer in terms of shopping in the county of Staffordshire.

4.6 Burton’s travel to work area extends significantly into neighbouring authorities. At the time of the last published

Census (2001) the inflow of workers comfortably exceeded the outflow. The largest net outflows were from

neighbouring South Derbyshire and Staffordshire Moorlands. The inflow/outflow with Derby/Lichfield was broadly

neutral, with a net outflow to Birmingham being the most significant. Given the scale of development at Centrum

(see below for more details) we suspect the dominance of inflow over outflow has probably increased over the

last ten years.

4.7 The area around Burton, particularly to the west, is characterised by pleasant countryside and a network of

villages. This will be attractive to inward investing companies.

Centrum

4.8 Centrum broadly covers 80 hectares (200 acres) and is the principal employment area for Burton. It is served

directly by the Branston Interchange to the A38 and extends from this junction north to Shobnall Road. The

principal road arteries are Wellington Road (A5121) and Parkway.

4.9 A schedule of occupiers and a map of Centrum are provided in Appendix 1. This schedule was compiled

following a tour of Centrum on 17 May 2012.

4.10 Centrum comprises a mix of employment land uses. Office development predominates to the south; industrial

units and large distribution units are situated within the heart of the development and to the north.

4.11 Prior to the development of Centrum, employment activities in this part of Burton were concentrated along a strip

either side of the northern section of Wellington Road. Existing occupiers include Molson Coors, Unilever

(Marmite) and Condor Structures.



4.12 The construction of the principal road infrastructure commenced in 1989 with the assistance of European

Regional Funding. The first deal was struck in 1994 with the development of the Bass Headquarters and the

Trent Insulations building. From 1995 to 1998 activity was steady, rather than spectacular. The Littlewoods deal

(now the Boots warehouse) in 1997/8 put Centrum on the map. From 1999 to 2008 there was a steady

progression of deals and this represented the most active period.

4.13 Overall, 60 hectares (150 acres) were developed in Centrum 100 between 1994 and 2008. Centrum West was

developed largely over the period from 2001 to 2009. 15 hectares (35 acres) were developed over this period.

4.14 In total, 75 hectares (185 acres) were developed over a period of approximately 15 years. This equates to 5

hectares (12 acres) per year. Over this period there have been peaks and troughs. Data from the years 2005 to

2010 have been sourced from Staffordshire County Council and East Staffordshire Borough Council and this is

represented below in Table 1.

Table 1 – Land Developed in Centrum from 2005 to 2010 (in hectares)

Year B1 (a) B8 B1, B1 and B8 Total

2005/6 0 0 0 0

2006/7 0.66 4 4.46 9.12

2007/8 0.65 0 13.30 14.95

2008/9 1.17 16.46 0 17.63

2009/10 0.17 0 0 0.17

Totals 2.65 20.46 17.76 41.87

4.15 The majority of B Class floorspace developed has been for big B8 units. We suspect that much of the 17.76

hectares classified under B1, B2 and B8 has been occupied also by logistic operators and retailers. The principal

transactions in this sector are summarised below in Table 2.

Table 2 – Large Warehouse Transactions at Centrum

Operator Date Size in sq m (sq ft)

Littlewoods 1998 27,871 (300,000)

Trade Team (Bass/Excel Logistics) 1998 30,658 (330,000)

Automotive Group 2000 8,613 (92,700)

ERF 2000 8,613 (92,700)

Holland and Barrett 2001 15,329 (165,000)



Dunelm Mill 2002 9,290 (100,000)

DHL 2007 7,896 (85,000)

Waterstones 2007 14,492 (156,000)

Pallet Force 2008 32,516 (350,000)

Boots 2010 33,445 (360,000)

Hobby Craft 2012 19,788 (213,000)

4.16 Over this period, there has also been considerable development activity in the logistics sector along the A38

corridor. The principal sites are Fradley Park, developed by Evans of Leeds, and Centre 38, developed by St

Modwen and Prologis.

4.17 A number of smaller mid range units have been occupied by B2 occupiers. These include MGM Furniture,

Phytone, Scania, Konsberg Automotive, Healthcare at Home, MBTY Europe and Johnson Controls.

4.18 Centrum does have a managed centre run by Staffordshire County Council, Waterside Court Enterprise Centre.

This centre comprises 69 units, a centre manager’s office and two meeting rooms and was completed in 2000.

The units range from 100 sq ft to 600 sq ft and the total 18,760 sq ft.

4.19 Burton is not generally recognised to be an office location. However, there has been a reasonably significant

level of office development in Centrum. This has included corporate headquarters for Bass (now Intercontinental

Hotels Group), Spirit Pub Company, Punch Taverns and Doncasters, and some speculatively built courtyard

schemes. The latter includes Faraday Court and Barberry Court.

4.20 Faraday Court comprises 14 small units (up to 2,500 sq ft) and is prominently located at the Branston

Interchange. At least seven of these units were vacant at the time of inspection in May 2012. Barberry Court

comprises 27,340 sq ft split over ten units. The units range from 1,480 sq ft to 4,420 sq ft. This scheme was

largely let and sold by the summer of 2008, having been speculatively built in 2006. A couple of units are

currently vacant and are being marketed.

4.21 Virtually all the deals in Centrum were land sales. There has been very little design and build. This has helped to

mark out Centrum against the principal competition, Fradley Park and Dove Valley, neither of which was able to

facilitate land sales in the same manner.

4.22 The principal sources of demand have come from foreign investors, companies relocating from Tamworth, Derby

or Lichfield and the expanding B8 logistics sector.

Available Floor Space

4.23 We have produced schedules of available floor space in both industrial and office premises in Burton. These

form Appendices 2 and 3 respectively.

4.24 As at May, there were 72 industrial and distribution units on the market, totalling 941,000 sq ft. The vast majority

of these units were small and second hand. 54 of the 72 units (ie 75%) were below 5,000 sq ft. In addition, most



of these units were situated in the older and secondary locations in Burton, close to the town centre or to the

north.

4.25 At the time of inspection, there was an apparent shortage of stock of new mid-range and larger industrial units (up

to 50,000 sq ft). In addition, there was a lack of small new units (2,500 sq ft) in Centrum.

4.26 In May, there were two big warehouses on the market in Centrum. These were First Point, 213,000 sq ft, and the

Duke, 303,000 sq ft. Both were built speculatively five years ago. First Point has recently been let to Hobby

Craft.

4.27 In May, there were 129 office premises on the market, totalling 305,737 sq ft. As with the industrial stock, the

vast majority of these were small units or suites. Over 100 of the units were less than 2,000 sq ft. Only five units

were greater than 10,000 sq ft, with the majority of this space coming from Building 107 in Station Street.

4.28 Unsurprisingly, given the lack of speculative development over the last five years, there is very little new stock.

What new stock that exists is small and is located in Wetmore Road, just to the north of the town centre.

Competing Sites

4.29 Centrum has been the prime development location for Burton. This is because of its accessibility to the A38, the

superiority of the Branston Interchange over Clay Mills (the northern entrance to Burton from the A38) and the

availability of relatively unconstrained land. Branston Locks will enjoy all these advantages too.

4.30 Current competing sites in Burton that are available, deliverable and being marketed are listed in Table 3.

Table 3 – Competing Sites in Burton

Scheme Area in hectares

(acres) Comment

Gateway 38 1.6 (4) Being marketed for up to 50,000 sq ft of offices and a car

dealership by Tomlinson.

Wellington Road 0.9 (2.2) Site directly to the north of the new Premier Inn.

Centrum West 9.9 (24.5)

A design and build being offered for the majority of the land

(20 acres) by Goodman for a 415,000 sq ft B8 building

(Centrum 415).

Pirelli Land 5 (12) Land fronting Derby Road, being promoted by St Modwen.

Total 17.40 (42.70)

4.31 In addition, St Modwen are promoting a final phase of Centre 38, Barton under Needwood. This site can

accommodate a building of 100,000 sq ft.



4.32 Current supply does not represent a plentiful range either quantitatively or qualitativey. In addition, it is most

unlikely that the larger site (Centrum 415) could be offered freehold due to the high land price reportedly paid for

it.

4.33 Sites in the pipeline include Land South of Branston and Drakelow Power Station. St Modwen is promoting Land

South of Branston and their outstanding planning application proposes 770,000 sq ft of B2 and B8 floor space as

part of a mixed scheme. However, we understand that there are issues concerning deliverability of this site for

this type and scale of development due to the stability of the ground.

4.34 Drakelow Power Station has planning permission for a mixed use development including over 500,000 sq ft of B1,

B2 and B8 floor space. However, this site has a relatively poor location and no profile. As such, its deliverability

is also uncertain.

Target Sectors

4.35 In terms of manufacturing, the most active sector concerns the components supply chain to the automotive

industry. Jaguar Land Rover, JCB and Toyota are all increasing capacity due to their penetration of overseas

markets and this is having a beneficial effect. The A38 corridor is well placed to serve this sector.

4.36 An obvious target market is major local occupiers. These include Pirelli, Johnson Controls, Unilever, Coors and

Bombardier.

4.37 Major corporates have been attracted to Burton, mostly to accommodate logistics requirements for high street

retailers. Occupiers include Boots, B&Q, Holland & Barratt, Pallet Force, Waterstones (Unipart) and Trade Team.

4.38 The logistics sector has been affected by weak economic growth. This has dampened demand. However, there is

activity in this sector and the availability of built stock is receding as no speculative development is being

undertaken. Despite a patchy short term outlook, the market for logistics is underpinned by strong fundamentals,

such as a growing population and constant changes in logistics and supply chain management.

4.39 The demand for logistics will also be buttressed by the rise in internet shopping. In 2011, the take up of big box

floor space intended solely for internet retailing purposes accounted for 11% of all Grade A floor space occupied.

We consider this sub-sector will grow both absolutely and relatively. In addition, this sub-sector is generating

demand from parcel hub operators. Typically, these operators are looking at units of less than 150,000 sq ft.

4.40 Emerging sectors include green technology and waste to energy. The former is high profile, and is desired by

most Local Authorities, but represents currently only a small percentage of the overall market. The latter has

tended to focus on more secondary sites as there is no need for profile.

4.41 Tony Joynson of Make it Stoke-on-Trent and Staffordshire considers that Burton has potential for data centres as

fibre optic cables run along both the railway line and the canal. However, firm enquiries have been few and far

between from this sector.

4.42 Centrum has established an office market within Burton, albeit it has to compete with stronger more established

centres through price. The courtyard office market across the Midlands has suffered because of a lack of owner

occupier finance.

4.43 For these reasons, and due to the difficulties in funding speculative development, we see little prospect of an

office courtyard scheme being successful in the first phases of development. However, we consider the



prospects of larger corporate headquarters to be much more promising. Recent examples of this type of

development in Staffordshire include Veolia (40,000 sq ft) and Agrekko (20,000 sq ft) at Kingswood, Cannock.

4.44 As with industry, major local occupiers and large corporates will be obvious targets. A good example is

Healthcare at Home, whose requirement is considered below.

Requirements

4.45 Healthcare at Home has an active requirement for 50,000 sq ft of offices (rising to 60,000 sq ft) and 40,000 sq ft

of warehousing (rising to 50,000 sq ft). Healthcare at Home is based in a number of different buildings in

Centrum and is looking for one site to consolidate and expand onto. The company is seeking for a leasehold

design and build and has targeted a number of sites, including Branston Locks. If this requirement is satisfied at

Branston Locks, we estimate that it will absorb up to 3 hectares (c.7.5 acres) of development land.

4.46 We were aware that Norgren, a manufacturer based in Lichfield had a live requirement for between 100,000 sq ft

and 130,000 sq ft manufacturing/headquarters building. This company was considering a relocation but ideally

wants to remain in the Staffordshire area. It may have identified premises at Fradley Park, Lichfield as a potential

unit to meet its requirements. In addition, according to local agents Rushton Hickman, Knott UK Limited, a car

component supplier, has been looking for up to 10,000 sq ft of floor space within Centrum 100.

4.47 Dean Piper at East Staffordshire Borough Council has advised that Intier, which is based at Centre 38, Barton-

under-Needwood, was looking for between 10,000 sq ft and 15,000 sq ft of bespoke industrial floor space.

Apparently, this enquiry could not be satisfied in Burton and this company was looking at Fradley Park.

4.48 We are aware that Burton College is assembling a large land holding within the town centre. It will be reasonable

to assume that the college could, at some point, look to assemble a campus style requirement outside the town

centre.

4.49 Tony Johnson of Make it Stoke on Trent and Staffordshire has advised that he has received a number of

enquiries from manufacturers, both local and overseas, over recent years. These enquiries, that were county

wide, have tended to be up to 100,000 sq ft. Power supply is often considered to be a critical issue in terms of

delivering sites.

4.50 Through marketing First Point, we are aware of a number of footloose enquiries for big box logistics that take in

the A38 corridor (and wider afield). These have included:

DHL – 200,000 sq ft to 300,000 sq ft

UPS – 200,000 sq ft to 250,000 sq ft

DVS – 120,000 sq ft to 200,000 sq ft

UK Mail – 250,000 sq ft on 20 acres.

We are not aware of any specific current significant office enquiries that take in Burton apart from Healthcare at

Home. However, local agents Rushton & Hickman do report that activity is up in this sector with a number of

reasonable sized requirements, in the 15,000 sq ft to 20,000 sq ft range, being active. Due to Burton’s locational

advantages and accessibility to the site from the A38, we would expect office enquires to be generated for

regional headquarter facilities and more local based functions.



5 Assessment of Demand

Overview

5.1 Whilst the current development land market is relatively inactive, due to well documented macroeconomic and

fiscal reasons, a review of Centrum’s history and the paucity of effective competing land indicate strongly that the

20 hectares of employment land proposed for Branston Locks will be taken up comfortably within the 10 to 15

years design life of the scheme.

Floor Space Demanded by Type

5.2 The site’s characteristics make it attractive to all elements of the B Class use. This is due to the instant access to

Branston Interchange and its close relationship to the Centrum development that has successfully attracted

office, industrial and logistics occupiers.

5.3 The office market for Burton is not particularly strong. However, Centrum has established a bridgehead for this

sector. We anticipate that 20% of total floor space will be for offices if normal market conditions return.

5.4 Burton is an established industrial and manufacturing centre. However, unless there are particularly large

enquiries satisfied at Branston Locks we would expect only 20% of all floor space to be taken up by this sector.

5.5 The strongest market sector is logistics. In addition, enquiries in this sector generate the largest buildings. We

would expect 60% of all floor space to be taken up by this sector.

5.6 In summary, based on normal market conditions, we project the split between B1, B2 and B8 would be 20%, 20%

and 60% respectively. However, for the purposes of the Transportation Assessment, we have considered the

absolute maximum percentages for B1 offices and B2, which are greater generators of traffic than B8. For the

purposes of the Transportation Assessment, we consider the maximum percentage of B1 offices would be 30%

and the maximum percentage for B2 would be 40%.

5.7 The current master plan has 21.93 hectares of employment land depicted. We have assumed a development

plot ratio of 42.5%. This is reasonably standard for an unconstrained site. This generates a gross floor space of

92,900 sq m (1,000,000 sq ft). For 30% B1, 40% B2 and 30% B8, this breaks down as 27,870 sq m, 37,160 sq m

and 27,870 sq m respectively. These figures have been employed by the Transportation Assessment in order for

it to be as robust as possible.

Parameters for Development

Offices

5.8 We consider the sizes are likely to range from 10,000 sq ft to 50,000 sq ft. The requirement of Healthcare at

Home, if satisfied, would tend towards the higher end of this spectrum.

5.9 We do not consider that there is scope for an office courtyard scheme in the early phases of development. If this

market returned in the latter phases, perhaps once the local centre has become established, then units could be

provided from 2,500 sq ft.

5.10 Offices are unlikely to be greater than three storeys and are more likely to be two storeys. Typically, a three

storey office building with pitched roof would be no greater than 12m in height.



Industrial

5.11 For B1(c)/B2, we see the principal demand to be in the range between 25,000 sq ft and 50,000 sq ft. This would

be to service the pre-let and pre-sale market. In addition, if the speculative market returns, then 5,000 sq ft to

10,000 sq ft units would be demanded. Finally, there is a shortage of small units (2,500 sq ft) in Centrum. If the

market sufficiently improves then a phase of this type of accommodation could be envisaged.

5.12 Typically, large industrial units have a maximum height to eaves of 10m with 12m to ridge. For smaller units, less

than 10,000 sq ft, 6m should suffice.

Distribution

5.13 The market of big box logistics can lead to requirements up to 1,000,000 sq ft. However, it is unlikely that any

requirements larger than 400,000 sq ft can be accommodated on this site, due to the shape of the proposed area

of employment land.

5.14 The next size range, around 200,000 sq ft to 300,000 sq ft is already well catered for in Burton. On this basis, we

consider that Branston Locks will be more suitable to accommodate the B8 logistics sector for units below

200,000 sq ft.

5.15 The maximum height to the underside of the haunches for this size of building will be typically 12m. Ridge

heights are unlikely to exceed 15m.

Location Criteria

5.16 The key locational criteria are:-

accessibility to the A38;

separation of commercial traffic from other uses (particularly residential);

positioning of B2 and B8 uses away from other sensitive uses (eg residential);

accessibility to the amenities in the local centre; and

a distinct and critical land mass to allow the fullest flexibility in terms of dividing up plots and phasing.

5.17 The illustrative master plan allocates the whole of the area between the canal and the A38 for employment. This

area has the best access to the A38 and affords prominence and profile for smarter end uses, such as offices.



6 Conclusions

6.1 Branston Locks holds some strategic advantages. It enjoys direct access to the A38 at the Branston Interchange.

This will be particularly important in attracting new companies and jobs to Burton.

6.2 The site has no obvious constraints to development. It is visually contained, greenfield and has been intensely

farmed. The site is generally flat and has no issues in terms of ground conditions. The land is owned by one

organisation and is fully deliverable.

6.3 Relevant planning policy, and the supporting evidence base, identifies a need to identify new employment land to

assist the growth of Burton. Branston Locks (referred to as Lawns Farm) is specifically identified by the

Employment Land Review as the principal new strategic site to service and attract demand.

6.4 The employment part of the site is predominantly located to the east of the canal, fronting the A38. This area is

closely related to the Centrum development and is considered likely to attract a similar type and range of

occupier. The employment land will accommodate office users (class B1), industry (class B2) and distribution

(class B8). It is proposed that a range of size of buildings be provided in order to accommodate market

requirements from 2,500 sq ft to 200,000 sq ft.

6.5 In summary, Branston Locks is unique in being able to provide high quality employment land available for

business development that meets the locational requirements of companies, including accessibility to transport

networks, and flexibility in meeting their development requirements. This has been evidenced by the relative

success of Centrum over the last 15 years.

6.6 It will provide a further dimension to the profile of the town. It will provide the opportunity for a range of new

buildings and premises to be delivered which will maximise the economic development potential of the Borough.

6.7 Branston Locks will be a truly sustainable development mixing housing and employment uses supported by a

local centre. This will add to the attraction of the employment land to both occupiers and investors.

Appendix 1 – Schedule of Occupiers and Map of Centrum

No Address and Type of Unit Notes Occupier/Occupiers

Burdell Edwards + BE Legal

Azo UK ltd

Tru Form Industries

Solmar Villas Ltd

2 Local HQ building, First Avenue, Burton, DE14 2WX Office building of circa 10,000 ft2. Mainline

Else Solicitors

Trailsystems

Doncasters

Lorien

5 Main Central HQ Building, First Avenue, Burton, DE14 2WX Large central HQ building of three storeys. Intercontinental Hotels Group

7 HQ Building, Wellington Road, Burton Modern, wooden cladded, HQ office building. Spirit Pub Company

8 HQ Building, Second Avenue, Burton Large office building fronting Wellington Road. Punch Taverns

9 Industrial Unit, Second Avenue, Burton Mid size industrial unit with ancillary offices. Wilo

Busy Bees Nursery

Burton Exec Cars

South Staffs NHS

11 Holiday Inn, Second Avenue, Burton Holiday Inn Hotel. Holiday Inn

12 MGM Furniture, Second Avenue, Burton Furniture manufacturing, with warehouse and office. MGM furniture

13 Industrial/Office Unit, Second Avenue, Burton Industrial unit with ancillary offices. Crestchic UK

14 Industrial/Office Unit, Second Avenue, Burton Industrial unit with ancillary offices. Clayton Equipment

15 Industrial Unit, Second Avenue, Burton Small industrial units with one unit vacant. Formula 1 auto centres

Rockwood

Schedule of Occupiers and Vacant Property Centrum 100 - Burton

Faraday Court comprises 14 small units with the scheme

now being owned by the bank (following the collapse of

Close Brothers). At least 7 units on the market from 670

ft2 to 2,295 ft2.

Large three storey HQ office building (Millenium Court)

shared between two occupiers. Smaller detached

building to the rear let to GRM. Part of the unit is on the

market with Salloways.

Faraday Court, Office Courtyard Scheme, First Avenue, Burton,

DE14 2WX

1

3

Mid sized office courtyard scheme with 5 multi tenanted

units. Mix of occupiers within buildings. One 2,000 ft2

building on the market.

Office scheme with multiple occupiers including a

nursery.

Two small twin office units, First Avenue, Burton, DE14 2WX Half of one unit is vacant.

Three storey, HQ building, First Avenue, Burton, DE14 2WX4

Crown Square, First Avenue, Burton, DE14 2WX6

Edwin House, Second Avenue, Burton10

Small industrial units with one unit vacant.Terrace of four industrial units, Third Avenue, Burton16

Various, including Dains

Accountants, Smith Cooper

Accountants and ADL Healthcare

Firepro

Kingspan

Healthcare at Home

CES UK

Normans

18 Industrial Unit, Third Avenue, Burton Industrial units. Phytone and Scania

Various

Boots European Logistics

21 Large Distribution Unit, Parkway, Burton Large distribution unit. DHL Tradeteam

22 First Point, Wellington Road, Burton Large distribution unit. Vacant unit (Goodman)

23 Industrial/Office Unit, Parkway, Burton Industrial unit with ancillary offices. Amethyst Group

24 Distribution Unit, Parkway, Burton Large distribution unit. Holland and Barrett

25 Marstons Brewery, Shobnall Road, Burton Brewery with various ancillary buildings. Marstons

26 Large Distribution Unit, Callister Way, Burton Large distribution unit. Palletforce

27 Industrial/Office Unit, Callister Way, Burton Industrial unit with ancillary offices. Konsberg Automotive (but

currently vacant)

Strategic Biomedical UK Ltd

Mike Allens Dental Practice

Healthcare at Home

Equal Approach Ltd

Sun Finance and Leasing Ltd

Swan Corporate Training Ltd

29 Industrial Unit, Parkway, Burton Industrial unit. Waterstones (with Unipart)

30 Industrial/Office Unit, Parkway, Burton Industrial unit with ancillary offices. Healthcare at Home

31 Industrial Unit, Parkway, Burton Industrial/Distribution unit. NBTY Europe

Premier Inn

33 Distribution Unit, Wellington Road, Burton Distribution unit. Johnson Controls

34 Industrial Unit, Wellington Road, Burton Industrial/Office unit. Drive in test centre

35 Industrial Unit, Wellington Road, Burton Industrial unit. Garden for less

Condor Structures

Hotel with adjacent restaurant and development land.

Large dated industrial/manufacturing unit with large

storage/parking yard.

Small good quality, single storey, start up business units.

Twin units split with three occupiers and one unit

vacant.

Twin industial/office units, Third Avenue, Burton17

Large distribution unit formally Opus Axis, 466,745 ft2.

Small industrial units with one unit vacant.Terrace of four industrial units, Third Avenue, Burton16

32

Waterside Court, Enterprise Centre, Burton19

20 Large Distribution Unit, Parkway, Burton

Barberry Office Scheme, Callister Way, Burton

Premier Inn with Beefeater

Large Industrial Unit, Wellington Road, Burton36

Courtyard office units split between various occupiers

with a couple of vacant units.

28

Unilever/Marmite

38 The Duke, Wellington Road, Burton Large distribution unit of 303,047ft2.

Vacant (Westbrook)

39 Maltings, Wellington Road, Burton Coors brewery with various outbuildings. Coors

40 Industrial/Office Unit, Wellington Road, Burton Small industrial/office unit. Darley

41 Industrial Unit, Wellington Road, Burton Industrial Unit. Silentbloc

B + Q

43 Distribution Unit, Wellington Road, Burton Modern distribution unit. DHL

Magna

CEVA Logistics

Bombardier Transportation

IPP Group

Simarco Logistics

Pirelli

Argos

RS

Jones Lang LaSalle

21/05/2012

Burton Business Park

Centre 38, Burton Business Park, South of Burton Large storage and distribution warehouses with some

large industrial and manufacturing units.

Large dated industrial/manufacturing unit with large

storage/parking yard.

Uniliver and Marmite factory with various outbuildings

built in a piecemeal fashion.

Retail warehouse with development land to the rear.Retail Warehouse, Wellington Road, Burton42

Large Industrial Unit, Wellington Road, Burton36

37 Factory with outbuildings, Wellington Road, Burton

1 2

3 4

5

6 7

8

9

1011

12

13

14 15

16

17 18 19

20

21

22

23

24

25

26

27

28 29

30

31

32

33 34

35

36

37

38

39

40 41

42

43

Appendix 2 – Schedule of Available Industrial Floor Space in Burton Upon Trent

Appendix 3 – Schedule of Available Office Floor Space in Burton Upon Trent

Peter Leaver

Director – Planning and

Development

45 Church Street

Birmingham

B3 2RT

+ 44 (0)121 214 9970

[email protected]

Carl Durrant

Director – Industrial Agency

45 Church Street

Birmingham

B3 2RT

+ 44 (0)121 214 9950

[email protected]

Ian Cornock

Director – Offices Agency

45 Church Street

Birmingham

B3 2RT

+ 44 (0)121 214 9960

[email protected]

Richard Sykes

Graduate Surveyor – Planning

and Development

45 Church Street

Birmingham

B3 2RT

+ 44 (0)121 214 9974

[email protected]

COPYRIGHT © JONES LANG LASALLE IP, INC. 2012.

This publication is the sole property of Jones Lang LaSalle IP, Inc. and must not be copied, reproduced or transmitted in any form or by any means, either in whole or in

part, without the prior written consent of Jones Lang LaSalle IP, Inc.

The information contained in this publication has been obtained from sources generally regarded to be reliable. However, no representation is made, or warranty given, in

respect of the accuracy of this information. We would like to be informed of any inaccuracies so that we may correct them.

Jones Lang LaSalle does not accept any liability in negligence or otherwise for any loss or damage suffered by any party resulting from reliance on this publication.

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