doncaster employment land review... · 1.2 authors credentials 5 1.3 location 5 1.4 economic...

Doncaster Employment Land

Review

COLLIERS INTERNATIONAL

FEBRUARY 2018

COLLIERS INTERNATIONAL

Company registered in England and Wales no. 7996509

Registered office:

50 George Street

London W1U 7GA

Tel: +44 20 7935 4499

www.colliers.com/uk

Contact

Guy Gilfillan

7th Floor The Balance

2 Pinstone Street

Sheffield

S1 2GU

Tel 07885 033433

Doncaster Employment Land Review

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http://www.colliers.com/uk

TABLE OF CONTENTS 1 DONCASTER EMPLOYMENT LAND REVIEW 5

1.1 INTRODUCTION 5

1.2 AUTHORS CREDENTIALS 5

1.3 LOCATION 5

1.4 ECONOMIC BACKGROUND 6

1.1 INVESTOR SITE SELECTION STRATEGY 7

1.2 SITE ASSESSMENT METHODOLOGY 7

2 THE DRIVERS OF DEMAND 10

2.1 LOCATION 10

2.2 BROADBAND CONNECTIVITY 10

2.3 SCR INITIATIVES 11

2.4 OCCUPIER DEMAND 12

2.5 HISTORIC LAND TAKE UP DATA 13

2.6 DONCASTER’S STRENGTHS 16

3 SUPPLY 17

3.1 TYPES OF DEVELOPMENT 17

3.2 EXISTING SUPPLY 18

3.3 NEW DEVELOPMENT ACTIVITY 19

3.4 PIPELINE SUPPLY 19

4 ASSESSMENT OF LP REVIEW SITES 22

4.1 ASSESSMENT OF LARGE LP SITES (20 HA+) 22

4.2 ASSESSMENTS OF SMALLER LP REVIEW SITES AND

ADDITIONAL SITES 30

4.3 NON-EMPLOYMENT USE 30

4.4 OUTCOME OF LP SITE ASSESSMENTS 30

5 INDUSTRIAL AND LOGISTICS MARKET REVIEW 33

5.1 NATIONAL MARKET OVERVIEW 33

5.2 DONCASTER COSTAR ANALYSIS 34

5.3 LOCAL MARKET ANALYSIS 36

6 OFFICE MARKET REVIEW 38

6.1 NATIONAL OFFICE MARKET REVIEW 38

6.2 DONCASTER COSTAR ANALYSIS 38

6.3 LOCAL MARKET ANALYSIS 40

7 NEIGHBOURING AREAS 41

7.1 DUTY TO COOPERATE 41

7.2 WAKEFIELD INDUSTRIAL 42

7.3 LEEDS INDUSTRIAL 42

7.4 SHEFFIELD INDUSTRIAL 43

7.5 BARNSLEY INDUSTRIAL 44

7.6 ROTHERAM INDUSTRIAL 45

7.7 WAKEFIELD INDUSTRIAL 45

7.8 LEEDS OFFICE 45

7.9 SHEFFIELD OFFICE 46

7.10 BARNSLEY OFFICE 47

7.11 ROTHERAM OFFICE 48

8 CONCLUSION 50


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APPENDIX 1 – LOCATION OF SITES

APPENDIX 2 – TABLE SUMMARISING LP ASSESMENTS

APPENDIX 3 – INDIVIDUAL SITE INSPECTION PROFORMA


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1 DONCASTER EMPLOYMENT LAND

REVIEW

1.1 INTRODUCTION

Colliers International is providing a site-by-site review of the potential future employment sites being

considered for allocation through the Local Plan process. The sites are distributed across Doncaster as

shown in Appendix 1.

1.2 AUTHORS CREDENTIALS

Guy Gilfillan is a Chartered Surveyor with 39 years’ experience in the commercial property market

across Yorkshire. He is a Director of Colliers International and Head of Business for Colliers’ Sheffield

office. Guy has a deep understanding of the commercial property market across the Sheffield City

Region and has acted for a number of the larger landowners, within both the private sector and the

public sector.

1.3 LOCATION

Doncaster is strategically located at the intersection of the A1(M) and the M18. Doncaster is therefore

well located by road. It also straddles the main East Coast rail route with a large station also serving

local and regional destinations. Air links are provided via the town’s own international airport.

Doncaster is one of the largest commercial centres in South Yorkshire located approximately 18 miles

north-east of Sheffield and 30 miles south-east of Leeds.


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The DMBC district is outlined in the map in Figure1.

Figure 1 - Map of DMBC boundary. Source: Google maps

Doncaster is part of Sheffield City Region but is also located near Leeds City Region. Sheffield City

Region (SCR), which was comprised of the nine local authority areas of Barnsley, Bassetlaw, Bolsover,

Chesterfield, Derbyshire Dales, Doncaster, North East Derbyshire, Rotherham and Sheffield, has

undergone uncertainty recently in terms of potential fragmentation of parts of the Region and the

prospect of a Yorkshire-wide City Deal.

1.4 ECONOMIC BACKGROUND

Doncaster has a Borough wide population of 302,402 and an urban area population of 109,805.

Historically a major engineering and coal mining centre, the closure of many heavy industries in the

latter part of the last century saw Doncaster, along with many other regional centres in the UK, having to

reposition its economy. Initiatives aimed at creating this change have included the development of

Doncaster Lakeside, a large scale residential, office, retail, leisure and sporting destination to the south

east of the town. More recently, the development the Frenchgate Shopping Centre and currently the

rejuvenation of the Waterdale Area including new civic offices, a public square and a new theatre have

transformed parts of the town centre.


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Due to its proximity to major urban centres and motorway/rail infrastructure, Doncaster has several

major distribution centres, including iPort which has the capacity for 6 million sq ft of rail connected

logistics space. Logistics facilities in Doncaster include those operated by major retailers such

as Next, Tesco, Ikea and Amazon.com. The B&Q distribution centre next to the DFS UK headquarters

at Redhouse A1M junction 38 was the largest free-standing warehouse in the UK when constructed. A

significant proportion of fresh and frozen goods for northern supermarkets is dispatched by road from

Doncaster.

1.5 INVESTOR SITE SELECTION STRATEGY

Past studies show that investors will look to satisfy both macro and micro level factors in relation to

sites. The availability of a range of site sizes and locations is a fundamental requirement of economic

development policy as the government needs to provide prospective inward investors (and existing

businesses) with a choice of sites that provide for the needs of a whole range of company sizes and

sectors.

A site also needs a large workforce in reasonable proximity. For many of the growth sectors, an

available, skilled and mobile workforce is a pre-requisite. There should also be a good supply of housing

for people to live in (including executive housing) and sporting, cultural and leisure opportunities.

Once an investor is satisfied that Doncaster has these macro level characteristics, they will begin to

consider the micro level factors relating to individual sites. These include:

• Proximity to the Main Road Network: Proximity to the main road network enables fast access to ports

and airport and relates as much to the movement of people as it does to the movement of goods.

• Accessibility for staff: Activities with a large workforce and/ or large customer base such as creative

industries, high value call centres and some financial services require good access to the public

transport network and often favour town locations.

• Site Environment and Image: This is especially important to creative industries, financial and

professional services and ICT as well as headquarters functions generally, although the nature of the

environment may differ. Such companies often prefer a high-quality business park environment.

• Broadband connectivity: increasingly important to all knowledge based industries as the need to

transmit larger amounts of data at high speed grows and there is increasing pressure for new premises

to be able to accommodate ICT cabling and offer broadband connectivity.

1.6 SITE ASSESSMENT METHODOLOGY

This study involves reviewing 30 potential future employment sites identified by DMBC as part of the

Local Plan process. The list comprises those sites over 2 hectares in size identified by the Council as a

result of the Local plan (LP) process to date. DMBC have identified the gross area of each site, the net

area after allowance for any parts of the site identified as being undevelopable and also identified the

areas for those sites already partly/wholly developed since the beginning of the Plan period.

A qualitative assessment of each site has been made and their suitability for employment use assessed

against criteria listed below, which reflect those in the ODPM Guidance on Employment Land Reviews:


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https://en.wikipedia.org/wiki/Next_(clothing)

https://en.wikipedia.org/wiki/Tesco

https://en.wikipedia.org/wiki/IKEA

https://en.wikipedia.org/wiki/Amazon.com

a) Strategic road access and local road access;

b) General accessibility, including by public transport;

c) Adjoining uses that might constrain employment uses;

d) Site size, characteristics and potential development constraints; and

e) Attractiveness to the market, including vacancy and market activity.

Additionally, each site has been assessed against the period in which development, assuming the land

is allocated, is likely to be built out as follows:

Already completed or anticipated to be completed before the end of 2017

2018-2022

2023 up to the end of the LP period

Post the LP period.

Where it is felt that a site is unlikely to be fully built out during the LP period we have expressed, as a

percentage of the gross employment site area, the amount of land which we estimate will be developed

within the plan period. It is this latter figure which has been used as the basis for our conclusions.

As part of each site evaluation we have also provided an opinion of the likely division of uses across the

site once developed, split between:

B1 Business – Offices, R&D, laboratories, high technology and light industrial.

B2 General Industry – general industry.

B8 Storage or Distribution – Wholesale warehouses, distribution centres and repositories.

In considering the likely division between B1/B2/B8 uses we have had regard to both market demand,

the individual site characteristics and/or any breakdown of uses within a planning application or

masterplan. For example, demand for office space (within B1) in Doncaster is generally acknowledged

as being relatively low and as a result, developers have focussed on alternative types of development

when sites have become available. Demand for property for manufacturing use (within B2) tends to

favour sites which provide good access for the company’s labour force given the need for relatively high

levels of staffing and skills. In the case of B8 warehousing and distribution, the key factor is often access

to the local and national transport infrastructure given the need to distribute goods as efficiently as

possible.

In the assessment of the sites, information has been taken from that provided by the landowner or their

representatives at the ‘Call for Sites’ (CFS) stage of the process. As part of the early engagement

stage of the new Doncaster Local Plan, the CFS was undertaken for a period of eight weeks

between October and December 2014 to establish which sites landowners and developers wish to

see considered for development through the new Local Plan. Everybody on the Local Plan database

was notified of this exercise and asked to complete a questionnaire to ascertain their intentions for the

land as well as submit a supporting location plan. The stage was also publicised wider, for example


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through the use of social media, press releases, and Officer's attendance at events such as the

Doncaster Property Forum.


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2 THE DRIVERS OF DEMAND

2.1 LOCATION

Doncaster’s geographical proximity to both SCR and Leeds City Region (LCR) provide it with a regional

level presence that is key to stimulating commercial development. Incentives provided within the various

initiatives under the SCR will be key to providing a competitive offer to inward investors.

Any improvements made to transport infrastructure in both the SCR and LCR are likely to benefit

Doncaster, and the town has the potential to benefit from the higher profile that both Leeds and Sheffield

enjoy on a national and international stage.

ROAD

Doncaster is strategically well placed on the main road and motorway network. Doncaster is positioned

on the A1M and M18 corridors which makes it attractive to large industrial occupiers who rely on easy

motorway access as part of their core business activity.

AIR

Doncaster has its own international airport, but is also within easy reach of several other airports including

Manchester, Leeds/Bradford, Nottingham East Midlands, and Humberside. All are within approximately

an hour’s drive from Doncaster.

RAIL

There are excellent rail connections to London Kings Cross from Doncaster (1.5 hours approx.) as well

as London St Pancras from Sheffield. Doncaster is also the centre of a regional hub for passenger and

rail freight services.

SEA

The deep-water Humber Ports complex is just under an hours’ drive to the east of Doncaster. Humber

Port is the UK’s largest, multi-purpose ports complex, serving the North of the UK. It is the UK’s busiest

port complex and 4th busiest in Europe, handling over 85 million tonnes of cargo. Humber-based logistics

companies ship directly to more than 50 countries with well over100 shipping lines operating regularly.

Humber Port also generates more than 250 rail movements per week – over 25% of the UK’s rail freight

traffic.

2.2 BROADBAND CONNECTIVITY

Doncaster Council is working with Barnsley, Sheffield and Rotherham Councils on a project to allow

residents and businesses to access superfast broadband and connections of up to 80Mbps.

So far superfast broadband has already been made available in the following areas across Doncaster:

Armthorpe

Askern

Balby North


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Bawtry

Bentley

Doncaster town centre

Hexthorpe

Intake

Norton

Roman Ridge

Rossington

Wheatley Hills

2.3 SCR INITIATIVES

The Sheffield City Region (SCR) comprises the Combined Authority, Local Enterprise Partnership (LEP)

and the SCR Executive Team. Formed in 2014, the Combined Authority has certain statutory powers

over transport and funding from Government and is ultimately responsible for all decisions made in the

Sheffield City Region. The LEP was established in 2010 and is responsible for setting the strategic

direction for the Sheffield City Region. The LEP has a key advisory role and works closely with the

Combined Authority to make strategic, policy and financial decisions.

SCR activity which influences the employment land market in Doncaster includes:

1)Enterprise Zone Investment Programme - overseeing development of the Region’s ten Enterprise

Zones. Within Doncaster, 10 hectares of land at Doncaster-Sheffield Airport Business Park is

designated as part of the Sheffield City Region Manufacturing Enterprise Zone which offers benefits to

Aerospace companies looking to relocate and take advantage of Enhanced Capital Allowances.

2)Sheffield City Region Infrastructure Programme - between 2015 and 2021 over £1 billion is being

invested in infrastructure development. This includes redeveloping vacant land and property into new

commercial and retail premises, building new link roads such as the Great Yorkshire Way in Doncaster

and installing the Superfast South Yorkshire Broadband network.

3)Business Investment Fund – this is a £52 million fund which growing businesses can access in order

to plug finance gaps which can’t be met through traditional finance sources.

4)SCRIF - Doncaster benefits from access to the Sheffield City Region Investment Fund (SCRIF) which

can provide a range of finance to unlock schemes critical to economic growth. Funding is set to be

available for Doncaster Colonnades £2.3million and Doncaster Civic and Cultural Quarter

£0.6million. 5)JESSICA Fund – provides debt finance for commercial property and regeneration projects in the

Sheffield City Region at commercial rates. The fund is a capital investment programme of £600 million,

utilising monies from the European Commission, European Investment Bank, Sheffield City Region and

private sector. JESSICA has provided gap and debt funding for schemes that have struggled to access

finance, enabling the schemes to be delivered.Since its launch in 2013 the fund has enabled 500,000

square feet of employment space to be developed for nearly 2,500 jobs.


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6)Growth Deal - Sheffield City Region has negotiated a series of Growth Deals with Government to

deliver their Strategic Economic Plan (SEP). The Sheffield City Region LEP has been awarded £360

million through these Growth Deals and this money forms part of the Local Growth Fund. This funding

supports a set of specific priorities, including infrastructure spending, funding to develop our training

facilities, funding for businesses to grow, provision of a single point of contact for business support,

skills support and incentives to employers to recruit apprentices as well as resources to unlock

commercial developments across the city region.

7)European Structural and Investment Funding (ESIF) - Sheffield City Region has an allocation of just

over €200 million of funding through the European Structural and Investment Funds (ESIF) to invest in

projects and initiatives between 2014 and 2020.

ESIF funding can support projects under three themes:

Business Growth – support start-up, existing and relocating businesses in the Sheffield City

Region to grow, including accessing finance, developing new products and processes and

expanding into other domestic and overseas markets

Skills and Labour Mobility – develop the skills and qualifications of City Region residents and

support people in accessing employment opportunities

Infrastructure – improve and enhance transport, housing and digital infrastructure

All of the above initiatives offer support to expanding local businesses and inward investors, particularly

where development requires ‘unblocking’ due to perhaps funding constraints, ground conditions or lack

of infrastructure provision.

In addition to the initiatives handled through the SCR, at the local level, Doncaster Council has an

established team, Enterprising Doncaster, set up as a business and private sector led partnership that

set the strategic direction to achieve the Borough's economic priorities. This is achieved through:

1) Influencing and challenging agencies to ensure resources are effectively aligned to support

employability, skills and enterprise objectives.

2) Bringing together partners across all sectors and providing a strategic overview to raise employability, skill levels and promote enterprise.

3) Developing and utilising Doncaster’s transport network to effectively enable people and goods to travel locally, nationally and worldwide.

4) Promoting investment in Doncaster to build a better environment and improving quality of life by

ensuring an attractive place for residents, visitors and workers in the Borough.

5) Promoting a pride in Doncaster and improving its reputation within the business community locally, nationally and worldwide.

2.4 OCCUPIER DEMAND

There has been a marked improvement in occupier demand for logistics and industrial properties with

take-up in South Yorkshire for the second half of 2016 finishing well ahead of the half yearly average.


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Activity in Doncaster dominated the period with lettings to Amazon and Ceva at iPort, which has

outperformed the rest of the market and set new headline rents for the region of £5.50 per sq ft for units

between 140,000 and 200,000 sq ft.

Table 1: Major recent transactions

Occupier

Space taken

Comment

Amazon

1.1million sq ft In addition to 204,600

sq ft existing. B8.

Ceva Logistics

215,000 sq ft

B8

Lidl Supermarkets

685,000 sq ft

B8

Fellowes

126,000 sq ft

UK HQ offices and B8

National College for

High Speed Rail

7,200 sqm

Educational.

Mawdsleys

300,000 sq ft

B8/Pharmaceutical

The table indicates the high levels of demand for industrial floorspace in Doncaster, which is one of the

UK’s most sought-after locations.

Doncaster hosts a series of significant commercial development projects with others emerging. Principal

new locations are in the M18 corridor and include business parks alongside Doncaster Sheffield Airport,

iPort, the DN7/Unity Project all linked to improved infrastructure (existing and proposed).

Market signals indicate continued demand for industrial (B2 and B8) uses and there continues to be

interest in manufacturing with an expectation that the National High Speed Rail link will provide a boost.

Presently there is less market demand for office development, particularly in the town centre.

Take-up of industrial units above 50,000 sq ft in South Yorkshire reached 1.8m sq ft in the last six months

of 2016, more than double the level of take-up over the previous six months. Deals secured brought the

total for the whole of 2016 to 2.5m sq ft, compared with 1.5m sq ft in 2015.

With online retailing driving a proportion of the market, a discernible trend amongst operators is the need

for sites with a strong labour catchment which can extend to preferring locations where there is not a

dominant existing local employer.

2.5 HISTORIC LAND TAKE UP DATA

As part of any consideration of future land take-up it is important to consider historic data as part of any

market assessment. The following table shows the amount of employment land developed out in

Doncaster between 2000 and 2017 based on information supplied by DMBC:


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Table 2: Historic Take Up Rate of Employment Land in Doncaster

Year

Sites

Total Site

Area

(Ha)

B1

(Ha)

B2

(Ha)

B8 (Strategic

Warehouse)

(Ha)

B8 other

(Ha)

B1/B2/B8

(Ha)

None

Emp.

Uses

(Ha)

2000

13

32.45

2

3.46

26.66

0.33

0

0

2001

12

23.19

1.15

9.12

8

4.7

0

0.22

2002

9

20.83

8.35

1.89

8.12

1

1.47

0

2003

12

34.68

1.74

5.02

21.7

1.5

0

4.72

2004

3

26.67

0

3.02

23.65

0

0

0

2005

12

26.6

0.85

8.02

9.75

0.2

0

7.88

2006

9

43.12

3.23

8.88

25.1

0

0

5.91

2007

20

84.08

3.7

11.59

60.59

0.57

4.41

3.22

2008

12

17.91

1.07

8.32

8.52

0

0

0

2009

4

6.37

0.04

0.06

5.53

0

0.74

0

2010

4

1

0.01

0.68

0

0.31

0

0

2011

3

1.32

0

1.12

0

0

0

0.2

2012/13

9

21.08

1.68

2.28

0

0.17

0

16.95

2014

7

12.92

0

6.58

0

0

0

6.34

2015

8

15.66

0.24

2.13

0

0.82

0

12.47

2016

14

36.44

2.45

5.76

23.26

0

0

4.97

2017

12

78.85

0.68

3.38

48.94

0

0

25.85

Total

163

483.17

27.19

81.31

269.82

9.6

6.62

88.73

The take up of employment land during the period 2000-2017, for B1, B2 and B8 employment uses

alone was 394.44 ha (483.17 ha total site area less the 88.73 ha developed for no-employment uses),

equating to 21.9 ha per annum.

Similarly, for the period 2015-2017 take up of employment land for employment uses alone was 87.66

ha (130.95 ha total site area less the 43.29 ha of land taken up over the period for non-employment

uses), equating to 29.22 ha per annum.


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The table below shows development by location within the Borough as a percentage of the total.

Figure 2: Development of Employment Land by Location in Doncaster

Source: DMBC

The table

illustrates that the

largest take up of

new development

has been closest

to Doncaster’s

junctions with

either the M18 or

A1(M). This

reflects the high

level of demand

for distribution

warehousing.

Represented graphically the historic land take up is shown below:

Figure 3: Historic rate of employment land take up 2000-2017


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Land Developed by use 2000 - 2017 (%)

6%

1%

2%

17%

56%

B1 B2 B8 (Strategic Warehouse) B8 Other B1/B2/B8 None Emp

There has therefore been 483.17 ha of employment land developed in the Borough since 2000 with over

half being developed for distribution/warehousing. The average of the take up of land over the period

2000-2017 YTD is 26.84 ha although with large completions in the pipeline there is evidence that average

take up may exceed that experienced at the height of the market in the mid 2000’s. This prediction is

supported by a general view that the projections for online retailing will support increased take up growth

of employment land in the future. Approximately 60% of the land developed recently in Doncaster is

located adjacent or near to motorway junctions.

2.6 DONCASTER’S STRENGTHS

Doncaster offers investment opportunities across fast-growing sectors including aviation, rail, creative,

logistics, manufacturing and sports. This has led to it having a relatively well-trained workforce with

which to attract further companies.

Due to Doncaster’s geographical position close to the centre of the UK and its excellent road and rail

transport links, it is an ideal location for logistics investment. Due to the proximity of the airport there are

also strong links with the aviation industry which it is anticipated will grow. This growth is expected to

create jobs in both the manufacturing and technology sectors in addition to continuing growth in the

logistics and warehousing sectors driven mainly by the rise in internet retailing.

Subject to the outcome of the Local Plan process, Doncaster has an available employment land supply

at a time when many other popular towns and cities in the UK are struggling to identify suitable sites. In

many areas there is a shortage of available built stock of employment floorspace, although a relative

lack of funding for speculative development also contributes to this undersupply.

Doncaster has attracted a high level of investment in recent years. Year-on-year the figures for

Doncaster have indicated a healthy growth rate. Even in recent economically challenging times,

investment and jobs were still being created and company interest is as ever, popular. We comment

later in this report regarding the intentions of landowners to undertake a further round of speculative

development in 2018, an indication of their confidence in the town and the Region’s prospects.

Companies represented in Doncaster range from small to medium sized enterprises through to

multinational PLCs, including:

Next Retail Tesco Keepmoat

CEVA Logistics Eaton Corporation Strata Homes

Lidl Wincanton Brewster Pratap

Fellowes Polypipe Centurion Europe

Accept Fusion DFS Furniture Lazarus Properties

Amazon Bridon International

IKEA Unipart Rail


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3 SUPPLY

3.1 TYPES OF DEVELOPMENT

In our assessment of the LP sites we split the land uses between offices, manufacturing and

warehousing. More information on each is as follows:

B1 Use

Generally covering offices, some research and development uses and light assembly.

The amount of office floor space in Doncaster grew between 2000 and 2012, however, across

the Yorkshire and Humber Region, Leeds and Sheffield saw by far the largest increases in

supply.

Most of the available office stock within the town centre of Doncaster is of poor quality. The

quality of the out of town office stock is better, but there is still very little Grade A space on the

market.

Increases in supply of offices will be constrained due to relatively low rentals/values in Doncaster

and the potential for more valuable uses for available office sites where planning consent for

alternative uses can be obtained.

Office values have risen recently but still not sufficiently high to bring forward significant levels of

development for this use.

Developers and investors have mostly chosen not to include significant levels of B1 floorspace

within recent development schemes because of concerns regarding the levels of market

demand.

Industrial (B2/B8)

B2 generally covers factory space whereas B8 covers warehousing and logistics.

Doncaster has amongst the highest value Industrial floor space in South Yorkshire.

It has seen the most significant increase in the supply of industrial floorspace of any location in

Yorkshire over the last 5 years.

Future supply of buildings is likely to be enhanced because of rising rents and the sector’s

popularity with occupiers and funders alike.

The high levels of growth in online retailing (which requires distribution warehouses to operate)

suggests that land close to major transport routes will continue to be brought forward for

distribution warehousing use.

Increasingly online retailers are seeking smaller distribution warehouses to serve dense urban

areas (referred to as ‘last mile delivery). These units are fed goods from the larger regional

distribution centres. It is anticipated this part of the market will grow particularly strongly in

coming years.

Doncaster’s is one of the most successful distributing locations in the UK.


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3.2 EXISTING SUPPLY

Some of the existing industrial and office sites in the Doncaster area developed out between April 2015

and March 2016 are listed below:

Table 3: Existing employment sites developed out April 2015 – Marc 2016

Site Name

Site Address

Gross Site

Area (Ha)

Use

Development

Overall Floor

Space m2

First Point

(Zone D2)

First Point

Balby Carr

3.15

B2

13 Industrial

Units

5,193

Brooklands

Road

Carcroft

Common

0.78

B2

3 Warehouse

Units

1,337

Waste

Transfer

Station

Sandall

Stones Road

4.27

Other

Waste Transfer

Station

4,385

Land adj. unit

6 Sandall

Stones Road

Kirk Sandall

0.03

B2

1 Industrial Units

126

Unit C ‘G Park’

Westmoor

Park

Armthorpe

12.78

B8

Distribution

Warehouse

85,085

Wabtec

Hexthorpe

Road

0.24

B1/B2

2 Storey Offices,

rail workshop,

amenity space

2,169

iPort – IP2 a &

IP 2b

Rossington

9.70

B8 3 Warehouse

Units

70,404

Adwick Self

Store

Church Lane,

Adwick Le

Street

0.33

Other

78 Single storey

storage units

1,180

Blue Box

Storage

Kirk Sandall

Ind. Est

1.08

B1 Office unit on

storage site

42

Eagle House

J3 Business

Park

Balby Carr

0.56

B1

2 Storey Office

Block

1,953

Plot C Capitol

Park

Thorne

0.99

B2

Existing units

refurbished and

split into 4 units

3,925


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Workpods

(Phase 1)

section B

Fountains

Court RHADS

.81

B1

22 X 2 Storey

office units

6,319

Parkside Ind.

Estate Phase

1

Wheatley Hall

Road

1.35

B2

2 Industrial Units

6,882

Total

189,000

Source – Doncaster Employment Land Review

The above table illustrated the volume of space being delivered by re-development of existing

employment sites.

3.3 NEW DEVELOPMENT ACTIVITY

All the market signs indicate that this confidence in Doncaster continues into 2018, with a number of

speculative B2/B8 developments proposed to be started on site, including:

iPort – Verdion are to commence construction in March of two units of 11,984 sqm unit and 5,480 sqm

respectively.

Nimbus Park, Phase 2 – developer, Sladen Estates, is understood to be considering a start on site with

two units totalling 24,154 sqm.

Doncaster Distribution Park – Gazeley are reportedly considering a 25,083 sqm speculative build.

The level of development proposed suggests that Doncaster will continue to be one of the strongest

B2/B8 locations in the UK during 2018 in terms of delivery of floorspace.

3.4 PIPELINE SUPPLY

The table below shows sites that have full / outline planning permission as of 2016 sourced from

employment land availability Doncaster.

Table 4: Sites with full/outline planning permission for employment use (2016)

Site Name

Site Address Gross Site Area

(Ha)

Use Class

Land East of Selby

Road a

Selby Road Askern

1.71

Other

Land East of Selby

Road b

Selby Road Askern

0.77

Other

Bombardier Kirk Street

Hexthorpe

4.6

Other


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Nimbus Park

(phase 2)

Land End Rde,

Thorne

4.69

B8

First Point (Zone

A3)

Carr Hill, Balby Carr

1.35

Other

Adwick Business

Park Phase 2

Adwick Lane,

Adwick

0.22

B2

Asda Whyte Chemicals

Denaby Lane

5.1

Other

Zone B3a- Balby

Carr

Carr Hill, Balby Carr

1.50

Other

Capitol Park

Superstore

FMR Automotive

Component Site

1.73

Other

Former T Greening

Site

Nelson St Hyde

Park

0.12

B1

Sel Imperial

Cross Bank Balby

1.11

B2

Adj. to the Askew

Building

Heavens Walk

Lakeside

0.09

B2

South Quay

Lakeside

0.38

B1

Capitol Park FMR Automotive

Componant Site

2.16

Mixed

Plot 2

Westmoreland

Engineering

Pitman Road

Denaby

0.12

B2

Inland Port

Rossington

114.45

B8

Terminal Business

Park

Robin Hood Airport

Finningley

Doncaster

27.01

B1/B2/B8

McCormick Site Wheatley Rd

Doncaster

40.93

Mixed

Askern 2

A19 Askern South

15.14

Mixed

Doncaster Industry

Park

Watch House lane

Bentley

5.78

Other

Airport Business

Park Phase 3

RHADS

10.91

B1/B2/B8


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The Lings South of West Moor

Link Armthorpe

12.26

B1/B2/B8

Manor Farm

Bessacarr

2.13

B2

Parkside ind est

Wheatley Hall Road

3.88

B8

Clay Lane West

Doncaster

2.58

B2

Total (all)

£260.72

Total (B1/B2/B8) £192.07

The above level of pipeline supply represented a good level of consented employment sites combined

with the likely level of speculative development proposed for 2018 (see Section 3.3 above). Naturally

many of these pipeline sites are included as part of the LP Employment Land review and consultation

process.

The table illustrates that landowners and developers have been willing to invest, often significant sums

of money, to secure planning permission for their proposals and is indicative of their confidence in future

occupier demand.

It is noted that some of the sites in Table 4 have been granted consent for non-employment (other)

uses. It is to be expected that some employment sites will be developed for alternative uses either

because of the poor quality of the site for employment use, lack of market demand for employment use

or a structural lack of viability for employment related development.


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4 ASSESSMENT OF LP REVIEW SITES

4.1 ASSESSMENT OF LARGE LP SITES (20 HA+)

We set out below a more detailed commentary on the larger sites (20 ha and above) which are to be

assessed as part of this exercise. Information regarding all the sites assessed is contained in Appendix

1 (maps), Appendix 2 (summary of LP site assessments) and Appendix 3 (individual site inspection

proforma).

J6 M18, Thorne - (Ref 001)

Extending to 73.63 ha gross. The site represents a good distribution and to a lesser extent

manufacturing based development opportunity. It is well located relative to the strategic road network,

albeit slightly more remote from the main urban area of Doncaster than some of the other LP review

sites. Thorne is an established distribution location with The Range occupying a 69,675 sqm unit at

Nimbus Park. BMW also operates its UK Distribution Centre from the same Park.

The site is in a single ownership (see CFS) and the landowner wishes to sell and has had expressions

of interest. There is a planning consent for 262,150 sqm of B2/B8 development pending. The landowner

expects the site to be available for development in 0-5years.

There is a water treatment works on land to the south, which does produce some unpleasant odour and

a traveller camp adjacent. Otherwise we are not aware of specific constraints other than drainage (site

is in Flood Zone 3).

We would expect it to be at least 2 years before physical construction could begin on site and we

believe, if allocated, only 50% of the site (36.8 ha) is likely to be developed out within the local plan

period, of which 20% (7.36 ha) would be developed during 2018-2022 and the balance (29.44 ha)

between 2023 & 2032. The remainder of the land (36.8 ha) would be developed out after the LP period.

We estimate the majority of the development (85%) would be for B8 use with the balance for B2

purposes.

West Moor Park (North) - (Ref 013)

Extending to 79.29 ha gross.

The site represents a good distribution and to a lesser extent manufacturing based development

opportunity which is well located relative to the strategic road network, and closer to the main urban

area of Doncaster. West Moor Park is a well-established distribution location. It has relatively good

workforce proximity, an increasingly important factor for employers.

The site was produced at the CFS stage of the LP process and we are not aware of any specific

development proposals. The CFS suggests the site is substantially in single ownership and that there

are no constraints to the site coming forward for development, other than the need for drainage/flood


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alleviation measures and improved access into the site off the A630. We note there will need to be a

contribution to the West Moor Link Road scheme. We didn’t identify any further constraints during our

site inspection.

This is a large site opportunity which is relatively early in the development process. For this reason, we

believe, if allocated, a maximum of 50% of the site (39.6 ha) would come forward for development in the

LP period, of which 20% (7.92 ha) would be developed out in the period 2018-2022 with the balance

(31.68 ha) developed during 2023-32. The remainder of the site, 39.6 ha, would be developed out post

the LP period.

We estimate 85% of the site will be developed for B8 use and 15% for B2 use.

Thorne South Urban Extension (Bradholme Farm), Thorne – (Ref 160)

Extending to 115.53 ha gross. The net area is 57.67 ha, reflecting the extensive flood basins and wildlife

habitats indicated in the landowner’s masterplan.

The site represents a good distribution and to a lesser extent manufacturing based development

opportunity which is well located relative to the strategic road network. It is able to draw on the

employment catchment of Thorne, Hatfield and Stainforth. There is a railway station north of the site in

Thorne.

This site would represent a new large-scale distribution location, closer to the Humber Ports than most

of the other sites under consideration, and with good proximity to the West Yorkshire conurbation.

The site was submitted at the CFS stage of the LP process. The landowner’s CFS response says that

discussions have taken place with potential developers. We since understand that Harworth Estates will

develop the site, an experienced developer of strategic sites. The CFS proposed a mix of residential

and industrial development but we are informed by DMBC that the residential element has now been

removed.

The CFS suggests the site is substantially in single ownership and that the landowner is aware of

known constraints to development including powerlines crossing the site, drainage/flooding (land is

owned for flood alleviation) and the delivery of power to the site. A viability exercise has been

undertaken by the landowner for both residential and employment based development.

The site was refused planning consent for development for employment proposed in 2009. The

application proposed 51,100 sqm of B2 space (19% approx. of the total), B8 136,400 sqm (50% of the

total) and Commercial space 84,400 sqm (31% of the total).

In the CFS, the landowner states that they expect the site to be developed over 0-16+years. In our

opinion, if allocated, it would take at least 2 years to ready the site for construction and overall, we

anticipate 70% (40.37 ha) of the site would come forward for development within the LP period of which

20% (8.07 ha) would be developed in the period 2018-2022 with the balance (32.3 ha) developed 2023-

32. We estimate 17.3 ha would then be available for development post the LP period.

We envisage the site will attract B8 distribution occupiers (80%) due to its strong motorway location, but

also access to the Humber Ports. However, due the proximity of parts of the site to Thorne, we also

envisage a small element of B1 (5%) offices and light assembly together with B2 factory space (15%).


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West Moor Park Extension, Holme Wood Lane – (Ref 227)

Extending to 33.45 ha gross reduced to 30.42 ha net to reflect outline planning application 15/03013

OUTM (Pending) which excludes the wooded area from the red line boundary.

The site is situated immediately to the south of the WMP extension Unit C site which has recently been

fully developed out with a large industrial/distribution unit for Next PLC. The subject site represents the

last remaining development opportunity within the established area of the Park.

The site is a good distribution and to a lesser extent manufacturing based development opportunity

which is well located relative to the strategic road network, and relatively close to the main urban area of

Doncaster. The site is being marketed and is in the control of an established developer.

A previous planning application for warehousing lapsed and a new outline application for B8 use is

pending.

The CFS stage response suggests the landowner seeks to incorporate 9 ha of housing within the

existing B8 proposal, however our assessment assumes no residential development as agreed with

DMBC. The CFS also highlights known constraints to development including the presence of an area of

woodland, powerlines crossing the site and drainage works (the site is Flood Zone 3) although we

believe these are capable of being satisfactorily dealt with.

This is a large site opportunity which is effectively infill within an established development. In the CFS

the landowner anticipates development over 0-5 years. The site is fully accessed and, if allocated, we

believe it is capable of being fully developed out during the Local Plan period of which 18.25 ha (60%)

would be developed 2018-22 and the remaining 12.2 ha during 2023-32.

We expect the site to be fully developed for B8 use.

.

Former Hungerhill Business Park – (Ref 258)

Extending to 29 ha, the site is understood to be in control of DMBC. The site was previously the subject

of employment related development proposals with St Pauls Developments, but these fell away some

time ago.

DMBC’s CFS response suggests the site has been marketed for employment use without success and

it is proposed for re-allocation to residential use. The CFS suggests it will be available for development

in 0-5 years, but this may be for housing.

The site benefits from relatively good access to both Doncaster town centre and the regional motorway

network. As such it would meet the demands of employers seeking a larger workforce from within the

urban area. There is housing adjoining the site and we understand distribution warehousing is unlikely

to be compatible given the building heights associated with B8 use. As such we believe the market for

the site would be predominantly for light and general industry (B1/B2 use) although there may be

market demand for retail, food and beverage, showroom or residential development also.

This is a development opportunity which is relatively early in the development process. It is very well

located from an employment catchment perspective, which would enhance its attraction to B1 and B2


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occupiers. We are of the opinion that, if allocated, 70% of the site (20.3 ha) would come forward for

development in the LP period of which 25% (5.1 ha) of the site would be developed in the period 2018-

2022 with the balance (15.2 ha) developed 2023-32. The remainder of the site (8.7ha) would be

developed out after the LP period.

Due to the sites’ location within the urban area of Doncaster and the potential restriction regarding

building height, we anticipate that the site will be developed out with B1 (15%) and B2 (85%) which

would make it the largest concentration for development of this type amongst the LP sites. This would

present a particular opportunity to attract companies in these two sectors.

The Unity Project – (Ref 418)

Extending to 428.37 ha gross. Analysis of the Masterplan for the larger development indicates the gross

area of the employment land element at 56 ha.

This very large site was the subject of an outline planning application for a master planned mixed use

development incorporating 56 ha of B1/B2/B8 floorspace.

The delivery of the scheme will rely on the completion of the Hatfield Link- Road to provide access. This

road proposal is not programmed for completion until the end of 2020 at the earliest.

The site represents a good medium-term distribution and to a lesser extent manufacturing based

development opportunity which will be well located relative to the strategic road network on completion

of the new Link Road. It can draw its workforce from the Hatfield, Dunscroft and Stainforth communities

closest to it. This would be a new large-scale employment location with good access to the Humber

ports as well as the South and West Yorkshire conurbations.

The proposed development includes a large element of housing, the value of which should assist in

bringing the employment elements of the site forward for development. It also includes a motorway

service area, hotel and other facilities.

The site is substantially in the single ownership and the landowner/promoter of the site is familiar with

dealing with the preparation of and development of environmentally challenging land. The Unity Project

is a former mine and landfill site and the mine head and spoil tips are still present. The costs of

preparing the site for development are significant but a detailed viability assessment has been

undertaken which in part resulted in public sector funding for the link- road alongside contributions by

the developer.

Due to the proposed timing of the new link road serving the site, and the amount of site preparation

which might be required, we have assumed that, if allocated, only 40% of the employment land (22.4

ha) would be developed within the plan period and that of this amount, 10% of the site (2.24 ha) would

be developed in the period 2018-2022 and the balance (20.16 ha) developed 2023-32. The remainder

of the site (33.6 ha) would be developed out after the end of the LP period.

The initial marketing information in relation to the proposed development suggests that it will be market

led in terms of the types of employment use which will be constructed. We have assumed this will be

primarily a distribution warehouse location (75%) but that the potential workforce catchment may attract

B1 (5%) and B2 (20%) uses on the balance of the site.


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Bentley Moor Lane, Carcroft – (Ref 441)

Comprising a large area of farmland which is adjacent to Site 462 (Land off Adwick Lane, Carcroft) and

the two sites could, if allocated, effectively form a single very large development opportunity. The

Bentley Moor site extends to a gross site area of 48.7 ha and is not in the green belt.

The site is currently too remote from the motorway network compared with other available/pipeline sites.

It is farmed and crossed by drainage ditches.

Whilst potentially suited for employment use, the site requires major road infrastructure investment to

open it up for development and, in particular, the A1M to A19 Link Road. However, as this link-road

scheme isn’t funded or programmed currently, we believe the site represents a medium to long term

development opportunity at best.

Assuming the proposed link-road is delivered and the site allocated, we assess that 25% (12.2 ha) of the

land may come forward for development in the LP period, but not until 2023-32 at the earliest.

Development of the site is likely to require some form of development funding, possibly including higher value

non-employment uses to be incorporated into any scheme on the site, not least to help with the costs of

bringing the land forward (including a contribution towards the link-road). We therefore estimate that

only 50% (6.1 ha) of the site would come forward for employment use to be developed out in the LP

period 2023-32. The balance of the employment element (18.25 ha) would be developed out after the

LP period.

In terms of the development mix we have assumes 30% B2 and 70% B8 for Bentley Moor Lane.

Redhouse Lane (a), North West, Adwick – (Ref 461)

An area of sloping farmland, situated to the north of the successful Redhouse Interchange business

park and close to Junction 38 of the A1. The site extends to 34.03 ha gross.

During our inspection we noted the sites proximity to the established business park at Redhouse and its

potential ease of access to the A1. However, the sloping nature of the site may mean that, compared

with the other mainly level sites, firstly access from the existing highway network might be more difficult

to achieve and, secondly that it is more difficult construct development platforms for large volume

warehouse units of the type we believe will be mainly attracted to the site. This would affect both the

viability of developing this site and its appeal to potential occupiers.

In view of our comments above we assessed that 50% (17 ha) of the site, if allocated, has the potential

to be developed out during the LP period or which the majority (90%) would be for B8 warehousing and

the remaining 10% would attract B2 industrial uses.


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Land Off Adwick Lane, Carcroft – (Ref 462)

Comprising a large area of green belt farmland which is adjacent to Site 441 (Bentley Moor Lane, Carcroft).

The two sites could, if allocated, effectively form a single very large development opportunity. The land off

Adwick Lane extends to a gross site area of 57.6 ha.

The site is currently too remote from the motorway network compared with other available/pipeline sites.

It is farmed and crossed by drainage ditches. There looked to be evidence of a former structure on the

site, which might suggest a need for archaeological surveys prior to development.

Whilst potentially suited for employment use, the site requires major road infrastructure investment to

open it up for development and, in particular, the building of the proposed A1M to A19 Link Road.

However, as this link-road scheme isn’t funded or programmed currently, we believe the site represents

a medium to long term development opportunity at best.

Assuming the proposed link-road is delivered and the site allocated, we assess that only 25% (14.4 ha)

of the land would come forward for development in the LP period, but not until 2023-32 at the earliest.

However, we are of the view that this development, will incorporate non-employment uses (most

probably residential) to help with the costs of bringing the land forward (including a contribution towards

the link-road). We therefore estimate that only 50% (7.2 ha) of the site will be developed for employment

purposes in 2023-32, the remainder of the employment land (21.6 ha) would be developed out after the

LP period.

In terms of the development mix we have assumes 30% B2 and 70% B8 because of its closer proximity

to the urban area of Doncaster.

iPort, Rossington – (Ref 747)

iPort is a nationally significant logistics development which has been highly successful attracting circa

250,000 sq m of occupiers, construction of individual units having commenced in May 2015.

Extending to 403.89 ha in total, the gross area identified for employment use is 158 ha. The site is in the

Green Belt, but is available for rail related warehousing development.

We understand the developers are preparing to commence speculative construction of a further 18,580

sq m on the site during the first half of 2018.

Approximately 66.36 ha of land has been developed out in the period mid 2015-2017(averaging

approximately 26.54 ha per annum since the start of construction of individual units). Given the

significant rate of take up to date we have assumed the site will be fully developed within the plan period

with 80% (75.84 ha) likely to be developed in the period 2018-2022 (circa 15.2 ha per annum) and the

balance of 15.8 ha during 2023-32.

We have estimated that most of the site would be developed out for B8 use (80%) but with the

prospects of a small element 5% of B1 content and 15% B2 use (both of which would need to be rail

related and demonstrate very special circumstances for such development to be permitted), either

within the latter phases of the scheme or incorporated within mixed manufacturing/distribution

company operations.


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West Moor Park East – (Ref 937)

Extending to 62 ha gross, the site is situated on the opposite side of junction 4 of the M18 from the

established West Moor Park employment development. The location is mainly rural.

The site is being marketed and was the subject of a LP late representation which gave very little

information with regards and proposed development other than suggesting the entire site should

become an extension to West Moor Park.

Part of the site is let until 2020 and during our inspection we noted the presence of a go-karting

business, a dog kennels business and a residence on the site. Apart from these occupiers, other

constraints identified on site were a small copse of trees, the very restricted nature of the existing

access road and the presence of a quarry on the opposite side of Holme Wood Lane. There is a small

cluster of housing fronting the site (outside the site boundary) and a nearby residential mobile home

park, both of which may be required to dealt with sensitively. Because of these factors we believe the

site is unlikely to be developed until after 2022.

This is a large site opportunity which is at a very early stage in the development process. If allocated,

the site would have to compete with the other sites in the West Moor Park cluster (sites 227,818 & 013)

and Thorne South Urban Extension, Bradholme Farm, Thorne (site 160) all of which appear to be either

at a more advanced stage in the development process, or form part of an existing cluster of

development which makes them more likely to come forward, planning permitting. .

Due to the early state of preparedness of the site, the presence of lettings at the site and potential

competition from nearby sites, we have assumed that, if allocated, only 30% (18.6 ha) of the

employment element of the site will come forward during the LP period all of which would be developed

out in the period 2023-32. The remaining 43.4 ha would be developed out after the LP period.

We anticipate 85% of the site will be developed for B8 use and 15% for B2 use.

RHADS, Phase 4 Business Park - (Ref 941)

Extending to 68 ha gross, the site is located adjacent to Doncaster Sheffield Airport and is in the same

ownership as the airport. We understand a planning application for the site is being readied for

submission.

The site represents a good distribution based development opportunity which is well located relative to

the strategic road network. Completion of the last phase of the FARRRS link road will see direct road

access from the airport to J3 M18 and will greatly enhance prospects for employment related

development at the subject site. The site also has potential for manufacturing related uses, particularly

those related to the aviation sector where the presence of an active runway and the potential to

generate business from the airport operations are significant advantages. Some of the existing

commercial occupiers at the airport already benefit from these advantages.

The site is in a single ownership and can be accessed via the existing internal road network within the

airport. We are not aware of any other significant constraints other that the possible need to protect the

woodland to the north of the site, a small part of which intrudes into the subject site. It is noted there are

potential archaeological interests at the site.

This is a large site opportunity but one which we anticipate the landowner will be able to deliver given a

successful planning application. Being located adjacent to Doncaster’s growing airport, and given the


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potential appeal to aviation related uses, we have assumed 100% of the site could be developed out

within the LP period, circa 25% (17 ha) in the period 2018-2022, and the balance (51 ha) developed

during 2023-32.

The usage split we have adopted is 5% B1, 35% B2 and 60% B8.

Doncaster Urban Centre

Extending to 148 ha gross, mapping of the indicative masterplan layout for the site identifies 5 ha of

land for employment use.

In employment terms, most development activity in recent years in Doncaster has been concentrated

outside the town centre. Doncaster has seen most significant employment related development taking

place close to its primary road transport routes to the east, south and west of the town, particularly in

terms of B2 and B8 uses.

Whilst the town centre has seen development activity, this has been mainly related to retail (Frenchgate

Shopping Centre), civic (Civic offices, Cast Theatre and public square), educational (Doncaster College

and the HS2 College) and residential based uses.

From a market perspective, Doncaster’s town centre hasn’t attracted the larger scale B1 type uses

generally associated with growth in employment activity in the heart of larger urban centres in the UK.

Demand for office space in the centre is relatively weak compared with office activity in other nearby

centres such as Sheffield, Wakefield or Leeds. Most office occupiers have chosen to locate on out of

town office parks instead. Similarly, Doncaster town centre has not seen the levels of take up by high

technology companies, business services or the digital/creative sector experienced in some other

locations.

The lack of economic activity in these sectors has been recognised by DMBC and the Council have

commissioned an Urban Centre Masterplan and other proposals to reshape the central area. The

Masterplan identifies the opportunity for significant areas of change. These areas include prospects for

increased employment related activity in the Waterfront, Civic Business District and Innovation Quarter.

Implementation of the Masterplan will be required for Doncaster town centre to become competitive in

attracting greater employment related take up. Given the timescales likely to be involved with

implementation, we are of the opinion that 2.5 ha of land is likely to come forward in the centre for

employment use in the period 2018-2022 and the same amount of land during 2023-2032.

Due to its city centre location we anticipate the site would be developed out with 30% B1 uses and 70%

B2.


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4.2 ASSESSMENTS OF SMALLER LP REVIEW SITES AND ADDITIONAL SITES

Less detailed assessments of the remainder of the 30 individually identified sites, each of less than 20

ha, are contained within the table of all LP assessment sites in Appendix 2.

DMBC have also requested an assessment of a small number of LP review sites which are less than 2

ha in size and which total 7.43 ha. Colliers International have not carried out an individual review of

these sites and have only expressed a view as to the likely mix of uses across those sites based on our

general understanding of market demand. This suggests a split of 10% B1, 60% B2 and 30% B8, but

this is only a high-level estimate. Due to the sites being smaller, it has been assumed they will all come

forward within the LP period.

Site inspection proformas relating to all 30 of the sites are in Appendix 3.

In addition to the above sites we have also been requested to include reference to a former allotment

site which we understand has potential, if allocated, for further employment based development. We

have not inspected the site but understand that it extends to 8.48 ha of which 3.5 ha have been

developed out in the period 2015-17. It is assumed that the 4.98 ha remaining would be developed out

50% during the period 2018-22 and 50% 2023-32.

4.3 NON-EMPLOYMENT USE

The historic take up of employment land in Doncaster (see table 2 in Section 2.5) indicates that 17% of

employment land has been developed out for non-employment uses.

In our analysis of the LP sites we have not generally made any allowance for non-employment uses. In

some cases, the site area has been already adjusted where the site in question has been the subject of

a planning application, representations or a master planning exercise which gives a breakdown of the

uses proposed, including non-employment uses.

4.4 OUTCOME OF LP SITE ASSESSMENTS

We summarise the output from the site assessments as follows:

Table 5: Outcome of LP Site Assessments

Output Description Employment

Land

Potential

Emp. Land

Potential

Per Annum

Total land previously developed (2015-2017)

87.66 Ha

29.22 Ha

Total land with potential to be developed 2018-2022

208.76 Ha

41.75 Ha

Total land with potential to be developed 2023-2032

270.73 Ha

27.07 Ha

Land unlikely to be development in LP period

211.82 Ha

-

Total land for employment use (DMBC)

778.97 Ha

-


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(Excludes and employment factor related to jobs growth within the Doncaster-Sheffield Airport operation)

Compared with the 2000-2017 historic average employment land take up figure of 21.9 ha per annum

detailed in section 2.5 above, the figure proposed for the full plan period of 18 years equates to an

average employment land take up of 31.51 ha per annum. This is broadly in line with the average rate of

take up over the period 2015-17, but a 44% increase on the average take up of 21.9 ha over the period

2000-2017.

The average land take-up figures are summarised as follows:

Table 6: Historic Employment Land Take Up vs Averages for Proposed Employment Land Releases

Take Up Period Average Take Up /Proposed Release

Per Annum

2000-2017 (historic trend)

21.90ha

2015-2017 (completed in LP period)

29.22 ha

2018-2022

41.75 ha

2023-2032

27.07 ha

2015-2032 (full LP period)

31.51 ha


We anticipate there may be some smoothing of these figures over the LP period, but there are factors

we suggest may mean that market demand, particularly for B2 and B8 use development, may be

stronger over the LP period compared with the historic trend:

The post 2007 recession occurred during the middle of the historic trend data period. It was

generally considered to have been exceptionally severe in comparison with recent economic

cycles.

The recent move towards online retailing is anticipated to continue to grow over the next 5-10

years. Given Doncaster’s strategic location for distribution operations, it can be reasonably

expected it will continue to attract B8 operators, provided there is an available labour force,

capacity in the transport infrastructure and a choice of available development land.

Doncaster has an established manufacturing sector. Recent trends suggest that manufacturing

generally is benefitting from the devaluation of £Sterling. There have also been encouraging

signs that local manufacturers, outside the traditional heavy industries, have seen a significant

upturn in trade. Recent decisions by Boeing Aeroplane Co and McLaren Cars to set up factories

in the SCR are particularly noteworthy. Colliers International are seeing manufacturers returning

to the market for new premises in increasing numbers (see 5.1 below).

A continuation of the recent growth in passenger numbers using Doncaster Sheffield Airport

provides the Borough with a strong opportunity for growth, both in terms of attracting inward

investment. Some of identified LP sites are located around the airport.


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There is a relative lack of available employment land nationally. This applies to many of

Doncaster’s neighbouring authorities, where the number of available employment sites is limited

and where ground conditions and other constraints affect the viability sites to a greater extent

than many of the sites being reviewed in this report.

Balanced against the positive factors above is the potentially negative factors associated with the UK’s

exit from the European Union, particularly if business investment slows.


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5 INDUSTRIAL AND LOGISTICS

MARKET REVIEW

5.1 NATIONAL MARKET OVERVIEW

Doncaster plays a national role in the industrial property market as well as a regional one. It is therefore

important to consider the local market against the national backdrop.

According to Colliers’ Real Estate Investment Forecasts Q3 2017 occupier sentiment can be defined by

a sense of cautiousness as operators adopt a ‘wait and see’ approach against a backdrop of economic

slowdown, ‘Brexit’ uncertainty and lower consumer spending. This is particularly the case for properties

with a floorspace above the 100,000 sqft mark. Demand has cooled even more significantly for the

larger warehouse requirements of above 300,000 sq ft, with evidence of activity tied to lease events,

rather than the need for more space

The UK industrial sector has seen H1 2017 take-up 15% below h1 2016 amid the slowdown in

consumer spending and the uncertainty generated by the snap election with amazon less active in h1

2017, the retail & wholesale sector take-up was driven by grocery stores 27% demand from the

manufacturing sector as favourable exchange rate continues to support external demand for British

goods

National data collected via Colliers internationals UK Industrial & Logistics Market Barometer Summer

2017, figure 6 shows that retailers / wholesalers have the highest demand for industrial space. In H1 of

2017 there has been an increase in demand by manufacturers in the market.

Figure 4: Demand for Industrial Premises by Tenant Type

Confidence is a key

driver in any market

and it is visible in the

graph below that the

completion of

speculative

developments has

been drastically

affected by a lack of

confidence. The

industrial market is

yet to recover to the

highs of just under 16

million sq ft on space

constructed in 2007. Due to the recession the numbers severely dropped off with in the years of 2012

and 2013 there was very little activity. As confidence in the market grew there was an increase in


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Demand by Tenant Type

Transportation & Public Utilities

Retailers / wholesalers

0 10 15 20 25 30 35 40

Percentage %

2016 H1 2017

construction resulting in 2015 being the first year to be higher than the ten-year average. However, as a

result of the EU referendum and the recent snap election the number of speculative units have seemed

to reduce again due to uncertainty relating to possible trade deals that will be vital to businesses with

bases in the UK.

Feedback in the market suggests that the industrial property sector has since recovered from the post

Brexit-blues and that funders, developers, investors and occupiers are now resuming development

activity against an even greater shortage of built product, which we expect to be visible in future data

sets.

Figure 5: Speculative completions in sq ft 2007 – 2017 (UK)

5.2 DONCASTER COSTAR ANALYSIS

CoStar has been used to provide key statistics generated from local market activity in the past 5 years,

and current stock on the market has been analysed to gauge the local rent levels further. CoStar has

analyses activity in retail, office and industrial sectors and has a database of over 400,000 UK commercial

property buildings.

Colliers has used the Doncaster Sub-market area to analyse the existing industrial and warehouse

market. The existing industrial and office market of Doncaster has been assessed.

Data from CoStar shows that the most recent rent per sqft for industrial and warehouse units in Doncaster

is £4.37 per sqft. The current vacancy rate is 3.9%, Equally, the availability rate is currently 4.1% these

figures indicate that demand is strong.

Data from CoStar also shows that units are typically on the market for around 12 months.


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Speculative Completions 18 16 14 12 10

8 6 4 2 0

Speculative Completions (SQ FT) (2007-2017) 10 year average

SQ F

T (m

illio

n)

Table 7: CoStar Doncaster Sub Market Data

Availability Survey 5-Year average

Rent Per sq. ft. £4.37 £4.49

Vacancy Rate 3.9% 4.9%

Vacant sq. ft. 677,373 771,625

Availability Rate 4.1% 6.8%

Available sq. ft. 908,807 1,014,888

Months on Market 12.0 16.9

The sales data from CoStar is generally positive. Sale price per sqft and asking price per sq ft are both

currently higher than the 5-year average.

Table 8: CoStar Freehold Industrial Market Data

Sales Past year 5- year average

Sale Price Per sq. ft. £79.50 £55.9

Yield 5.61% 8%

Figure 6 below shows that the asking rent per sq ft has increased steadily over the past 5 years.

Figure 6: Doncaster Sub-Region Industrial Rents


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Industrial units and warehouses currently on the market are generally of a slightly higher value than the

average achieved rents provided by CoStar, likely since those that are on the market are the asking rents

rather than the achieved rents. These are shown in the table below:

Table 9: Asking Rents for Prime Industrial Premises in Doncaster

Site description and address Rent per

sqft1

12,379 sq. ft Unit 11, Delta Court, Doncaster, DN9 £5.90

12,373 sq. ft. Unit 1, Bullrush Business Park, Bullrush Grove, First

Point, Junction 3 M18, Doncaster, South Yorkshire, DN4

£5.50

4,995 sq. ft. Unit 15, Delta Court, Doncaster, DN9 £5.00

3,574 Unit 1D, Thorne Park, Junction 6, M18, Thorne, South

Yorkshire, DN8

£5.60

(1Asking rents as quoted on Rightmove or the marketing agent’s website)

5.3 LOCAL MARKET ANALYSIS

Data collected via the Colliers industrial rents map show that in the mid-way point of 2017 Doncaster’s

rents were as follows;

Table 10: Doncaster Industrial Rents Mid 2017

(Source – Colliers)

Key deals that have taken place recently in the Doncaster area:

Verdion has completed the construction of its 1.1m sq ft logistics facility for Amazon at iPort,

Doncaster, South Yorkshire.

Tritax Big Box REIT has acquired a Unilever distribution centre at Trax Park, Doncaster, for

£20.9m – a net initial yield of 5.61%.

Lidl is opening a distribution centre at Verdion’s £500m iPort logistics scheme in Doncaster,

South Yorkshire


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Small Sheds

Prime

£6.00

Secondary

£4.00

Land Value

per Acre

£300,000

Large Sheds

Prime

£5.50

Secondary

£4.00

Land Value

per Acre

£350,000

Harworth Group have bought a 112-acre regeneration site at Bradholme Farm, Thorne in

Doncaster for £8.5 million.

In summary the industrial market, both nationally, regionally is the strongest performing commercial

property sector. Its future prospects are underpinned by the growth in online retailing and also increased

take-up by manufacturing.


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6 OFFICE MARKET REVIEW

6.1 NATIONAL OFFICE MARKET REVIEW

The national office market had a solid finish to 2016 where there was a very strong Q4, it was due to

institutions selling out of central London and overseas investment in the regions. However, the impact of

political changes has affected the market in 2017. The UK economy has faced an uncertain future due to

political uncertainty after BREXIT and the snap election that was called. This effected the market by

slowing growth which led to some of the momentum that was being built up being lost.

The Central London market can be seen to be in a separate bubble separate from the rest of the UK

market due to a higher level of confidence in the market. In 2017 the market was letting above the 5-

year quarterly average as a result of sectors such as media and technology taking up the slack where

banking and finance have scaled down expansion.

Investor confidence in the regional office markets has grown significantly during 2017 despite the

BREXIT effect. Large corporations are committing to longer term rents which is a boost to the market

and with expected growth upcoming for providers that can meet the demands of the occupiers the

regional market is secure.

The UK has a strong draw for foreign investment and the uncertainty surrounding the political future is

unlikely to change that in the immediate future. The devalue of the pound will continue to put pressure

the consumer driven industries and future expansion will be increasingly cautious.

6.2 DONCASTER COSTAR ANALYSIS

Colliers has used the Doncaster Sub-market area to analyse the existing office market. Data from CoStar

shows that the rent per sqft for office space is currently at £8.82 which is lower than the 5-year average

of £9.90. The average duration that office units are on the market is 10.3 months.

Table11: CoStar Doncaster Sub Market Office Rents

Availability Survey 5-Year Avg

Rent Per sq. ft. £8.82 £9.90

Vacancy Rate 3.7% 6.5%

Vacant sq. ft. 96,054 149,451

Availability Rate 8.25% 12%

Available sq. ft. 279,830 289,509

Sublet sq. ft. 9,901 6,153

Sales data from CoStar show that both the sale price per sqft and asking price per sqft are currently lower

than the 5-year average for these factors.


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Table 12: CoStar Doncaster Sub Market Office Sales Data

Sales Past Year 5-Year Avg

Sale Price Per sq. ft. £58 £83

Yield 12% 10.5%

Figure 3 shows that the asking rent per sq ft has been steadily decreasing since 2013.

Figure 3 – Office asking rent per sq. ft. mid-2013 to mid-2017. Source: CoStar

Offices marketed on agent’s websites and Rightmove have been analysed to provide further insight in to

the existing market. The rents appear to be slightly higher than those provided by CoStar, which is likely

because they are asking rents rather than achieved rents and because of the time lag between the data

sets.


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6.3 LOCAL MARKET ANALYSIS

Data collects and provided for the Colliers Office Rent Map indicates that;

Table 13: Doncaster Prime Offices Data

Site description Rent per

sq ft

7,047 sq. ft. Upper Floor Offices, Colonnades House, Duke Street,

Doncaster, South Yorkshire, DN1

£7.60

6,937 sq. ft. Pillar House, South Parade, Doncaster £4.00

1,347 sq. ft. – 5,200 sq ft at Main File, Hayfield Business Park,

ayfield Lane, Robin Hood Airport, Finningley, Doncaster, South

Yorkshire, DN9

£10.00

4,865 sq. ft. at J3 Business Park, Balby Carr Bank, Doncaster,

DN4

£3.00

Source -Rightmove and Agents websites

Grade A £14

Grade A Annual Growth 0%

Grade B £9.50

(Source – Colliers)

Plans have been drawn up to bring in major office developments into the town centre - potentially

driving a boost in food outlets and restaurants. Land near Sir Nigel Gresley Square, the station, and

Doncaster College is being looked at as possible office land, some of this is council owned.

Most of Doncaster's big offices at present are out towards Lakeside. The Council want to bring some

into the town centre. An example of companies that could take up office space is Network Rail if plans

for a super depot at Marshgate progress, this could create 200 jobs.

The former Doncaster Council offices at the Colonnades are in the process of conversion into

commercial offices. They have been refurbished as part of the town masterplan, and the authority is

hoping to find a major firm to move in.

In summary, office take up is mainly limited to local companies relocating within Doncaster. At the

current level of rents, new development will not be viable. Doncaster requires delivery of its Urban

Masterplan to improve the quality of the environment of the town centre to begin to attract office and hi-

tech companies back in to the core area.

2 Asking rents as quoted on Rightmove or the marketing agent’s website


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7 NEIGHBOURING AREAS

7.1 DUTY TO COOPERATE

The duty to cooperate was created in the Localism Act 2011, and amends the Planning and Compulsory

Purchase Act 2004. It places a legal duty on local planning authorities, county councils in England and

public bodies to engage constructively, actively and on an on-going basis to maximise the effectiveness

of Local and Marine Plan preparation in the context of strategic cross boundary matters.3

As such, it is important consider market activity in Wakefield, Leeds, Barnsley, Rotherham and Sheffield

and how this relates to development within Doncaster. The map below shows Doncaster in relation to

these areas:

Figure 4 - Map of Doncaster and wider area. Source: Google maps

INDUSTRIAL

Market research has been carried out to cover the four key areas that surround Doncaster. When data

is available for the key areas, PMA Promis4 and CoStar has been used. PMA Promis is a research

database which categorises industrial centres into five geographically and functionally similar areas to

detail development, rents and availability.

The key theme from the industrial sector in the region in 2017 is that speculative development of small-

to-medium sized units are making a return to the market and there is continued rental growth and

confidence within the market.

Throughout the industrial market, construction costs have acted as a brake on smaller speculative

development over recent years. Occupier demand remains strong amid the shortage of units and

grants/interventions from the local authorities and elsewhere have assisted with delivering some stock

to the market.

3 Duty to Cooperate http://planningguidance.communities.gov.uk/blog/guidance/duty-to-cooperate/what-inis- the-duty-to-cooperate-and-what-does-it-require/ 4 PMA Promis https://www.pma.co.uk/home/eng/services.htm


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http://www.legislation.gov.uk/ukpga/2011/20/section/110/enacted

http://www.legislation.gov.uk/ukpga/2011/20/section/110/enacted

http://planningguidance.communities.gov.uk/blog/guidance/duty-to-cooperate/what-inis-the-duty-to-cooperate-and-what-does-it-require/



https://www.pma.co.uk/home/eng/services.htm

7.2 WAKEFIELD INDUSTRIAL

In recent years the share of pre-let/purpose built space developed has risen. Big Sheds - units of over

100,000 sq. ft. – are a key part of the Wakefield market. Over the last five years, Big Sheds have

accounted for 71% of take up. This is above the North & Scotland average of 44

DEVELOPMENT

Of note in Wakefield, Arabola has signed glass bottle manufacturer Allied Glass to occupy a 190,000 sq

ft shed at Wakefield Europort, West Yorkshire. The Yorkshire-based manufacturer will take the entire

distribution warehouse called Wakefield Eurohub on a 10-year lease. The agreed rent is £4.25 per sq ft.

The 220-acre distribution location is already home to DHL, Argos, ASDA, Kuehne & Nagel, Warburtons,

Royal Mail, 3663 and One Stop

One of the main infrastructure developments in Wakefield is the Wakefield Eastern Relief Road

(WERR), a major transport improvement that will enable better access from the north to the south

Wakefield.

Table 14: Wakefield Industrial Values

Big Shed Small Shed

Prime per sq ft £5.50 £6.25

Secondary per sq ft £4.50 £4.75

Land Value Per Acre £325,000 £325,000

Availability in Wakefield is currently 7% in mid-2017, to stand at 1,977,225 sq. ft., based on data

provided by CoStar. The vacancy rate in Wakefield stands at an estimated 5% which is low by historic

standards. Part of the available stock comprises older and obsolete premises.

7.3 LEEDS INDUSTRIAL

On average North & Scotland demand fell back by 30% in 2016. In comparison, PMA estimate take up

in Leeds to have actually risen 22% in 2016 to 2,022,000 sq ft. At this level, take up in Leeds was 17%

above the 5-year average.

In the last five years to Q2 2017 the amount of space pre-let/purpose-built in Leeds averaged 230,000

sq ft per year, or 14%of take up. Over the last 12 months to Q2 2017 this figure fell to 79,000 sq ft,

equating to 6% of take up. Big Sheds - units of over 100,000 sq ft – are a key part of the Leeds market.

Over the last five years, Big Sheds have accounted for 34% of take up. However, this is below the North

& Scotland average of 41%. In the last year to Q2 2017, 2 Big Shed deals have been recorded.

Within the Standard Industrial market - units under 100,000 sq ft - the size band seeing the largest

share of take up in Leeds over the last five years to Q2 2017 has been the 50,000 to 100,000 sq ft

bracket, accounting for 22% of all space. In comparison, over the last year to Q2 2017, the 10,000 to

25,000 sq ft size band has seen the largest share of take up at 26%.

DEVELOPMENT

There is currently 23.4 million sq ft of space in the Leeds development pipeline, excluding space

currently underway. Of this, 13.8 million sq ft has planning permission, and 9.6 million sq ft is more

preliminary.


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Within the Leeds pipeline, there are 29 schemes of over 100,000 sq ft. These schemes equate to 87%

of the proposed floorspace. Across all Industrial PROMIS centres such schemes equate to 83% of

proposed floorspace, while they account for 82% across the North & Scotland Market Area.

A lot of current new development activity in Leeds is centred around the Leeds City Region Enterprise

Zone which has the potential capacity for 3.5m sq ft of further development. Part of the site is however

impacted by the line of the HS2 route into Leeds City Centre.

Table 15: Industrial Values - Leeds

Big Shed Small Shed

Prime per sq ft £5.75 £6.25



AVAILABILITY

Availability in Leeds is currently 5.5% to mid-2017, to stand at 2,065,174 sq. ft., based on data provided

by the local authority. At current levels, the vacancy rate in Leeds stands at an estimated 3.7% which is

very low by historic standards.

7.4 SHEFFIELD INDUSTRIAL

On average North & Scotland demand fell back by 30% in 2016. In comparison, PMA estimate take up

in Sheffield to have fallen by a smaller 24% in 2016 to 724,000 sq ft. At this level, take up in Sheffield

was 21% below the 5-year average.

In the last five years to Q2 2017 the amount of space pre-let/purpose-built in Sheffield averaged

116,000 sq ft per year, or 13% of take up. However, over the last 12 months to Q2 2017 this figure

totalled 106,000 sq ft, equating to 19% of take up.

Big Sheds - units of over 100,000 sq ft – are a key part of the Sheffield market. Over the last five years,

Big Sheds have accounted for 39% of take up. This is in line with the North & Scotland average of 41%.

Over the last year to Q2 2017, the share of take up from Big Sheds has risen to 54%, accounted for by

2 deals.

Within the Standard Industrial market - units under 100,000 sq ft - the size band seeing the largest

share of take up in Sheffield over the last five years to Q2 2017 has been the 25,000 to 50,000 sq ft

bracket, accounting for 17% of all space. Over the last year to Q2 2017, this size band has remained

the most active

DEVELOPMENT

There is currently 7.1 million sq ft of space in the Sheffield development pipeline, excluding space

currently underway. Of this, 5.5 million sq ft has planning permission, and 1.6 million sq ft is more

preliminary.

Within the Sheffield pipeline, there are 16 schemes of over 100,000 sq ft. These schemes equate to

67% of the proposed floorspace in the centre. Across all Industrial PROMIS centres such schemes

equate to 83% of proposed floorspace, while they account for 82% across the North & Scotland Market

Area. Sheffield lacks ‘oven ready’ industrial sites in strong locations and sites with large development

platforms.


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Development activity recently has been focussed on the Advanced Manufacturing Park (partly in

Rotherham) and the wider Advanced Manufacturing Innovation District where global corporations

including Boeing, Rolls Royce and McLaren Automotive have chosen to locate.

Table 16: Sheffield Industrial Values

Big Shed Small Shed

Prime per sq ft £5 £6.25



AVAILABILITY

Availability in Sheffield is currently at 5.7% at mid-2017, to stand at 2,685,223 sq. ft., based on data

provided by CoStar.

7.5 BARNSLEY INDUSTRIAL

Barnsley’s current economy remains too small for the size of the borough, and is failing to maintain an

adequate number of jobs and businesses in the local economy to support the indigenous working age

population.

As a result of this however there is still large scope for improvements. With recent deals such as

Network Space agreeing to buy 10.5 acres of industrial development land at Ashroyd Business Park on

the Dearne Valley Parkway close to Junction 36 of the M1, it shows that there is movement in the

market which will instil confidence in investors.

DEVELOPMENT

Barnsley’s Local Plan is at the EIP consultation stage and industrial land releases through the Plan are

required given the relative shortage of well-located development opportunities currently. The industrial

development focus is mainly around land at J36 of the M1 at Hoyland, M1 J37 and towards the Dearne

Valley around Goldthorpe.

AVAILABILITY

Availability in Barnsley is currently at 4% at mid-2017, to stand at 445,648 sq. ft., based on data

provided CoStar. This is a historically low level of availability

Deals / completions of note

Asos at Park Springs, Barnsley

Major online fashion retailer ASOS invested £40m in the opening of their state of the art distribution

centre and at Barnsley in 2010 where they occupy a 530,000 sq. ft. warehouse. ASOS relocated from a

smaller site in Hemel Hempstead in Hertfordshire where they had operated for about 5 years.

Naylor Industries at Wombwell

Naylor Industries, which is headquartered in Barnsley and has operations in South Yorkshire, Scotland

and the West Midlands, acquired the freehold of a 57,000 sq. ft. building in Wombwell from electronics

retailer Maplin.

A Davies Transport Ltd. At Fallbank Industrial Estate

This transport business relocated its entire operation from Dewsbury to Barnsley. A Davies Transport

Ltd made the move to Fallbank Industrial Estate, just off Junction 37 of the M1, in 2013. The 55,000 sq.


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ft. premises enabled the family-run business which was founded in 2007 to extend its range of services,

purchase new fleet and take on additional staff.

7.6 ROTHERAM INDUSTRIAL

The industrial market is also considered to be strong within Rotherham, with the advanced

manufacturing and retail logistics sectors driving demand. Key industrial locations within the Borough

include: J33 of the M1 (AMP); J34 of the M1; Dearne Valley; Dinnington; Maltby/Bramley.

AVAILABILITY

Availability in Rotherham is currently at 5.5% at mid-2017, to stand at 814,394 sq. ft., based on data

provided CoStar.

7.7 WAKEFIELD OFFICE

Wakefield’s office market consists of central office locations and edge of centre business parks.

Wakefield First, the strategic organisation responsible for attracting inward investment to Wakefield,

identifies several key office locations in Wakefield with a major one including the Wakefield Waterfront

units which sit next to the £26m Hepworth Art Gallery.

Table 17 – Office Rents, Wakefield

Grade A per sq ft £16


Grade B per sq ft £9

AVAILABILITY

Availability rates were recorded at 9.3% at mid-2017 levels with available space recorded at 273,768 sq

ft.

7.8 LEEDS OFFICE

Leeds is amongst the largest office centres covered within UK Office PROMIS, with around 457,900

employees. Comparing across the Big 6 markets, Leeds is the third largest centre in employment terms.

By submarket 205,800 employees are

housed within the town centre market and 252,100 employees out-of-town.

The latest data to June 2017 suggests that unemployment stands at 1.6%, a 30 basis points decrease

since June 2016. Of particular note for the office market are those employment sections focused on

finance, business services, ICT and

administration. In Leeds these employment sections account for 33.6% of jobs, in line with the Big 6

Market Area average of 32.5%.

The largest subsector in Leeds is Professional & Business Services, accounting for 12.2% of total

employment or 55,900 jobs. The share of employment in all four sectors in Leeds is around the Big 6

average. Of the other major sectors of employment, Other Services makes up the second largest share

of total employment at 28.3%.


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DEVELOPMENT

The most recent short-term take up trends (6 months to end-Q2 2017) suggest that demand for office space in Leeds totalled 270,000 sq ft, a fall of -24% from the previous 6 months. Our databases suggest that on average take up in Big 6 remained relatively stable to end-Q2 2017. On average across all the Office PROMIS centres, demand remained flat. The largest deal in Q1 2017 saw BW Legal let 22,400 sq ft at Interchange Office Park, however the second quarter, although subdued in terms of overall demand, recorded a couple of larger deals. Burberry at 6 Queen Street and Willis Towers Watson at 5 Wellington Place provided a boost to take up figures for the first half of 2017. In Q3 2017, HMRC agreed a pre-let of 7 & 8 Wellington Place, the largest ever commercial property letting in Leeds. HMRC will take 377,200 sq ft on a 25-year lease when the building completes construction. They are expected to move into the office in 2020.

Table 18 - OFFICE RENTS/DATE for Leeds




AVAILABILITY

Availability rates were recorded at 10.5% at mid-2017 levels with available space recorded at 4,733,514

sq ft.

7.9 SHEFFIELD OFFICE

Sheffield was historically dominated by heavy industry and manufacturing operations and consequently

had less of an office base, but with the decline of the city's industrial function, a switch to the service

sector was seen and urban redevelopment has helped to revitalise the office market.

Sheffield is a large office centre covered within UK Office PROMIS, with around 280,700 employees. To

put it in context, within the Rest of GB Market Area the nearest centre in size to Sheffield is Liverpool.

The latest data to June 2017 suggests that unemployment stands at 1.9%, a 30 basis points decrease

since June 2016. Of particular note for the office market are those employment sections focused on

finance, business services, ICT and

administration. In Sheffield these employment sections account for 22.5% of jobs, below the Rest of GB

Market Area average of 25.5%. The largest subsector in Sheffield is Professional & Business Services,

accounting for 8.0% of total employment or 22,500 jobs.

Sheffield has a below average share of employment in Administration & Support Services and a similar

share in Information & Communication, Finance and Professional & Business Services to the Rest of

GB average. Whilst F&BS employment is an important driver of office demand, within Sheffield, Other

Services makes up the largest share of total employment at 30.3%.

DEVELOPMENT

The most recent short-term take up trends (6 months to end-Q2 2017) suggest that demand in Sheffield

totalled 121,000 sq ft, a fall of -28% from the previous 6 months. Our databases suggest that on average

take up in Rest of GB decreased by -17% to end-Q2 2017. On average across all the Office

PROMIS centres, demand remained flat.


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As short-term take up trends need to be treated with some caution due to the lumpy nature of deals, it is

worth analysing annual data trends. For Sheffield, take up in 2016 was estimated to be 274,000 sq ft

according to PMA, a 29% fall compared with 2015 (the corresponding Rest of GB change was a

decrease of 20%). To put the 2016, take up level in Sheffield in a historic context, the annual average

since the 2008 crash has been 262,000 sq ft, while the 1999-2008 average was 305,000 sq ft.

Take up in the six-month period to end Q2 2017 declined, largely due to poor take up in the smaller size

bands. However, a handful of deals were recorded in the larger size bands, two of which were signed at

Derwent House in Q2. Global engineering services consultancy Mott Macdonald took 16,400 sq ft, while

software and professional services company SDL took 19,600 sq ft, taking the building's occupancy to

over 90%. The largest deal across H1 2017 saw computer design company ARM take 20,500 sq ft at

City Gate, moving their operations from Rockingham Court, also in the town centre. Q3 has seen a

more sizeable deal under offer at The Balance. Sheffield Newspapers' plans to take 27,000 sq ft here

will boost take up for 2017 by a considerable margin should the deal complete.

Table 19: SHEFFIELD OFFICE RENTS

Grade A per sq ft £24.50



AVAILABILITY

Availability rates were recorded at 9.8% at mid-2017 levels with available space recorded at 1,973,667

sq ft.

7.10 BARNSLEY OFFICE

The office market in Barnsley is relatively small within the SCR. Much of the transactional activity in the

centre involves the trading of existing office floorspace, mainly between local companies, mostly

involved with professional, financial or business services.

Out of town, there a number of well-established office parks at M1, Junction 37, north of the town

centre, Pontefract Road and towards the Dearne Valley.

DEVELOPMENT

Most of the new office development within the town centre has been purpose built for occupation by

public sector organisations. The main exception was the development of a large mixed-use scheme,

Gateway Plaza (see below). Out of town the most recent development of any scale was in 2007 at M1

Junction 37 where 30,000 sq ft of Grade A offices were erected at Capitol Park as part of a larger

mixed-use scheme. Against the background of a difficult market, these premises struggled to let up and

are currently part occupied by Yorkshire Finance (see below).

GATEWAY PLAZA - a £370m development by developers Quest Property and Landmark

Development Projects. Completed in 2008, the development incorporates 96,000 sq. ft. of open

plan prime office accommodation in addition to a 548-space car park, circa 250. luxury

apartments, 21,000 sq. ft. of retail and leisure space, and a 110-bed new generation, three-star

hotel and all built around an attractive, large modern central plaza. The office space was mostly

let to Barnsley Council


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FORMER BARNSLEY COUNCIL OFFICE DEMOLITION - Barnsley's Central Offices in

Kendray Street will be knocked down and replaced with a new market building. The Central

Offices will be replaced with a 28,0000 sq ft temporary market building while the existing market

is refurbished. It will house 81 stalls and stand for up to four years before being removed to

create a market square.

FINANCE YORKSHIRE AT CAPITOL PARK

Finance Yorkshire – a £90m fund set up to help businesses across Yorkshire – chose to locate

its Head Quarters at Capitol Park.

Table 20: OFFICE RENTS IN BARNSLEY



Grade B per sq ft £9.5

AVAILABILITY


ft.

7.11 ROTHERAM OFFICE

The office market in Rotherham town centre is dominated by small scale financial and professional

services firms serving a local market. The stock of premises in the area is generally characterised by

1960’s office buildings and converted Victorian residential properties. More modern office space can be

found on business parks located between Junctions 33 and 34 of the M1. This product has generally

proved popular with call centre operators and back office functions. In general, the demand for office

space in Rotherham is considered to be modest in comparison to Sheffield.

Table 21: OFFICE RENTS IN ROTHERHAM

Grade A per sq ft £12.50


Grade B per sq ft £8.50

AVAILABILITY


ft.


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8 CONCLUSION Having reviewed the identified sites, we conclude that Doncaster has a range and choice of

development land suitable for employment use.

The historic take up of employment land (Section 2.5 above), based on data covering the period

between 2000 and 2017 (inclusive), totalled 394.44 ha which equated to 21.9 ha per annum over the

period.

Analysis of the historic land take up rates against the annual land releases identified by our assessment

of the identified sites produced the following results:

Table 22: Historic Employment Land Take Up vs Proposed Employment Land Releases

Take Up Period Average Land Take Up/ Releases

Per Annum

2000-2017 (historic trend)

21.90 ha

2015-2017 (completed in LP period)

29.22 ha

2018-2022

41.75 ha

2023-2032

27.07 ha

2015-2032 (full LP period)

31.51 ha


We conclude that the proposed 31.51 ha per annum average employment land release over the full Local

Plan period is sufficiently high meet the recently evidenced 29.22 ha market demand for the period 2015-17

and the historic 2000-2017 market take up of 21.9 ha per annum. We have highlighted factors which are

likely to support strong take up of employment based development over the balance of the plan period,

particularly the growth of online retailing and manufacturing.

The site assessment identifies a further 211 ha of employment land we anticipate would be released

after the end of the Plan period, some of which could possibly be brought forward, if demand for

employment land were to exceed supply.

The assessment also indicates a higher level of land release per annum over the next five years

balanced by a lower level of release over the remaining life of the plan. We would expect the market to

determine whether the balance of land release between the two periods is correct or not.

Our site assessments show a different split between B1/B2 and B8 uses than the historic take up data.

The uses associated with the proposed releases suggest a lower rate of B1 and B2 development and a

higher rate of B8 development than historically has been the case. However, if allocated, developers will

respond to market demand as appropriate and we are satisfied that the sites have the capacity to

provide for the range of employment uses which will be required.


49 of 51

Having reviewed the identified sites, the conclusion of the market assessment is that Doncaster has a

range and choice of development land suitable for employment use.

It should be noted that the market assessment does not include commentary as to whether individual

sites should be included in the Local Plan. It shows that all sites could be expected to see some delivery

during the Local Plan period, although some will be towards the back end of the period and therefore

could fall out.


50 of 51

APPENDIX 1

LOCATION MAP FOR SITES


North East

North West

Central & West

South East

South West

APPENDIX 2

TABLE SUMMARISING LP SITE ASSESSMENTS


Site Ref

Site name Gross Site

Area for

Emp Use

Build Out Period (Ha) Usage Split

Notes (refer to Section 4.1 of report for detailed assessments of 20ha + sites) 2015-17

(complete) 2018-22 2023-32 Post 2032 B1 B2 B8

001

Junction 6 M18,

Thorne North

73.63

7.36

29.44

36.80

15%

85%

Potentially good mainly distribution site. Slightly remote location. Close to The Range

& BMW. Single ownership. OTL Planning pending for B2/B8 use (262,150 sq m). Mainly

Flood zone 3. Assume 50% (36.8ha) dev in LP period of which 20% in period 2018-22

and 80% 2023-32.

013

West Moor Park

(North)

79.29

7.92

31.68

39.64

15%

85%

Potentially good mainly distribution based development site. Close to established West

Moor Park industrial/distribution park. Flood zone 3. CFS states in single ownership.

Assume 50% (39.6ha) dev in LP period of which 20% in period 2018-22 and 80% 2023-

32.

092

Balby Carr Bank,

Balby

11.25

8.50

2.75

10%

60%

30%

Smaller site in location away from main road frontage. Effectively infill in an area which

has proved popular. More likely to go for B2 industrial use or trade counter, probably

smaller local company expansion. Single control with recognised developer. CFS rep

includes master plan. Assumed all of site developed in plan period of which 75%

during 2018-22 and 25% 2023-32

101

Land North of A614 /

M18 Junction, Thorne

6.87

4.46

2.41

60%

40%

Well located site constrained by adjoining uses and site layout. Waste water treatment

plant and travellers camp adjacent. Possible services diversion. Smaller site, irregular

shape and less likely to accommodate B8 uses/large buildings. Possible development as

part of larger site to the north (ref 001). Mainly Flood Zone 3. Assume 65% dev in LP

period.

160

Thorne South Urban

Extension, Bradholme

Farm, Thorne

57.67

8.07

32.30

17.30

5%

15%

80%

Good Motorway location for distribution use. Mainly flood zone 3 but with large water

feature for possible flood mitigation (deducted from the total site area in arriving at

the 57.67 ha goss employment site area). Now in the control of a single developer with

experience of delivering large strategic sites. LP late rep indicates mixed use residential

and employment masterplan, but DMBC have since been informed the site will be

brought forward only for employment use (including advanced manufacturing). Likely

mainly B8. Assumed 70% of site developed in plan period of which 20% during 2018-

22 and 80% 2023-32.

183

Land adj to Kirk

Sandall Waste Water

Treatment Works

2.54

2.54

100%

Smaller site in location away from main road frontage. Defended flood zone 3. OTL PP

for 6 B2 ind units totalling 8,361 sq m. Likely to go for mainly B2 industrial use,

including smaller local company expansion. In single control by a property developer.

Assumed all of site developed in period 2018-22.

227

West Moor Park

Extension, Holme

Wood Lane,

Armthorpe (see also

site 745)

30.42

18.25

12.20

100%

Effectively the final southern extension to the succesful West Moor park development.

New unit for Next Plc recently developed on land to north. Site being actively

promoted by a national developer. Previous OTL PP expired.New OTL application

pending for B8 development. Powerlines cross the site. New Close Wood SSSI is

excluded from the gross site area. New Next B8 unit on site to north (ref 745). Mostly

Flood Zone 3. Assumed all of site will be developed out during the LP period of which

60% in the period 2018-22.

251

Hill Top Road,

Denaby Main

12.21

6.10

6.11

5%

75%

20%

CFS proposes mixed industrial/housing mix. GB site and strong justification required for

dev. Site area adjusted for substation built in 2016 occupying circa 1 ha. Site not

particularly attractive for industrial development and demand likely to be mainly local

in nature for mainly B2 use. Viability may be an issue for the employment development

in isolation. Assumed 50% of development in LP time period. Flood Zone 1. Site not

level.

255

Former Hungerhill

Business Park, Thorne

Road

29.00

5.10

15.20

8.70

15%

85%

DMBC owned. Unused UPD allocation. Previous development proposals not

progressed. Proximity to nearby housing likely to restrict building heights and limit

demand to mainly B2 with an element of B1. Assumed only 70% likely to be

developed out within the plan, of which 25% developed in period 2018-22 and

remaining 75% in 2023-32. Mainly Flood Zone 3 (defended).

418

The Unity Project

56.00

2.24

20.16

33.60

5%

20%

75%

Large area of land (428.37 ha) adjacent to M18. Former colliery, farmland and landfill

tip. Relies on road infrastructure to access which DMBC indicate is unlikely to be open

prior to 2020. Part of the 'DN7' regeneration initiative.

Outline Application assumes 38% site cover broken down into B1 27,728 sqm, B2

65,808 sq m and B8 123,888 sq m. Potentially good distribution and manufacturing

location if good access to M18. 71% Flood zone 3. Multiple ownership site but

controlled be single developer. Site area adjusted to 56 ha gross employment area

based on analysis of 2015 planning application. Assumed only 40% of employment

element developed in the LP period of which 10% is developed in period 2018-22 and

90% in 2023-32.

441

Bentley Moor Lane

Carcroft

24.35

6.10

18.25

30%

70%

Some flood risk (defended flood zone 3) and powerlines. Relies on the A1(M)-A19 link

road being built which isn't yet programmed/funded. Mainly Flood Zone 3. DMBC

controlled. Assumed only 50% of total site (48.7ha) would be developed for

employment use (24.35ha) of which 25% would be delivered in the LP period 2023-

32 and the balance after the LP period.

461

Redhouse Lane (a),

North West, Adwick

34.03

17.00

17.03

10%

90%

all of which would be during 2023-32

462

Land off Adwick Lane,

Carcroft

28.80

7.20

21.60

20%

80%

Green belt. Some flood risk (defended flood zone 3). Relies on the A1(M)-A19 link road

being built which isn't yet programmed/funded. Single ownership. Assumed only 50%

of total site (57.6ha) would be developed for employment use (28.8ha) of which 25%

would be delivered in the LP period 2023-32 and the balance after the LP period.

522

Tornado, Redhouse

Interchange

6.91

6.91

27,870 sqm (100%)

Development due to complete shortly and to be fully occupied by a pharmaceuticle

company.

Situated to north of successful Redhouse Interchange development and adjacent A1 J

38. Good potential industrial/distribution location. Currently farmland sloping south

to north which might constrain the size of the development platforms/add to the cost

of development. LP late rep. Mainly Flood Zone 3. Assumed 50% dev during LP period

569

Askern Saw Mills,

High Street, Askern

7.57

1.89

1.89

3.78

5%

70%

25%

Total site area 15.14 ha. Not an area of particularly high demand and development

likely to provide mainly B2 industrial units for mainly local companies. Housing

development proposed on the same site should assist with the viability/deliverability

of the employment element. Mainly Flood Zone 2. Assumed 50% (7.57ha) of site

developable for employment use, 25% of which would be developed 2018-22, 25% in

2023-32 and the balance post the LP period.

601

Former McCormick

Tractors

International,

Wheatley Hall Road,

Wheatley

9.50

7.12

2.38

2,782 sqm (12%)

9,520 sqm (42%)

10,451 sqm (46%)

The gross site area for employment is based on the OTL PP for B1-2,787 sq m, B2-9,520

sq m, B8- 10,451 sq m & other-116,482 sq m . Other uses include care home,

supermarket, pub and residential. A variation of the planning conditions granted 2017.

A large site well located for access to both Doncastrer town centre and the regional

motorway network. More likely to appeal to B1 and B2 users than sites closer to

motorway junctions. Residential/other use element likely to improve deliverability of

employment elements. Single developer control. Flood zone 3 (defended). We have

assumed all of the site woud be developed out inthe LP period, of which 75% would

be developed during 2018-22 and 25% during 2023-32.

730

Bullrush Business

Park

2.04

2.04

5,193 sqm (100%))

Fully developed out.

733

Capitol Park, Omega

Boulevard, Thorne

2.20

0.66

1.54

100%

Site almost completely developed for a range of uses. Apply 100% of the remaining

1.54 to B2 (but note wider site has seen development for a range of non-B Class uses.

We have assumed the balance of the site will be developed out during 2018-22.

736

Nimbus park Phase II

Land On The North

Side Of Land Ends

Road, Thorne.

6.55

6.55

28,100 sqm (100%)

Full PP for 2x B8 units totalling 28,100 sq m . Being actively marketed. No start on site.

Single developer control. Mainly Flood Zone 3. The developer may be intending to

speculatively develop the site out starting during 2018. We have assumed all of the

site will be developed out during the period 2018-22.

745

WMP extension Unit

'C' (see also site 227)

16.35

16.35

58,500 sqm (100%)

Developed with a further unit for Next PLC.

747

IPORT - Rossington

SRFI

158.00

66.36

75.84

15.80

5%

15%

80%

748

Airport Business Park

Doncaster Sheffield

Airport Ltd, First

Avenue, Auckley

14.25

7.13

7.12

13,719 sqm (22.5%)

16,158 sqm (26.5%)

30,823 sqm (51%)

Outline PP for 60,700 sq m broken down as per the usage split. The area of the existing

Redline Security unit built before the beginning of the LP period has been excluded. It

is anticipated market demand will improve significantly with the completion shortly of

the final phase of the FARRS link-road project which will provide direct access to the

airport from M18, Junction 3. A speculative element of 6 smaller industrial units is

underway on part of the site. The site is controlled by a single developer. We estimate

that all of the site will be developed out during the LP period of which 50% will be

developed 2018-22 and 50% 2023-32.

757

Redhouse

Interchange,

Brodsworth

6.06

6.06

100%

Site which appears readily developable provided access can be gained via the existing

Redhouse Interchange spine road. Effectively a next phase of development at this

successful employment park. This is one of the last available plots. Flood Zone 1. We

anticipate all of the site will be developed out between 2018-32.

763

Eco Business Park

(remainder),

Bootham Lane,

Hatfield

4.65

2.32

2.33

75%

25%

Extension of existing industrial estate. Part of site used for rough storage. Likely to

accommodate expansion by existing local companies in the main. Adjacent to site ref

418 but likely to be developable at an earlier date than the Unity Project. Mostly Flood

Zone 3. We estimate that all of the site will be developed out during the LP period of

which 50% will be developed 2018-22 and 50% 2023-32.

770 Zone B3, Carr Hill,

Balby Carr 4.69 4.69 100% The site is effectively fully developed out.

818

Land off Hatfield

Lane, Armthorpe

12.74

12.74

22,926 sqm (100%)

OTL PP for 22,926 sq m with variation submitted to increase unit sizes granted 2017.

Low site cover reflects irregular shape of site. Good location for access to M18 J4 and

effectively an extension of existing built development. Some power lines. Mostly Flood

Zone 1. An attractive mid-range size site potentially capable of early development. We

have assumed all of the site would be developed in the LP period 2018-22.

The gross site area based on the latest masterplan accompanying the planning application

16/01648OUTM. A highly successful, nationally significant distribution/inland port development

which has seen large scale lettings since the M18 J3 roadworks opened up the site.

Approximately 2.73 million sq ft let to date. Single developer control. The developer is proposing

to speculatively develop a further phase starting towards the middle of 2018. Mainly Flood Zone 2 and 1. The site is green belt and any B1/B2 use would be the subject to demonstrating very special circumstances. We have assumed all of the site will be developed out during the

LP period, of which 80% will be developed during 2018-22 and 20% in 2023-32.

878

Bankwood lane

17.00

8.50

8.50

20%

80%

Adopted the 17 ha red line boundary area contained in the representation submitted

by DLP on behalf of the owner in 2017 . Well located site perhaps capable of absorbing

demand for smaller units than the nearby iPort scheme. Mainly Flood Zone 1. Single

ownership. We estimate that all of the site will be developed out during the LP

period of which 50% will be developed 2018-22 and 50% 2023-32.

937

West Moor park East

62.00

18.60

43.40

15%

85%

LP late rep. Availabl and marketed but with local policy constraints. 50% Flood Zone 3,

50% FZ 2. Currently operated as a dog kennels and go-karting business. Assumed 25%

developed out during LP period 2023-32 with the balance developed post 2032.

941 Business Park

68

17.00

51.00

5%

35%

60%

In single ownership and it is understood that a planning application in relation to the

site is being readied. Flood Zone 1. Assumed good access via link from existing airport

infrastructure and/or Great North Road. Site will be more attractive in the market with

the completion of the final phase of the FARRS Link Road through to the airport. Single

developer control. Likely to attract significant B2 uses connected to airport activity.

Assumed all of the site will be developed out during the LP period, 25% during 2018-

22 and 75% in 2023-32.

Doncaster Urban

centre

5

2.50

2.50

70%

30%

Sum area for employment land extracted from Doncaster Urban Centre masterplan.

Have assumed all of the site will be developed out in the LP period, 50% in 2018-22

and 50% in 2023-32.

n/a

Sites under 2ha

7.43

4.46

2.97

10%

60%

30%

8 sites under 2ha. These have not had individual assessments and have been grouped

for the purpose of this report. Due to being smaller sites, they are deemend more

likley to be developed during the plan period and most likely for mainly B2 use.

Assumed 100% built out by 2032, 60% during 2018-22 and 40% in 2023-32.

258

Former Allotment

Site

8.48

3.50

2.49

2.49

50%

50%

This site has not been assessed. However we have assumed of the 4.98 ha

remaining undeveloped, 50% would be developed out during 2018-22 and 50% during 2023-32.

Total 791.833 100.51 208.76 270.73 211.82

RHADS, Phase 4

doncaster employment land review

APPENDIX 3

INDIVIDUAL SITE INSPECTION PROFORMA


Site reference number

Site

Date of survey

Location type Town centre Edge of centre Rural

Site Size

Site Description

Existing / previous uses

Accessability

Adjacent land uses

Development constraints / environmental issues

Existing employment site quality Good - Good employment area Adequate Poor- Substandard/Vacant

Evidence of marketing

Other comments

1

Agriculture / water treatment works / travellers park /motorway

Dranage channels across site /overhead pylons / new access to be formed - highways infrastructure appeared able to support development

None

In close proximity is Mann vehicle dealership and in very close proximity to the motorway so a site with a good location.Best suited to distribution with ability

to accept large floorplates. Might also suit manufacturing (eg Omega on opposite side of M18). The site may incorporate other uses to service it once under

development such as facilities for staff etc.

Slightly more remote from the main urban area of Doncaster than some of the other sites. Thorne is an established distribution location, but with relatively

few occupiers.

The site is we understand in a single ownership (see CFS) and that the landowner wishes to sell and has had expressions of interest. There is a planning

consent for 262,150 sqm of B2/B8 development pending.

There is a water treatment works to the south which does produce some unpleasant odour and a traveller camp adjacent. Otherwise we are not aware of

specific constraints other than drainage (site is in Flood Zone 3).

Junction 6 M18, Thorne North

28/09/2017

73.63 ha gross.

Level Agricultural land

Agriculture

Good via A614 almost immediately onto J6 m18.


Site

Date of survey

Location type Town centre Edge of centre Out of Town Rural

Site Size

Site Description


Accessability

Adjacent land uses




Other comments

13

Agriculture / distribution (West Moor Park to South)

Land drains cross the site. Drainage (50% flood zone 3) and possible highway improvements around access.

None on site

A good distribution (capable of accommodating large floorplates)and to a lesser extent manufacturing based development opportunity. Well established location with IKEA, Next and

Scotts on existing Park.Well located relative to the strategic road network, and closer to the main urban area of Doncaster. The CFS suggests the site is substantially in single

ownership and that there are no constraints to the site coming forward for development. Site is close to LP sites 818, 227 and 937. It is a large site opportunity which is relatively

early in the development process.

West Moor Park

28/09/2017

79.29 ha gross.

Land level agricultural land with some water courses / low lying

Agricultural

Strategically located, site is adjacent to NW quadrant of M18, J4. Possible access via existing roundabout on A630.


Site

Date of survey

Location type Town centre Edge of centre Out of centre Rural

Site Size

Site Description


Accessability

Adjacent land uses




Other comments

92

Industrial/open space/housing/sewage treatment works.

Irregular shape/poor quality of some of the surrounding industrial buildings/sewage plant/housing to south

None on site

Varied mix of occupiers in surrounding area with potential residential area to the rear. Significant manufacturers nearby including Brydon PLC and Pegler.

Surrounding commercial premises are in some cases poor quality . Site most likely to accommodate local manufacturing and storage businesses. Possibility

of a small amount of offices/B1. Site in control of established development company and has been masterplanned.

Balby Carr Bank, Balby

28/09/2017

11.25 ha gross.

Site level to Balby Carr bank (access point to site) and then slopes gently upwards to south.

Possibly previous industrial uses. Site cleared with vegetation cover.

Good via Balby Carr Bank


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

101

Sewage plant/ permanent travelers site/ small holding/agriculture / motorway.

Overhead electricity lines, sewage works odour, travellers camp, irregular shape of site

None on site

This site sits south of the large site 001 and may effectively form an extension to it. However its irregular shape and some of the adjoining uses may

restrict its employment based development potential. If developed out separately it is best suited to manufacturing and smaller storage repository use.

Its proximity to the motorway junction might encourage other uses such a petrol filling station, restaurant, public house or hotel albeit there has been

development for a range of these uses around site ref. 733 which is situated at the other side of the motorway junction.

Land north of A614 / M18 Junction, Thorne

28/09/2017

6.87 ha gross

Flat level land

Agricultural (part)/water treatment plant(current)/travellers camp (current). Previous use probably agriculture.

Very good facing directly onto M18/A614 intersection (J6 M18).


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

160

Agriculture/ fishing lakes/ river/watercourse.

Drainage (mainly flood zone 3)

None on site.

A good distribution and to a lesser extent manufacturing based development opportunity, well located relative to the strategic road network, but slightly

remote from the main urban area of Doncaster. This would represent a new large-scale distribution location. Rail station at Thorne South potentially good

for staff catchment.

The CFS suggests the site is substantially in single ownership and that the landowner is aware of known constraints to development including powerlines

crossing the site, drainage/flooding (land is owned for flood alleviation) and the delivery of power to the site. A viability exercise has been undertaken by

the landowner for both residential and employment based development.

We understand the site was refused planning consent for development for employment purposed in 2009. The latest proposals for the site include

advanced manufacturing on part of the site.

Thorne South Urban Extension, Bradholm Farm, Thorne

28/09/2017

115.53 ha gross. Masterplan indicates employment area of 57.67 ha gross after allowance for retianed flood mitigation lakes.

Level agricultural

Agricultural

Good - site abuts J1 of M180 motorway. Good for Humber Ports and M62.


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

The site is used for grazing purposes. Unsure of previous history.

183

Kirk Sandall, Waste Water Treatment Works

29/09/2017

2.54 ha.

Level site being the remaining development plot between the industrial units on Clay lane West and the Kirk Sandall water treatment Works. .

Possibly via either Clay Lane W or via the Sewage Treatment Works which is effectively in the same control as the subject site. Otherwise good acces to both the town centre and the motorway network.

Sewage treatment works, car dealership, various mainly trade counter industrial units, open ground and a travellers site.

Flood risk- the site has standing water on it although in flood zone 2 (defended). Sewage works adjacent. Slightly 'tucked away' location. Travellers site adjacent. Irregular

None on site.

Immediate area strongly favoured by trade counter and showroom uses, with a number of national companies operating there. Subject site lacks prominence and may

attract manufacturers and stockholders. Site's irregular shape will limit florplate sizes, but for the identified market for the site, this is less of an issue. Whilst land holds

water, its levels looked little different to adjoining sites which have been developed.


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses


Existing employment site quality Good employment site Adequate Poor- Substandard/Vacant


Other comments

227

Distribution - agriculture - residential - motorway

Land drains but haven't impeded adjacent developments. Housing to the west of the site. Powerlines.

On site board promoting up to 1,000,000 sq ft of development on behalf of IDI Gazeley

Marketed by IDI Gazeley and Brookfield Logistics on a build to suit basis. Immediately south of Site Ref. 745 which was recently fully developed out with a large

industrial/distribution unit for Next PLC. Subject site represents last remaining development opportunity within established area of the Park.

Good distribution and to a lesser extent manufacturing based development opportunity, well located relative to strategic road network, and close to the main urban area of

Doncaster. The site is being marketed and is in the control of an established developer. Previous planning application for B8 lapsed and new outline application for B8 use is

pending.

CFS stage response suggests the landowner seeks to incorporate 9 ha of housing within the existing B8. The CFS also highlights known constraints to development including

an area of protected woodland, powerlines crossing the site and drainage works (the site is Flood Zone 3) .

West Moor Park Extension, Holme Wood Lane

28/09/2017

33.45 ha gross of which 30.42 ha of employment land could come forward after allowance fpr the woodland/copse at the north eastern corner of the site.

Level site immediately south of Site Ref. 745 (which has been recently developed with a large distribution unit for Next PLC).

Agriculture

Good via estate roads through Park to A630 an onto M18 at J4.


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses


Existing employment site quality Good - Good employment areaAdequate Poor- Substandard/Vacant


Other comments

Agriculture although may have formerly been part of the Denaby Main coal mine site.

251

Hilltop Road, Denaby Main

28/09/2017

13.21 ha gross reduced to 12.21 ha gross following the development of a sub station on 0.1 ha approx. in 2016.

Undulating open space/farmed land fronting Hill Top Road.

Relatively poorly located in comparison with many of other LP review sites. Access is to J36 A1 either via Doncaster Road to A630 or via southern

end of Hill Top Road.

Agriculture to south and west, modern industrial development to the north, and residential to the east.Access into site (possibly via existing Coalpit Road entrance into Denaby Main Industrial Estate to the North of the subject site). Ground conditions

and environmental if previously part of Denaby Main mining operations. Viability. Green Belt.

None on site

Whilst not particularly suited to distribution based uses, Denaby Main and the surrounding area have attracted local companies, particularly

manufacturers. Denaby Main Industrial Estate, immediately to the north of the subject site has attracted a number of medium to large sized

occupiers and has seen construction of several new units in recent years. This estate also houses a number of smaller companies. The subject site is

in the control of an established developer of small and mid-sized industrial units. Viability may be an issue, particularly if there are significant costs

in preparing the site for development. This is the only DMBC site potentially providing employment land east of the A1. Green Belt.


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

Not known/agriculture.

255

Former Hungerhill Business Park, Thorne Road

28/09/2017

29 ha.

Level site fronting the A630/A18 and Doncaster Road to the rear. Carr drain crosses the site. Existing access off A18 and Hungerhill Lane crosses the site albeit closed

to traffic to part and relatively narrow. Presumed agricultural uses in past.

Good to J4 M18 (via A630). Also good transport connectivity with Doncaster town centre.

Industrial to north, residential, school and railway line.

None known. Presence of adjacent housing and a school may limit nature of any B2 uses as well as building heights. Drainage given Carr Drain crosses site which is in

Flood Zone 3 (defended).

None on site. Was previously marketed by St Pauls Developments but it is understood that development agreement has fallen away.

Semi suburban location in Doncaster with good public transport may make the site attractive to businesses with large workforces or requiring a skilled workforce. A

site which would attract manufacturing, light assembly, posibly research and development or office uses. Given its proximity to businesses and residential, the site

would be likely to appeal to other uses including retail, leisure, food & beverage and residential.


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

418

Residential (New build & existing), canal , agriculture and motorway.

Access/ adjacent residential development/quality of surrounding road network/ spoil heaps/ tipped material/ presence of former mine head and winding gear/ new estate

roads (not used)/ possible 'in ground' costs.

The employment element of the site may have been marketed in the past. No evidence on site.

Former landfill site. Part of site has been prepared for development previously, with access roads and street lights, but with no signs of further development. Existing access

through Wagon Way not suitable for large scale operations. There are large spoil heaps on site, a former landfil tip and the former pit head which suggest remediation

works may be required to be able to develop the land. Clearly DMBC and other agencies are focussing on the DN7 development initiative for the wider area. As part of a

mixed use development may attract B1 and B2 uses in addition to B8.

The Unity Project (DN7 initiative - North)

28/09/2017

428.37 ha gross. DMBC estimate that 56 ha gross will come forward for employment based development.

Part former coal mine and waste tip. The underlying site is mainly level but there are large spoil heaps along the northern edge of the site.

Agriculture originally then mining and more recently derelict land.

Poor without proposed Hatfield Link Road being completed. With new link road, very good with access to M18.


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

441

Agriculture and industrial

Pylons/ drainage (flood zone 3 -defended)/ indications of buildings on site previously (archology?)

None on site.

Adjacent to site ref. 462 with which the subject site could form a single development opportunity of circa 106.3 ha gross.

Currently the sites are too remote from the motorway network compared with potentially competing sites.They are currently farmed and are crossed by drainage ditches. There

looked to be evidence of a former structure on one of the sites which might suggest a need for archaeological surveys prior to development,

Whilst potentially suited for employment use, development of the sites require greatly enhanced road infrastructure including the A1M to A19 Link Road. However, as this road

scheme isn’t funded or programmed currently, we believe the sites represent a medium to long term development opportunity only. The site is relatively remote at present.

Land at Bentley Moor Lane, Carcroft Common

28/09/2017

48.7 ha gross of which 50% is estimated to come forward for employment use.

Level agricultural land divided into 2 plots by Bently Moor Lane.

Agriculture

Poor at present. Long term A1M-A19 road proposal should improve accessibility considerably. Nearby rail station at Adwick.


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses



Suitable alternative uses Residential Retail Leisure Other

Other comments

461

Industrial / logistics / agriculture/housing

Sloping site, overhead power lines crossing the site, new access,hedgerows and wooded areas. Housing to the east.

Potentially strong distribution location if suitably large development platforms can be created efficiently.

Redhouse lane (a) North West, Adwick

28/09/2017

34.03 ha gross

Large area of farmland sitiated to the north of the successful Redhouse Interchange development which has attracted B&Q, DFS who have their HQ there and Next PLC. The

sloping nature of the site may mean providing large development platforms might be costly. The site is understood to be Green Belt and if released for development may be

subject to greater planning restrictions given its rural nature.

Agriculture

Good with almost immediate access to J38 of the A1


Site

Date of survey


Site Size

Site Description


Accessability

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Other comments

462

agriculture and industry

Drainage (flood zone 3 -defended), accessibility, Green Belt. Drainage channels across site.

None on site

Adjacent to site ref. 441 with which the subject site could form a single development opportunity of circa 106.3 ha gross.

Currently the sites are too remote from the motorway network compared with potentially competing sites.They are currently farmed and are crossed by drainage ditches.

There looked to be evidence of a former structure on one of the sites which might suggest a need for archaeological surveys prior to development. Requires the A1M-A19

link road to improve access but not yet programmed or funded. Medium to long term opportunity.

Land off Adwick lane, Carcroft

28/09/2017

57.6 ha.

Flat agricultural

Agriculture

Poor at present. Long term A1M-A19 road proposal would be required for site to be developed in any significant way. Nearby rail station at Adwick.


Site

Date of survey


Site Size

Site Description


Accessability

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Other comments

Site yet to be shown as developed

522

Distribution warehousing including thse operated by B&Q and Next warehouses

Under development

Already let.

Developed out

Tornado, Redhouse interchange

28/09/2017

6.91 ha gross

Level industrial site which is bieng developed out with a 300,000 sq ft warehouse for Mawleys Pharmaceuticals by Clugston Construction.

Industrial and logistics

Good - Good employment area


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

569

Industrial and residential

Possibility of contamination/former mining mining. Demolition of existing buildings, some of which seemed to still be occupied.

Yes, promoting 160 new houses.

Already a site used for Employment purposes and subject to a proposal that it should be redeveloped 75% residential, 25% employment use. Employment demand likely to

be more local in nature and have a higher proportion of industrial development. LSL land and new homes 160 units.

Asken Saw Mills, High Street, Askern

28/09/2017

15.14 ha gross.

Active idustrial site

Industrial

Adaquate with direct access onto A19 but slightly remote from motorways and main urban area.


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

A former tractor factory. Site currently cleared/vacant.

601

Former McCormack Tractor International, Wheatley Hall Road, Wheatley

28/09/2017

41.41 ha gross. Extrapolated from the current planning application, 9.5 ha would be developed for employment use.

Level, mainly cleared development site fronting the main A630 Wheatley Hall Road. The site backs onto the River Don.

Good via the A630 to both Doncaster Town Centre and to j4 M18.

Industrial, river with open land beyond, and retail/showrooms on the opposite side of Wheatley Hall Road.

The site has been cleared but we are unsure whether it has been fully remediated. Hardstandings remain in some areas.

Yes. Being marketed as Riverdale Park, a mixed employment and housing opportunity.

Very large site with outline planning consent for a mixed use development. Site in control of and being promoted by a well established developer.


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

Fully developed out

730

Land off Bullrush Grove Balby

28/09/2017

2.04 ha.

Fully developed out

Good

N/A

N/A

N/A

Fully developed out during LP period.


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

733

Industrial estate

None known and virtually fully developed around.

Marketing Board on site

Most of the site has been developed out with a hotel, roadside restaurant, retail warehouses, and industrial units. Planning application notice Omega PLC factory for

extension of 100,000 sq ft believed to be across the remaining are of the site . Currently hardstanding on site.

Capitol Park, Omega Boulevard, Thorne

02/09/2017

8.94 ha gross of which all but 0.66 ha havs been fully developed out.

Industrial estate

Unsure

Very good with almost immediate access to J6 of the M18 motorway . Close to Thorne North railway station.


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

736

Industrial

Pylons just beyond northern boundary, irregular shape and residences to the south.

Yes - agents board on site promoting 227,603 sq ft development.

BMW main car storage and Pre-delivery Inspection unit lies justbbeyond the southern boundary with a large distribution unit occupied by The Range, situated to the

north. Actively being promoted and detailed planning consent for 2 B8 units..

Land at the north side of Lands end road, Thorne

28/09/2001

6.55 ha gross.

Mainly level site being the last plot within the existing development at Nimbus Park.

Industrial

Very good via J6 M18. The site is slightly remote from the urban area of Doncaster but with access to Thorne Station


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

Airial photo does not show completed development

745

Distribution or development land (Site Ref. 227 is situated immediately to the south).

Developed out with large distribution unit linked to Next's existing premises at WMP.

N/A

Site has been already developed. Unit recently completed.

WMP Extension,Unit C

28/09/2017

12.78

Developed out with large distribution unit linked to Next's existing premises at WMP.

Agriculture

Good via M18 J4

Site refence number

Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

ominent on site

Map picture not up to date not showing new developments other than names

747

Agriculture and new build residential

Site already prepared.

Very prominent on site

One of the regions most significant and successful industrial development sites. 253,617 sq m already built out. Occupiers include Amazom, CEVA Logistics, Fellows and

Lidl. Development include speculatively built accommodation. Site is due to be rail enabled.

iPort, Rossington SRFI

28/09/2017

403.89 ha gross. DMBC estimate the employment land element as 158 ha gross based on latest masterplan.

Large logistics development site which is soon to be rail enabled.

Agriculture and mining

Very good - just off J3 M18.

Site Reference Number

Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

te linking the Airport directly to M18 J3.

748

Serviced land being fully marketed by the airport owner. New build industrial units under construction ion part of the site and being offered to let. Completion

of new link road will stimulate demand for premisesin and around the Airport.

Doncaster / Sheffield Airport, 1st Avenue Auckley

28/09/2017

Level prepared development plots

Former RAF base, now an international airport.

Will be very good once the final part of the Great Yorkshire Way (FARRRS Link-Road) is completed shortly, linking the Airport to M18 J3.

Airport and woodland

Non known. Sites prepared and some small industrial units starting to be constructed in the north-west corner of the site.

Yes - marketing boards prominent on site.

14.25 ha gross.

Site Reference number

Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

757

Industrial and logistics distribution centre and open land

Existing vegetation, access via Redhouse Interchange and compatibility with smaller scale commercial uses to the west of the site.

Good employment land opportunity likely to appeal for mid-sized B8 units mainly.

Redhouse Interchange, Brodsworth

28/09/2017

6.06 ha

Level development site

Agriculture

Very good assuming access is via the Redhouse Interchange spine road which in turn links with J38 of the A1M


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

763

Industrial and agriculture

Arrangement and width of access road and housing at the bottom of Bootham Lane. Part of surroundings not very tidy.

None on nsite.

Site is effectively part of the much larger Site Ref. 418 The Unity Project. If access were to be improved via inclusion in the Unity Project that would be helpful.

Equally, it may be that the layout of the new development means that employment development of Site 763 may be restricted.

Eco Business Park (remainder), Bootham Lane, Hatfield

28/09/2017

4.65 ha gross.

Mainly level agricultural land with watercourse fronted by water authority building and adjoining existing small industrial estate.

Agriculture

Bootham Lane's width may limit delivery by very large vehicles. Site is less easily accessible to the motorway netwok than some other sites.


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

770

Industrial and open land.with residential

N/A

N/A

Site effectively fully developed out.

Zone B3 - Carr Hill, Balby Carr

28/09/2017

4.69 ha.of which only 0.61 ha remains undeveloped.

Fairly level industrial vacant land

Container storage

Good - to both M18 J3 and Doncaster town centre..

Site refernce number

Site

Date of survey


Site Size 12.74

Site Description


Accessability

Adjacent land uses




Other comments

818

Power lines running across south east facing boundary/ irregular shape will limit sizes of units

Noneon site

New access needed. Irregular shaped site. A good distribution and to a lesser extent manufacturing based development opportunity. Well established location with

IKEA, Next and Scotts on existing Park.Well located relative to the strategic road network, and closer to the main urban area of Doncaster.

Land of Hatfield lane, Armthorpe

28/09/2017

Level agricultural land

Agriculture

Location good fronting A630 close to J4 M18. Access onto A630 required.

Industrial and agricultural

Site refence number

Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses



Suitable alternative uses Residential Retail Leisure Other

Other comments

Map picture not up to date not showing new

developments other than names

878

Land west of West End Lane, Rossington

28/09/2017

17 ha

Mainly level development site.

Just off J3 M18 - Good

Agriculture and new build residential

None known but previous industrial uses may mean some element of site remeiation required

Areas of the site currently being remediated, some ares low lying oblique wet. Some strips look undevelopable eg strip off J3 mainly woodland.

Need to check net developable area

Agriculture and possible mining


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses



Other comments Subject to resolving access, well located for Distribution use and potentially an eastern extension to West Moor Park. Site is in the Green Belt. Development constraints

suggest the site may come forwards later than the other sites in the West Moor Park 'cluster'. Better drained site.

937

West Moor Park East, Holme Wood Lane, Armthorpe

28/09/2017

62 ha gross.

Level agricultural site occupied by go-karting business, dog kennels and a farm.

Agriculture historically. Now a farm with a go-karting track and workshops and a dog kennels.

Potentially good access to J4 M18 but Holme Wood Lane would require upgrading significantly or revised access over land to south (not part of site ).

Agricultural, quarry, mobile homes park and motorway.

Access into site, quarrying use nearby, existing businesses on site (let on leases expiring 2020), residential properties adjacent, copse of trees and drainage (part of site flood

zone 3).

None on site but the development opportunity has been marketed .


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

941

Agriculture and woodland

Mature woodland backdrop, a small portion of which intrudes into the subject site. Road access.

None on site.

Access to be via Airports existing highways infrastructure. Alternatively track (High Common Lane) site runs up to Great North Road. Site requires the soon to be completed Great

Yorkshire Way (FARRRS) to improve access from the Airport to the regional motorway network. Relatively good access to the A1 South through Bawtry. Growth in cargo services at

the airport and passenger traffic numbers will also strengthen demand for premises around the airport. Aviation related activities likely to support demand from engineering and

services businesses as airport grows.

RHADS Site 1 Phase 4 Business Park

28/09/2017

68 ha gross.

Slightly undulating agricultural land, crossed by drainage channel and with mature woodland backdrop.

Agricultural

The general location will be much improved by the completion of the final phase of the FARRRS link road (construction underway) linking the Airort with the M18. We understand

the site may be accessed via an extension of the airport road infrastructure which will link directly to FARRRS. Alternatively the site may be accessible from the A638 Great North


Site

Date of survey


Site Size

Site Description


Accessability

Adjacent land uses




Other comments

Not specific to a particular site.

Doncaster Urban Centre

28/09/2017

148 ha. DMBC estimate 5 ha for employment use.

Central are of Doncaster with various development opportunities identified in Doncaster's Urban Centre masterplan

Generally good, particularly for access to the town centre and all it's facilities including its train and bus stations.

Town centre.

Flood mitigation, possible demolition of existing structures, placemaking, title issues/restrictions, ground conditions and proximity of adjoining users.

Individual sites not specified. However Doncaster Urban masterplan establishes a number of 'areas of change' within the town centre and in our opinion the

Waterfront, Civic Business Quarter and Innovation Quarter all offer excellent opportunities to attract employment development back into the CBD. In

particular, implementation of the plans offer the prospect of encouraging more occupiers from the business services, creative and digital industries into this

area. However implementation of the plans will take some time.

CONTACT DETAILS

Guy Gilfillan

Director - Development Advisory

Tel - 07885 033433

All information, analysis and recommendations made for clients by Colliers International are made in good faith and represent

Colliers International’s professional judgement on the basis of information obtained from the client and elsewhere during the course

of the assignment. However, since the achievement of recommendations, forecasts and valuations depends on factors outside

Colliers International’s control, no statement made by Colliers International may be deemed in any circumstances to be a

representation, undertaking or warranty, and Colliers International cannot accept any liability should such statements prove to be

inaccurate or based on incorrect premises. In particular, and without limiting the generality of the foregoing, any projections, financial

and otherwise, in this report are intended only to illustrate particular points of argument and do not constitute forecasts of actual

performance.

Colliers International is the licensed trading name of Colliers International Property Consultants Limited. Company registered in England & Wales no.7996509. Registered office: 50 George Street, London W1U 7GA.

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