Newham’s Local Plan
Detailed Sites and Policies Development Plan Document
Pre-publication Draft
Evidence Base: Mixed Use v2
July 2015
This document updates the Mixed Use Supplementary evidence base with a number of
minor factual corrections. Aside from a proposed amendment to the Albert Island site, this
update has no implications for the policies or spatial allocations/designations contained
within the Detailed Sites and Policies DPD: Issues and Options document.
1. Introduction
This paper seeks to supplement the Employment Land Review (ELR, 2010) and provide qualitative
evidence to support proposed designations and allocations. It will also assist the Business
Development Team in supporting local businesses.
National planning policy (the National Planning Policy Framework – NPPF) requires boroughs to
support existing business sectors and to provide evidence to justify a refusal of change of use of a
commercial building to residential. London Plan policies 2.17 and 4.4 set out a plan-led approach
to promoting and managing industrial capacity through managed release and protecting and/or
managing three types of industrial capacity/location: Strategic Industrial Locations (SILs), locally
significant industrial sites and other industrial sites.
SILs have been identified in Core Strategy Policy J2. Both Core Strategy policies J1 and J2 identify
employment sites and areas of strategic importance in the borough and provides for
consideration of smaller-scale designations and supporting policy (i.e. appropriate uses and
conditions for release) in a subsequent Development Plan. The Core Strategy also provides for the
release of 98ha of employment land, with the most significant release sites allocated as Strategic
Sites. Whilst local release sites were also identified in the Core Strategy, given that most of the
associated policy was left to the Development Plan currently under preparation, some of the
proposals have been reconsidered in light of further evidence gathering as detailed below.
Newham’s non-SIL employment areas can be identified as having a local economic role: smaller
scale employment, low value-added services to local residents (e.g. car repair); land for transport
functions (e.g. bus and train depots) and waste management. Given the Core Strategy’s overall
spatial strategy of promoting mixed use development, two types of employment area allocations
are seen to be appropriate: Local Industrial Locations, (LILs) and Local Mixed Use Areas (LMUAs).
LILs are proposed to be designated mainly for protection purposes, (allowing for
intensification/modernisation etc) whilst LMUAs are proposed allocations with the expectation of
some change towards a more mixed use typology incorporating, or at least compatible with,
residential.
2 Methodology - Indicators for Site Selection
Candidate local employment sites were identified in part by the 2010 ELR and in part by local
knowledge and up to date borough-wide survey work. An extensive on-site audit of these sites
has been supported by analysis of Interdepartmental Business Register 2011 and internal
Business Rates databases 2012-14. Potential sites have been assessed against general economic
and land use factors derived from the recommended methodology in the GLA’s Industrial
Capacity SPG, Core Strategy and IIA objectives, and 2010 Business Survey responses re
site/locational factors of significance, as presented in the matrix in appendix i.
Analysis of this survey data found 0.4 hectares a valid threshold for proposed designations given
the tendency for smaller sites to be isolated and constrained in their mixed use redevelopment
potental by being tightly bound. It is known moreover that the scale of these smaller employment
2
sites (which comprises in total about 4% of industrial type floorspace in the borough) and their
typical location more commonly result in various types of enforcement problems. Nonetheless,
they include B2 micro operators largely consisting of car repair companies and B8 storage units.
Options as regards their policy status are considered through the main Issues and Options
document.
Sites that meet the threshold size are presented within the summary analysis below, comprising
the summary scoring from the matrix and indicators of existing and potential future industrial
demand. An borough wide map indicating location of proposed sites is shown in appendix ii.
3
3 Analysis of candidate sites
Stephenson Street E16
Location/Context
Demand
8 hectare site acts is a transition zone from Cody Road SIL to the west and south, brownfield land a former
chemical works site to the north, and Urban Newham to the east. The cluster has good access to an A road.
Public transport is also good with surrounding West Ham and Canning Town stations.
Cluster is occupied by a large bus garage with operational land to the north, recently developed Canning
Town Business Park in the mid area and smaller workspace to south. The bus garage replaced garages
displaced from the Olympic Park Masterplan area. Further south the new business park, a landmark
development to Cody Rd industrial area, provides over 10,500sqm of floorspace for B1c, B2 & B8 uses in
standard small to large industrial/warehousing units. The standard specification small
industrial/warehousing units fronting Cody Road accommodate food production and machine hire firms.
Given the extent of recent development, proximity to Cody Road SIL and good road access, the site appears
to provide for robust demand in the future, together with scope for renewal along Cody Road itself.
Assessment Score
[average 5.2]
6.5
Summary and
Proposal
The site supports transport functions serving London as well as businesses likely serving a local market. It is
accessible by rail and road. It benefits from access to Cody Road SIL and a major transport route.
Designate as LIL1 Stephenson Street
OS mapping used under licence:
100019272 (Crown Copyright)
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Jubilee Line Depot E15 & East Ham Depot E6
Jubilee Line Depot (11.8ha) is located next to residential areas to its north and east and industrial areas to
Location/Context
the west and south. East Ham Depot (2.2ha) is surrounded by railway lines.
Demand
Assessment Score
[average 5.2]
Summary and
Proposal
Land for transport accounts for 6% of London's total. This includes land for rail, buses and airport
operations, and docks. Bus and railway operators need land for stablings, depots and garages. Bus garages
have similarities with B2/B8 uses which explain their presence on industrial land. Both of these transport
depots assist rail operators in providing an efficient and effective public transport system supporting
economic and social priorities in the borough.
5.5 &
3.0
The two transport depots should be supported for their transport functions.
Designate as LIL2 Jubilee Line Depot and LIL3 East Ham Depot
OS mapping used under licence:
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OS mapping used under licence:
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Bidder Street E16
Location/Context
5.2 hectare site is a transistion zone from Cody Road SIL to the west. Large retail units and Canning Town
centre lie to the east.
Demand
Cluster is occupied largely by lower value industrial uses including recycling/waste management firms, a
building plastics manufacturer, printers and car repair and open storage. Businesses largely fall within B2 &
B8 use classes as well as sui generis uses. Building stock is in poor condition. Future demand is likely to
include the renewal of the poorer specification units. One unit has been renewed following fire damage.
Employment Land Review 2011 recommended release of Bidder Street to other uses, however, Core
Strategy representations were put forward by local businesses to protect the area.
Assessment Score
[average 5.2]
7.5
Summary and
Proposal
The cluster has good access to an A road and to a town centre. It is likely to serve both a regional and local
industrial market. The business offer constitutes an important part of the local economy.
Designate as LIL4 Bidder Street.
OS mapping used under licence:
100019272 (Crown Copyright)
7
Silvertown Arches E16
Location/Context 0.9 hectare site is a transition zone to Thameside West SIL.
Demand
Cluster is partly located underneath an A road and contains two clusters of small of workspace units. Offer
includes managed workspace, towards the northern end of the cluster, providing over 100 small units
within the studios. Almost 50 small units are provided in the arches under Silvertown Way. They provide
space for many micro-operators whose operations fall within a range of B Class uses. These include food
processing, broadcasting, printers and trade counters. Arches also include a place of worship and A3
facilities for workers. Managed workspace includes office activity, research and light industry. They consist
of website and graphic designers, accountancy, estate management, training facilities and consultancy
firms, for instance.
Future demand is likely to consist of occupier turnover and internal alterations. There is no scope for
redevelopment of the arches given their configuration.
Assessment Score
[average 3.2]
4.0
Proposal
Assessment Score
[average 5.2]
Summary and
Proposal
The site supports businesses likely to serve a local and regional market.
Designate as a LMUA 1 Silvertown Arches. This option would preclude housing given clusters configuration.
7.0
The site supports businesses likely to serve a local and regional market.
Designate as a LIL5 Silvertown Arches.
OS mapping used under licence:
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Land East of London City Airport E16
Location
Demand
Proposal
Score
LCY is one of three airports within London’s boundary. The proposed site is 6.9 hectares located
alongside a SINC to the North, operational airport land to the west, and a DLR station and training
academy to the South.
5.6 hectares of the site has been identified in Core Strategy Policy J2 as suitable for transition from
employment land to mixed use development.
There have been two new occupiers since 2011 occupying a medium warehousing unit used for storage
to support the operation of the airport and land used for open storage by a metals distributor
temporarily relocated due to their displacement from Thames Wharf as a result of the Crossrail
Safeguarding Direction. The site is subject to 'technical safeguarding' where any redevelopment would
need to have regard to the Airports navigational equipment.
Designate as LIL6 Land East Of London City Airport. This option would not preclude any further increase
in airport operations.
8.5
OS mapping used under licence:
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Folkestone Road Depot E6
Location/Context A 10.5ha site surrounded by green space with a small residential development beyond the NW corner.
Demand
Assessment Score
[average 5.2]
Summary and
Proposal
Cluster accommodates medium/large warehousing units - a road haulage depot and car compound; B2 & B8
uses. It is isolated from sensitive uses and its locational advantage (next to a principal A road) could be
better reflected in industrial intensification. Site supports local Council operations and it is anticipated that
this demand will be sustained into the future.
7.5
The site supports local Council operations. Designate as LIL7 Folkestone Road Depot
OS mapping used under licence:
100019272 (Crown Copyright)
10
Beckton Gateway E6
7 hectare site bounded to the west and south by road infrastructure and to the NE by a site of nature
Location/Context
conservation importance. Further south is Beckton Riverside SIL.
The site is vacant and benefits from an outline planning consent for no more than 15,000sqm of B2/B8
Demand
floorspace with ancillary office and a sui generis car showroom.
Assessment Score
5.0
[average 5.2]
Summary and
The Council would like to see implementation of this or a similar consent for economic development.
Proposal
Designate as LIL8 Beckton Gateway
OS mapping used under licence:
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11
Canning Road East E15
Cluster comprises a 1.3 hectare self-contained industrial area known as Abbey Trading Point Estate. It is
Location/Context
surrounded by other industrial areas and road and rail infrastructure.
Demand
It is characterised by small-medium sized industrial units providing accommodation for industrial operators
and a former office block lawfully converted into six residential flats. Industrial operators include food
wholesalers, carpenters and clothing manufacturers, together with some heavier industry. Part of the site
has consent for COU to greater density light industrial employment uses. Occupancy rates are good.
Assessment Score
[average 5.2]
7.5
Summary and
Proposal
These are low value employment uses with both a local and city wide economic role within a well occupied
industrial estate. They are largely isolated from sensitive uses (other than the onsite residential conversion).
Designate as LIL9 Canning Road East
Assessment Score
[average 3.2]
4.0
Summary and
Proposal
Given the scale of the site and opportunities for consolidation and reconfiguration, plus market interest in
residential conversion and light industrial intensification on parts of the site, an alternative option is to
designate as LMUA2 Canning Road East
OS mapping used under licence:
100019272 (Crown Copyright)
12
Aldersbrook E12
Location/Context
Area of 2.8 hectares surrounded by A roads and intersected by waterways. It is a highly accessible location
close to a town centre.
Demand
Smaller area of 1.4 hectares contains a bespoke industrial training facility tucked away from the main road.
The site has been safeguarded under 2008 Crossrail Act and has been occupied by Crossrail since early 2010.
Area corresponding to LIL proposal for the site has been identified in Core Strategy Policy J2 as suitable for
transition from employment land to mixed use development.
Assessment Score
[average 5.2]
Summary and
Proposal
Demand
Assessment Score
[average 3.2]
Summary and
Proposal
7.5
The site has a function as an important training facility for industry.
Designate as LIL10 Aldersbrook
Larger area of 2.8 hectares includes a car repair garage and a recently vacated car showroom that surround
isolated terraced housing. The proposed extension may facilitate the reuse/redevelopment of the car
showroom for employment uses.
3.0
The wider site has potential to be developed as a mixed use employment cluster.
Designate as LMUA3 Aldersbrook
OS mapping used under licence:
100019272 (Crown Copyright)
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Nursery Lane E7
Location/Context
Cluster of 3.5 hectares is located in close proximity to Forest Gate town centre. It is located within a
residential area and as such is surrounded by sensitive uses. The site benefits from good access to an A
road, to sustainable transport modes and to town centre facilities.
Demand
Site contains a large industrial unit and a cluster of workspace units (the core industrial area) and a large
office block containing a range of B Class and D Class uses. It is adjacent to Forest Gate town centre
boundary and contains town centre uses fronting Romford Road. These include retail units and two Islamic
community centres and an unlawful training institution.
Assessment Score
[average 3.2]
4.0
Summary and
Proposal
The cluster serves both a regional and local industrial market. There is scope for industrial intensification
along Nursery Lane.
Designate as LMUA4 Nursery Lane
Demand
The core industrial area of 2.5 hectares is a refinement of larger saved UDP local employment area.
Assessment Score
[average 5.2]
Summary and
Proposal
Demand
Assessment Score
[average 3.2]
Summary and
Proposal
2.5
The Core industrial area serves both a local and regional economy. Designate as LIL11 Nursery Lane
A smaller area of 0.7 hectares along Nursery Lane. This aligns with Area3 Nursery Lane in Forest Gate SPD
2010. The condition of the lane, buildings and land is very poor and is occupied by unauthorised uses. SPD
considered site suitable for a mix of B1, residential and live work uses.
4.0
Designation would aim to uplift the poorer quality environment outside of a town centre. Designate as
LMUA5 Nursery Lane
14
OS mapping used under licence:
100019272 (Crown Copyright)
Bridge Road Depot E15
Cluster of 1.9 hectares is surrounded by residential development and green space and railway
Location/Context
infrastructure.
Demand
Assessment Score
[average 5.2]
Summary and
Proposal
It contains medium-large warehousing units and ancillary offices used primarily for storage purposes
supporting local Council operations and it is anticipated that this demand will be sustained into the future.
3.5
The site supports local Council operations. Designate as LIL12 Bridge Road Depot
Assessment Score
[average 3.2]
3.0
Proposal
A mixed use typology would allow for the introduction of non-employment development on the site, whilst
maintaining a consolidated form of depot provision if necessary.
Designate as LMUA10 Bridge Road Depot
OS mapping used under licence:
100019272 (Crown Copyright)
15
Butchers Road
Location/Context
Demand
Assessment Score
[average 5.2]
Summary and
Proposal
Demand
Assessment Score
[average 3.2]
Summary and
Proposal
Cluster of 1.2ha with direct access to an A road and surrounded by residential development and green
space.
The Core industrial area of 1.2 hectares contains small-large warehousing units used for storage purposes
and for waste management. It aligns with a saved UDP employment allocation.
2.5
The site supports the regional economy. Designate as LIL13 Butchers Road
The larger site of 2ha includes both authorised and unauthorised non-employment uses including a religious
institution, a training facility and both private and sheltered housing. Site offers little scope for expansion
outside of redevelopment of existing uses.
4.0
The site supports a regional and local economy. A mixed use designation would allow for the regularisation
of non-employment uses on site.
Designate as LMUA14 Butchers Road
OS mapping used under licence:
100019272 (Crown Copyright)
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East Ham Industrial Estate E6 NB this is also being considered as a residential-only site, as per the previous UDP allocation
1.7 hectare employment cluster bounded by a SINC/public open space and residential development
Location
together with a principal A road.
Demand
The site comprises a multistorey standalone industrial units. They are currently underoccupied by low value
uses in a poor quality environment. However, it has various locational advantages that could be better
reflected in its redevelopment.
Assessment Score
[average 3.2]
2.0
Summary and
Proposal
A mixed use designation should help to uplift the area, responding to its parkland neighbour to the west
and improving integration with the residential development to the east. Designate as LMUA6
East Ham Industrial Estate
Assessment Score
[average 5.2]
Summary and
Proposal
8.0
An employment designation is in keeping with the area’s relative isolation and buffering by the park could
support further development of the site. Designate as LIL14 East Ham Industrial Estate
OS mapping used under licence:
100019272 (Crown Copyright)
17
Grantham Road E12
Location/Context
Demand
Assessment Score
[average 3.2]
Summary and
Proposal
Assessment Score
[average 5.2]
Summary and
Proposal
Cluster comprises 1.3ha and is largely vacant land that is not landscaped. It is located in Manor Park and is
bounded by infrastructure north and east with residential uses toward the west.
A single medium sized office block is located toward the centre of the site. It is currently occupied by a
lawful gymnasium use. It is largely undeveloped but clearly has potential for intensification.
4.0
In order to facilitate further development of the site by taking a more flexible approach to land use,
designate as LMUA7 Grantham Road
3.0
Given the site’s isolated location and access to a principal A road, designate as LIL16 Grantham Road
OS mapping used under licence:
100019272 (Crown Copyright)
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Forest Gate Arches E7
Site is a cluster elongated along railway arches of 2.4ha containing small workspaces and storage units close
Location
to Forest Gate town centre.
Demand
Assessment Score
[average 3.2]
Summary and
Proposal
Cluster contains small workspaces and storage units. The site has been subject to a number of enforcement
cases owing to the presence of sensitive uses. Overall units are underused. The Core area aligns with a
saved UDP local employment area designation.
3.0
To promote further occupation of the site through a flexible approach designate as LMUA8 Forest Gate
Arches
OS mapping used under licence:
100019272 (Crown Copyright)
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Ashburton Terrace E13
Location
The small cluster of 0.4ha located in Plaistow.
Demand
Assessment Score
[average 3.2]
Summary and
Proposal
The area has been subject to higher density mixed use redevelopment in its core. This comprised ground
floor B1a space and live work units above. These have been subject to change of use to A Class and
converted to purely residential use . The A1 use is supported by a timber yard and premises at the rear. The
site contains a building occupied by D1 and D2 uses. Part of the site benefits from consent for mixed use
development currently under construction. This will reinstate B Class floorspace to the employment offer.
An area of 0.2 hectares around the core has been identified in Core Strategy Policy J2 as suitable for
transition from employment land to mixed use development.
3.0
In line with existing planning consent being implemented designate as LMUA9 Ashburton Terrace
OS mapping used under licence:
100019272 (Crown Copyright)
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St Marys Industrial Estate E15
Site is a cluster of 0.4 hectares located within a residential area within Stratford. Site offers little scope for
Location
expansion outside of redevelopment of existing employment uses.
The site is occupied by employment and non-employment uses falling within B1a, B2 and D2 Use Classes. It
Demand
has a lower quality environment which could be uplifted with the introduction of further non-employment
uses.
Assessment Score
5.0
[average 3.2]
The site supports the local economy. The introduction of further non employment uses could uplift the local
Summary and
environment in keeping with this residential area.
Proposal
Designate as LMUA11 St Marys Industrial Estate
OS mapping used under licence:
100019272 (Crown Copyright)
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Sprowston Mews E7
Location
Sprowston Mews is a narrow non-adopted lane adjacent to Forest Gate town centre.
Demand
Assessment Score
[average 3.2]
Summary and
Proposal
It comprises a cluster of small workspace units. The predominant industrial type use on the lane is car
repair firms and open storage. The cluster is of a very poor quality containng unauthorised uses and
associated problems.
The employment cluster is likely to serve a local market. Incursion of residential development on site
supports the objectives of proposed designation. The entire site has been identified in Core Strategy Policy
J2 as suitable for transition from employment land to mixed use development.
3.0
The site supports the local economy and has scope for residential development.
Designate as LMUA12 Sprowston Mews
OS mapping used under licence:
100019272 (Crown Copyright)
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Canning Road West E15
1.2 hectare site located north of West Ham station surrounded by two other proposed local employment
Location/Context
designations and SINC
Demand
Assessment Score
[average 5.2]
Summary and
Proposal
Site consists of two separate employment clusters: one occupied by an industrial training facility; the other
occupied by an office block and an industrial machine hire and maintenance business. The office block has
been recently granted prior approval for a change of use from B1a to C3 units.
6.0
The site provides an important training facility and scope for development of both employment and non
employment uses. Designate as LUMA13 Canning Road West
OS mapping used under licence:
100019272 (Crown Copyright)
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Albert Island E16
Location
Demand
Assessment Score
[average 3.2]
Summary and
Proposal
Assessment Score
[average 5.2]
Summary and
Proposal
A 11.4 hectare site bounded by water.
Site is comprised of low intensity users, including a standalone office block, a training college, and a
motorcross track. It has been identified in Core Strategy Policy J2 as suitable for transition from
employment land to mixed use development. 38% of the land area falls within the airport public safety
zone.
1.0
This underoccupied employment cluster has scope for mixed use redevelopment. Designate as LMUA15
Albert Island
4.0
Owing to site constraints and location, the underoccupied employment cluster has scope for industrial
redevelopment. Designate as LIL15 Albert Island
OS mapping used under licence:
100019272 (Crown Copyright)
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Dulcia Mills E13
Location
Demand
Assessment Score
[average 3.2]
Summary and
Proposal
0.8 hectare employment cluster is located within a residential area.
Site is comprised of medium density employment uses, notably a multi unit industrial premises
accommodating B1c and B1a uses and a B8/B1a delivery office. There are underused A Class units fronting
the High Street. Around 40% of the area is residential flatted development.
3.0
The site supports the local economy. Designate as LMUA16 Dulcia Mills
OS mapping used under licence:
100019272 (Crown Copyright)
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Grove Crescent
Location
Demand
Score
Proposal
0.4 hectare site acts as a transition zone from residential and office development to the
west and mixed use units (with predominantly commercial ‘A’ uses at ground floor level
with residential above) to the east and south.
Site is comprised of low density employment uses. This comprises a builder’s merchants
(used as a building supplies shop that is A1 use). The site abuts railways lines in the north
and is located within an area identified for Crossrail Intensification.
5.0
The site presents an opportunity for employment-led mixed use development, given its
location between the existing housing and its close proximity to the town centre. Allocate
as LMUA17 Grove Crescent
OS mapping used under licence:
100019272 (Crown Copyright)
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Part 2: Other Mixed Use Issues
1. Defining a small-scale limitfor B class uses within residential
areas
Context
Access to employment and business opportunity is a key issue in Newham, as is environmental
quality. A mixed-use spatial strategy responds to this, with Core Strategy policy identifying
Strategic Industrial Locations for larger scale industry and Strategic Sites for larger scale mixed
use developments where significant new employment-generating floorspace compatible with
residential is appropriate. The proposed Detailed Sites and Policy DPD local employment site
allocations add to this hierarchy with smaller scale site allocations and designations (Local Mixed
Use Areas LMUA and Local Industrial Locations being the localised equivalent of mixed use
strategic sites and SIL respectively) and areas of search for B1 use (Micro-Business Opportunity
Areas).
Outside of these areas the general policy direction scoped is for consolidation with various
degrees of managed release - with businesses generally directed to these designated areas where
they can benefit from synergy with the surrounding business occupiers and environment and to
address any amenity concerns arising from their current locations. However, in order to allow for
new, well-designed floorspace that may help support local business needs a small scale allowance
is proposed outside of these locations.
Methodology
B class and sui generis floorspace under 300 sqm consented in 2011/12-2013/14 was analysed to
establish whether there was a particular scale which appeared to be the limit to compatibility
with a predominantly residential area. This starting point is in line with the threshold that triggers
the need for out of centre retail impact assessments under Policy INF5, so was seen to be a unit
of a size with strategically significant impacts.
This process found 91 potential gains over this period. These were sifted to exclude those falling
within designated areas and as part of major mixed use schemes, reducing the list to 33 consents
which were looked at in more detail.
In addition, information about existing standalone employment clusters to see to what extent the
proposed scale was representative of existing viable business units.
Findings
The average floorspace provided for in these consents is 78.6sqm, the vast majority for B1a and
sui generis uses. It is unclear whether the same scale is appropriate for B8 and B2 uses. However,
it does compare with for example, LB Hackney’s definition of affordable, micro-business
floorspace (90 sq m or less) which covers B1a/b/c and B2 albeit seeking this within defined major
commercial developments, mixed use areas and protected employment areas.
27
Recommendation
Therefore it is recommended that a figure of 100sqm GEA is proposed for consultation purposes
to seek the views of consultees on its appropriateness.
2. Defining a better-approach to Live-Work to ensure it delivers
employment
Context
The Live-Work concept as a mixed use typology has a role in providing sustainable urban living
and local job opportunities. The flexible design requirements of Live-Work schemes
conventionally include provision of sufficient business and communal space and structural
requirements for industrial users. Historically Live-Work units have gained consent in the Borough
as part of mixed use schemes largely on former non designated employment land. This has been
in an attempt to re-provide the employment floorspace lost by the redevelopment.
However, in recent years there have also been significant losses of such floorspace to residential,
suggesting that they do not perform as well as they might. This goes against the grain of general
trends in relation to information-technology enabled remote working and innovation in
manufacturing such as 3D printers that might be expected to be ideal for Live-Work
environments. It may be the case the case that start-ups more commonly occur incidentally and
grow through flexible home working within the home rather than requiring dedicated floorspace.
Methodology
Planning approvals over the last three years were analysed to determine the format and location
live-work units have been provided or lost. Neighbouring and contextually similar boroughs’
policy support for SME space and Live-Work development was scrutinised to ascertain good
practice.
Findings
Within Newham a snapshot of significant historic schemes is considered in the table below.
Livework
Total units
Scheme
Bridge Point Lofts/Vineyard Studios E7
Burford Wharf Cam Road E15
Sky Studios E16
Please note: Burford Wharf is within LLDC area
65
79
31
BridgePoint is located within walking distance of Green Street town centre and Sky Studios is a
considerable distance from a centre. Burford Wharf, whilst a distance from Stratford town centre,
28
has a bespoke management company and has been developed as a large mixed use scheme
which perhaps has critical mass and was close to an established business community in the area.
Business rates data (from 2014) suggests around 35 businesses are operational from these units.
In contrast, business rates data suggests that occupancy of Bridge Point and Sky Studios is
minimal.
More recently, over the last three years consents granted have resulted in a potential net gain of
1,951sqm of live-work floorspace, justified as part of sites’ employment provision, and to activate
ground floors, potentially also responding to flood risk. This largely consists of consent granted
for Canning Town Area 7, a large town centre Strategic Site. It remains unimplemented at this
stage.
Over the same period there has been a steady succession of applications to convert Live-Work
units to residential only use, resulting in the loss of 138.7sqm of Live-Work space as part of three
applications. Such losses were all within non town centre locations. Two were in isolated areas
not part of an employment cluster to allow for the critical mass of supporting uses; however the
other was in Burford Wharf, contrary to what might be expected.
Boroughs such as Hackney, Lambeth and Lewisham support managed workspace in designated
areas including town centres and employment areas. Boroughs generally require incorporation of
flexible design features in industrial units to provide adaptability for a range of uses. They
identify a particular demand from small and micro-sized businesses, and find that in addition to
providing for this market, business and financial advice should be accessible to minimise exposure
to risk. Policy support for Live-Work development is much less explicit and even discouraged.
Hackney found limited occupancy levels of Live-Work units and purely residential conversion of
most were impacting on the Council’s ability to tackle worklessness and provide affordable
employment space.
Recommendation
The Live-Work concept in Newham has been of varied success. It may be appropriate to support
the provision of Live-Work in appropriate locations or in appropriate mixed use typologies;
specific management arrangements could also be specified to foster the growth of
microbusinesses however. Consultation input to help advise on such options should be sought.
3. Defining Micro-business floorspace scale
Context
Microbusinesses are an important component of the borough’s employment offer. Anecdotal
evidence from telephone enquiries, together with the 2010 business survey suggests that modern
small business space (including move-on space) is particularly sought and may be lacking. As
indicated above agglomeration and adequate management can help these businesses to establish
themselves; whilst to encourage such development, the concept of Micro-Business Opportunity
Areas is proposed. This is reconciled with the overall mixed use strategy/hierarchy outlined above
by directing these to areas where activity is already significant (unconsolidated commercial areas
29
at the edge of town centres). However, in order that a very specific market is targeted, an
appropriate scale limit is required to be defined.
Methodology
Accepted employment density ratios for business falling within B1a and B1c Uses Classes were
applied to assess the maximum floorspace that might be required for the maximum sized microbusiness, based on definitions by number of employees. This was cross-referenced against a local
business survey carried out as part of the Employment Land Review 2010 and the approach taken
by other similar/neighbouring planning authorities have been considered.
Findings
The Commission of the European Communities defines a microenterprise as employing 10 or less
people. It was found that 570sqm NIA is the smallest capacity that could accommodate 10
workers involved in light industry employment in a micro-business.
However, Hackney considers small/micro space of any B space of 90sqm or less and GLA identifies
70-90 sqm as smallscale workspace. The largest proportion of local businesses wishing to relocate
surveyed (28.5%) selected a requirement for less than 90sqm floorspace.
Recommendation
To ensure flexibility up to 10 workers or 570sqm NIA is proposed for consultation purposes as a
maximum threshold for microenterprise proposals at these locations seeking views on its
appropriateness in relation to strategic impact.
30
Appendix 1 Appraisal Matrix
Local Industrial Locations
Existing predominant land use
potential for in-situ expansion
supports local or strategic clusters
existing waste management/transport
functions
provides lower cost accommodation
well located to strategic highway network
offers 24 hour working
Servicing of businesses
provides sufficient operational parking
Impact on sensitive and incompatible land
uses
B1c/B2/B8/utilities
non-B employment uses
vacant land & vacant
buildings
presence of business cluster
1
-1
presence within/adjacent to
potential
direct access
within 100m
Yes
No
Adequate
Not adequate
Adequate
Not adequate
Potential impact
No impact
1
1
1
0.5
1
0
1
-1
1
-1
-1
1
1
1
Local Mixed Use Areas
B2/B8/utilities
other employment & nonExisting predominant land use
employment uses
Yes
Part of wider regeneration focus (Crossrail
potential/regeneration area/Enterprise Zone) No
PTAL 5-6b
PTAL3-4
Access to public transport
PTAL 0-2
within 500m (as the crow
files)
Well located in relation to town centres
> 500m (as the crow flies)
provides lower cost accommodation
potential
-1
1
1
0
2
1
0
1
0
1
31
Proposed
designation
LIL1
LIL2
LIL3
LIL4
LIL5
Hectares
7.9
11.9
2.2
5.2
0.9
LIL6
LIL7
LIL8
LIL9
LIL10
LIL11
LIL12
LIL13
6.9
10.5
7.2
1.3
1.4
2.5
1.9
1.2
LIL14
LIL15
LIL16
scoping
scoping
1.7
12.7
1.3
0.1
0.1
potential
for in-situ
expansion
supports
local or
strategic
clusters
existing waste/
transport
functions
protential
for lower
cost work
space
well
located to
strategic
highway
network
offers
24 hour
working
servicing
of
businesses
provides
sufficient
operational
parking
potential
impact on
sensitive and
incompatible
land uses
Total
SiteName
Existing
predominant
land use
Stephenson Street
Jubilee Line Depot
East Ham Depot
Bidder Street
Silvertown Arches
1
1
1
1
1
-1
-1
-1
1
-1
1
1
1
1
1
0
1
1
1
0
1
1
1
1
1
0.5
0.5
0
0.5
1
1
1
-1
1
1
1
1
1
1
1
1
1
1
-1
1
1
-1
-1
1
1
6.5
5.5
3.0
7.5
7.0
1
1
0
1
1
1
1
1
1
-1
1
-1
-1
-1
-1
-1
0
1
0
1
1
1
0
1
1
1
0
1
1
0
0
0
1
1
1
1
1
1
1
1
0.5
0.5
1
0.5
0.5
0.5
0.5
0.5
1
1
1
1
1
-1
1
-1
1
1
0
1
1
1
1
1
1
1
0
1
1
1
1
1
1
1
1
1
1
-1
-1
-1
8.5
7.5
5.0
7.5
7.5
2.5
3.5
2.5
1
0
-1
1
1
1
1
1
-1
-1
0
0
0
0
0
0
0
0
0
0
1
0
1
1
1
-1
1
1
0
1
1
1
1
1
1
1
0
0
0
0
1
0
1
0
0
1
1
-1
1
0
6.0
4.0
3.0
3.0
3.0
Land East of London
City Airport
Folkestone Road Depot
Beckton Gateway
Canning Road East
Aldersbrook
Nursery Lane
Bridge Road Depot
Butchers Road
East Ham Industrial
Estate
Albert Island
Grantham Road
Abbey Road arches
Manor Road arches
32
Proposed
designation
LMUA1
LMUA2
LMUA3
LMUA4
LMUA5
LMUA6
LMUA7
LMUA8
LMUA9
LMUA10
LMUA11
LMUA12
LMUA13
LMUA14
LMUA15
LMUA16
LMUA17
scoping
scoping
scoping
scoping
scoping
scoping
Hectares
0.9
1.3
2.8
3.6
0.7
1.7
1.3
2.5
0.4
1.9
0.4
0.4
1.2
2.0
12.7
0.9
0.4
0.4
0.1
0.05
0.1
0.2
0.1
SiteName
Existing
predominant
land use
Silvertown Arches
Canning Road East
Aldersbrook
Nursery Lane
Nursery Lane
East Ham Industrial Estate
Grantham Road
Forest Gate Arches
Ashburton Terrace
Bridge Road Depot
St Marys Industrial Estate
Sprowston Mews
Canning Road West
Butchers Road
Albert Island
Dulcia Mills
Grove Crescent
Quarter South of Eight Avenue
7-9 Sebert Road
East Road
Sherrard Works
Fry Road
Church Road Studios
1
-1
1
0
0
-1
1
-1
1
-1
1
-1
1
1
0
1
1
1
-1
1
1
-1
1
Access to
public
transport
part of wider
regeneration focus
0
0
0
1
1
0
0
1
0
0
1
1
0
1
1
0
1
0
0
0
0
0
0
Well located
in relation to
town centre
0
2
2
1
1
1
2
1
2
2
1
1
2
0
0
1
2
0
1
1
1
1
1
1
1
0
1
1
0
0
1
0
1
1
1
1
1
0
0
1
0
1
0
1
1
0
Lower cost
accommodation
operational
parking
Total
1
1
0
1
1
1
0
1
0
0
1
1
1
1
0
1
0
1
1
1
1
1
1
1
1
0
0
0
1
1
0
0
1
0
0
1
0
0
0
0
0
0
0
1
0
0
4.0
4.0
3.0
4.0
4.0
2.0
4.0
3.0
3.0
3.0
5.0
3.0
6.0
4.0
1.0
3.0
5.0
2.0
2.0
3.0
5.0
2.0
3.0
33
Appendix 2 Overview Map: Proposed LILs & LMUAs
34