White Rock Business Park Infrastructure BUSINESS PLAN · 2010-11-27 · White Rock Business Park Infrastructure Business Plan Roger Tym & Partners November 2006 3 Need to diversify

Appendix 1 to Report 342/2006

White Rock Business Park Infrastructure

BUSINESS PLAN

in support of Objective Two Application

Applicant: Torbay Unitary Authority

This document is formatted for double-sided printing.

A507

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ROGER TYM & PARTNERS

3 Walsingham Place Truro Cornwall TR1 2RP t 01872 260926 f 01872 260992 e [email protected] w www.tymconsult.com

CONTENTS

1 THE PROJECT ......................................................................................................... 1 Introduction ........................................................................................................................ 1 Project Aim ........................................................................................................................ 1 Project Objectives ............................................................................................................. 2 Overview of Issues ............................................................................................................ 2 Fit with Objective Two Priority and Measure ..................................................................... 3 Project Location ................................................................................................................. 4 Delivery and Operation of the Project ............................................................................... 4 Project Links with Other Local Initiatives .......................................................................... 4 Project Fit with Regional Strategies .................................................................................. 6 Fit with Objective Two Cross Cutting Themes .................................................................. 9 Extent of Private Sector Involvement .............................................................................. 12 Project Promotion and Marketing .................................................................................... 12

2 MARKET NEED FOR THE PROJECT ..................................................................... 13 Current baseline .............................................................................................................. 13 Economic Market Failures ............................................................................................... 13 Overview of Market Failures ........................................................................................... 14 Evidence of Need and Support from other Organisations .............................................. 14 Alternatives to the Project ............................................................................................... 15 Assessment of Risks ....................................................................................................... 16

3 PROJECT OBJECTIVES ........................................................................................ 19 Quantifiable targets ......................................................................................................... 19 Summary of Net Employment Effects ............................................................................. 21 Wider Economic Impacts ................................................................................................ 21

4 PROJECT MANAGEMENT ..................................................................................... 23 Project Management and Monitoring .............................................................................. 23

5 PROJECT WORKPLAN .......................................................................................... 25 Key Tasks and Milestones .............................................................................................. 25

6 PROJECT COSTS AND FUNDING.......................................................................... 27 Project Costs ................................................................................................................... 27 Project Funding ............................................................................................................... 27 Need for Objective Two Financial Support ..................................................................... 27

7 EXIT STRATEGY ................................................................................................... 29

APPENDICES: Appendix 1: Application for Reserved Matters Appendix 2: Location Map / Site Plan Appendix 3: Strategic Context Appendix 4: Socio-Economic Profile Appendix 5: Letters of Support Appendix 6: Programme of Works Appendix 7: Costs

White Rock Business Park Infrastructure Business Plan

Roger Tym & Partners November 2006 1

1 THE PROJECT

Introduction

1.1 This application is for infrastructure works at Long Road South, Paignton. The infrastructure works will prepare and service the 16.96 ha site for future use as a Business Park (White Rock Business Park). The elements for which funding are sought are:

� Demolition and site clearance

� Roads (including access roads and internal site roundabouts )

� Infrastructure – water, electricity, gas, telecommunications, ICT, drainage, street lighting

� Bus stops, cycle routes and footpaths

� On site landscaping

1.2 Following the completion of the infrastructure work the site will be developed to provide a high quality prestigious business park set in an attractive, landscaped site covering 16.96 hectares.

1.3 The site is considered the “cornerstone of Torbay’s future employment land provision”. It will provide a maximum of 44,195 sq m of floor space incorporating B1 business use (offices, research and development, and light industry appropriate in a residential area) and ancillary uses (including a hotel with business conferencing facilities, health and fitness complex, pub/restaurant, retail units, creche). The number of jobs to be generated from the development of the business park is estimated to be 2,044 FTE jobs (net) / 2453 FTE jobs (gross).

1.4 The project is deliverable within the timescales of the Objective Two Programme. The scheme has outline planning permission, a signed Section 106 agreement, full ownership of both on-site and off-site land and match funding. The information required to cover reserved matters in the outline planning permission has been submitted (copy attached – Appendix 1). Funding support for the project is needed to enable the project to go ahead due to the high cost of development in this location (including extensive off site mitigation works) and the low level of returns.

Project Aim

1.5 The project will provide the site for a modern Business Park that will create a thriving economic hub for Torbay, responding to the needs of the local economy. The Business Park will provide prestige accommodation set in an attractive and conducive work environment, making full use of the topography of the site. Associated ancillary facilities will complement and enhance the Business Park.

1.6 This application is for the infrastructure works that are required to prepare the site for the development of the White Rock Business Park. The development of a Business Park will meet the needs of local indigenous businesses and encourage inward investment into Torbay. The high quality design will provide a new facility that will meet the needs of a segment of the market that does not currently exist in Torbay. This quality design is proposed in order to attract both high value companies via inward investment as well as to promote the growth of appropriate indigenous companies. The location of the Business Park will secure the ‘critical mass’ in the Long Road area fusing the impact of existing users in the area - South Devon College, business starter units and existing employment units.



1.7 The need to reverse Torbay’s economic problems is ever pressing. With a declining tourism and fishing industry and the closure of the major opto-electronics employer

1

(which had been seen as the foundation stone of a new economic base in 1995), a new strategy is required. This strategy has now been developed and fully consulted in the form of the Economic Regeneration Framework document prepared for the Torbay Development Agency by GHK Consultants. This framework clearly embodies development of higher value knowledge-based industries including creative industries. The development of a Business Park at Long Road South provides a major component of this strategy and represents a strong collaboration between Torbay Council, SWRDA, Torbay Development Agency and a private developer, Abacus Developments.

Project Objectives

1.8 A series of preparatory engineering works must be completed to enable the site to be developed. The specific objectives of these preparatory works are:

� Demolition of existing structures and clearance of hard standing etc.

� Installation of site access roads

� Preparation and development of road infrastructure including roundabouts

� Provision of associated services (street lighting, water, drainage, gas, telephone, ICT etc.)

� Provision of public and non-car borne transport infrastructure including bus stops, cycle routes and footpaths

� Earthworks to profile the site and create plots suitable for development

� On-site landscaping

1.9 Following completion of the site preparatory and infrastructure works and in order to provide a prestige Business Park, future objectives will be:

� Development of individual plots for B1 business occupiers

� Development of ancillary uses (hotel, leisure facilities, health/childcare facilities, local retail facilities etc.)

Overview of Issues

1.10 The provision of a Business Park will help address a range of economic problems that are evident in Torbay and which have stifled the local economy and exacerbated the unemployment situation:

� Torbay’s economy is focused on a few key sectors that tend to be low value, low wage including tourism, retail and social care

� Economic decline across Torbay (especially in the manufacturing and fishing sectors) resulting in high unemployment (2.6% for Torbay and Blatchcombe in July 2006, equal to the national rate, but significantly higher than the rate for the South West (1.6%))

� Decline and ultimate closure of Nortel with the loss of over 5,000 jobs (representing 9.3% of the total workforce employed in Torbay in 2001)

� Torbay has the second lowest GVA (2003) in England (63% of England & Wales figure)

� Low pay and low average incomes

1 Nortel: which provided a quarter of a million square feet of manufacturing space and 5,000 jobs



� Need to diversify the economy

� High levels of deprivation within Torbay (ranked as the sixth most deprived local authority within the South West, IMD 2004 and 94

th most deprived in England)

� Need for appropriate infrastructure is a key issue e.g. better access, affordable housing and serviced employment sites including a shortage of high quality business premises to meet the needs of both existing and new companies

� Need for progressive orientation of the economy towards new knowledge based industries with inherently better GVA and value of jobs created

Fit with Objective Two Priority and Measure

1.11 The project fits with and addresses the issues of the Objective Two Programme: Priority Two, Measure Four.

Priority Two: SME Development, Technology and Innovation

� To increase the competitiveness and sustainability of new and existing SME’s as a means of increasing employment and income

Measure Four: Creating a Better Environment for Business

� To increase competitiveness through ensuring that there is sufficient provision of affordable premises, facilities and infrastructure which meets the needs of new and expanding businesses

1.12 The White Rock scheme addresses the purpose of Measure 2.4 in the following ways:

Context: There is an identified market failure in relation to serviced sites and premises for smaller companies and a need for an adequate range of business infrastructure to encourage both continuing investment and new investment.

White Rock Scheme: The development will address an identified market failure and provide the necessary infrastructure to develop a Business Park and thus encourage continuing and new investment into Torbay.

Context: There is a recognised lack of high quality, affordable sites and premises with particular emphasis upon technology and knowledge related based industries. This is evident for new and expanding businesses.

White Rock Scheme: The investment in infrastructure will enable development of a high quality site and will provide premises for technology and knowledge based industries and businesses.

Context: Access to services such as ICT infrastructure and facilities, vocational training and research and development facilities are vital for company growth and for the development of technology and knowledge based industries.

White Rock Scheme: The site will provide ICT capability for the Business Park occupants and is ideally located to benefit from the training facilities provided by the neighbouring South Devon College.

Context: The identification of a variety of issues relating to the property needs of existing businesses (1 in 4 businesses in the South West Objective Two area indicated limitations on their current premises which in turn impacted upon their competitiveness).

2

White Rock Scheme: The Business Park will provide additional employment space which will enable local businesses to relocate if necessary and free up existing employment space for occupation by other local businesses.

2 Programme Complement, revised edition, 28 July 2005



1.13 This project complies with a range of the indicative activities that can be supported under Measure 2.4:

i) Preparation and servicing of land to provide high quality sites and accommodation

ii) Returning land to economic uses through the removal of dereliction and reclaiming brownfield sites

iii) The provision of ICT infrastructure where a market fails to provide it

Project Location

1.14 The White Rock Business Park site is located to the south west of Blatchcombe Ward, Paignton, Torbay Unitary Authority. A location map and site plan are included in Appendix 2. The site is within the section of land allocated within the Adopted Torbay Local Plan (1995-2011) as a ‘Prestige Business Park’. A part of the land has been developed previously (Waddeton Close).

1.15 The site is easily accessible and is described in the Local Plan as having ‘prime locational and access qualities’ linking with the main road network; with the A3022 as its eastern boundary. The site is within close proximity to main centres of population - 4 miles from the centre of Torquay (to the north east); 1.8 miles from the centre of Paignton (north east); and 2.6 miles from the centre of Brixham (south east). The site is exceptionally attractive lending itself to very high quality employment space specification. This quality is fully consistent with the target market of higher value knowledge based industries – both indigenous and inwardly investing.

Delivery and Operation of the Project

1.16 Torbay Council will be responsible for project and financial management for the delivery of this site infrastructure project.

1.17 The specific roles the partner organisations will provide (as set out in a tripartite agreement) are:

� Site Owner: as owner of the site, Torbay Council will oversee the development of the project

� Project Management: Torbay Council will appoint a Project Manager from SWRDA (Mark Wray) to contract for and supervise the infrastructure elements of the project ensuring all elements are completed on time, to standard and within budget. The Council will follow its standard procedures for infrastructure works

� Financial Management: Torbay Council will keep all financial records relating to the project, using standard financial procedures

� Monitoring: the SWRDA Project Manager will undertake monitoring of the project’s progress and will provide all required information to Torbay Council and GOSW

� Land ownership: Torbay Council will retain ownership of the land required for infrastructure development and will adopt the infrastructure as the local Highways Authority when the work is complete

� Marketing: the sites will be marketed by all the parties involved in its development – Torbay Council, SWRDA, the Developer of the Business Park, and Torbay Development Agency

Project Links with Other Local Initiatives

1.18 South Devon College has received funding to support the relocation of the College from a number of locations to a modern £28 million campus close to the White Rock Business Park (Vantage Point, Long Road South). The new site provides an extensive variety of academic and vocational programmes. In addition, the site now houses new



managed workspace with a manager appointed to build the tenant base. There will be close collaboration between the College and the manager of the workspace to encourage students and members of staff with business ideas to start enterprises in a quasi incubation environment as well as providing support to other new enterprises in Torbay. Links between the White Rock Business Park and the new College campus provide an excellent opportunity for mutual benefit:

� The prospect of closer business and physical links and interaction between training, education and business and enterprise, to the mutual benefit of all parties

� Improved bus provision to serve the immediate area and various destinations in Paignton, Brixham and Torquay, including the provision of a modern, safe and weather-proof waiting facility for bus passengers

� Improved cyclist and pedestrian facilities at the entrance of the site at the junction with Long Road, Brixham Road and Goodrington Road

1.19 There have been a number of other projects funded through Objective Two which aim to address economic issues within Torbay. The majority of these are tourism related and aim to strengthen the tourism industry and develop the market. Projects include Torbay Harbour Regeneration Project Phase 3, a £3.5 million scheme to complete the programme of work to restore the harbour area in Torquay which has concentrated on improvements to the public realm at Beacon Quay which will enable the hosting of large scale maritime events as well as provide a much more attractive setting for the harbour for use by visitors and local residents.

1.20 In addition to projects that have received funding, there are a range of initiatives that are at varying stages of development to address the employment and economic issues faced by the Torbay area. These initiatives are considered to be complementary to the plans for a White Rock Business Park at Long Road South. In this regard, the White Rock site is identified in the Adopted Torbay Local Plan (paragraph E1.19(D)) as the sole location for a prestige business park within the Borough. This followed the allocation of the site as the Borough’s only employment site of Sub-Regional Significance in the Devon Structure Plan. Each scheme addresses a different aspect of need in relation to employment space. They are detailed below.

i) Torbay Innovation Centres: Torbay Development Agency is supporting the development of 25,000 sq ft across three sites to provide incubation facilities and resources for businesses. The sites will be linked to one management and business support organisation. One site has been developed (the site at the new South Devon College noted above) and a further site is planned at Lymington Road (currently being appraised for funding). The third site will be promoted in 2007, probably in Paignton.

ii) Employment Space:

� Edginswell (Riviera Way South) – outline planning permission has been received although there are design issues to be resolved. The site is earmarked for professional offices for architects, accountants etc. There is a demand from such firms who require relocation from the local town centres

� Workspace is being planned as part of the Brixham Regeneration project

1.21 In addition to these proposals there are a number of other projects in the pipeline. These would complement the development of a Business Park at Long Road South as they span the wide ranging employment space needs within Torbay:

� Bookham’s factory site (SWRDA have indicated future uses should complement the Business Park uses as it is located near to the planned White Rock Business Park gateway). This site has been operating as an employment site for many years and is thus currently serviced



� Yalberton / Paignton West – the future of this employment site of 16.6 hectares (41 acres) will be addressed through the Local Development Framework Core Strategy. The site is currently allocated for B1, B2 and B8 uses and is not really compatible with the higher quality usage envisaged at the White Rock site as reflected in the Local Plan. The Local Plan Inquiry Inspector’s Report indicates that: “In respect of the Yalverton Road site, the Council consider that the close proximity to a scrap yard, the presence of overhead power lines and the steepness of the terrain would be serious deterrents in creating a prestige business park environment for B1 uses only.”

1.22 In addition, a development of high quality office space has been built recently (2005/6) at Riviera Way North. The development of this site, together with the development of land to the south of Long Road (and to the rear of Suttons Seeds) during the past five years, has resulted in an increase in the take up of employment land in Torbay of 2.74 ha in 2005 and 2.2ha in 2006 compared to a trend rate of approximately7 1.5 ha in the previous decade.

Project Fit with Regional Strategies

1.23 Relevant regional and local policies have been reviewed to assess the fit of this project within the strategic policy context. The full review can be found in Appendix 3.

Regional Economic Strategy and SWRDA Corporate Plan

1.24 The Regional Economic Strategy sets out the key objectives and priorities for delivering economic growth in the South West over the next decade. The White Rock Business Park proposal fits with, and will contribute towards, the aims and objectives of the RES, in particular:

� Strategic Objective 1: Successful and Competitive Businesses:

� Regional Priority 1A: Support business productivity – The SWRDA and partners have identified ‘the delivery of sustainable sites and premises for business growth’ as a key activity

� Strategic Objective 2: Strong and inclusive communities:

� Regional Priority 2B: Regenerate the most disadvantaged areas – The SWRDA aim to focus much of their regeneration activity in areas of greatest need. Torbay includes some of the most deprived SOAs in the South West. The development of White Rock Business Park will assist the regeneration of the area through the provision of higher skilled and higher paid jobs

Draft Regional Spatial Strategy

1.25 The Regional Spatial Strategy (RSS) will supersede Regional Planning Guidance (RPG) 10, and will look ahead to 2026.

1.26 The RSS emphasises the requirement to focus development in the region within Strategically Significant Cities and Towns (SSCTs). SSCTs offer the greatest opportunities for employment and the greatest levels of accessibility by means other than car. Torbay has been identified as one of the South West’s SSCTs (Development Policy A).

1.27 Policies E1 and E2 state that local authorities should maintain a ready supply of sites and premises to meet local requirements for business expansion and inward investment. In the case of SSCTs, the employment land and premises provision should be aligned with the forecast employment growth up to 2026.

1.28 The development of White Rock Business Park fits directly with policy SR27 – ‘to stimulate economic development in Torbay’. The policy outlines the need to provide



infrastructure to cater for job growth of about 11,700 jobs in the Torbay TTWA over the RSS period.

A Sustainable Future for the South West

1.29 The specific themes highlighted in this strategy that are fulfilled by the White Rock Business Park are: economic development (encouraging new businesses into the Torbay area to increase the circulation of wealth within the region, increase employment prospects and increase incomes); regional inequality (increasing opportunities to access employment); business and work (reducing unemployment, encouraging businesses to set up or expand); transport (promote efficient transport systems accessible to all).

Devon Structure Plan

1.30 The Structure Plan identifies specific urban areas as major job markets and opportunities for strategic economic growth. Torbay is one of these urban areas and as a PUA is identified as providing an opportunity for new development (on greenfield and brownfield land). The Plan recognises the need to link sustainable development and quality of life with economic prosperity The White Rock Business Park will contribute to this need through the provision of more jobs and more choice of jobs (to help increase incomes).

1.31 The specific ‘high level policy aims’ supported by the White Rock Business Park are Aim 3 (community self sufficiency); Aim 5 (dynamic and healthy economy); Aim 6 (sustainable transport network); and Aim 7 (meeting the need for infrastructure). The White Rock Business Park will provide new facilities in a location accessible to an urban area, provide opportunities to access employment by public transport, reinforce Torbay’s role at the top of the settlement hierarchy, broaden and diversify the area’s economic base, attract inward investment, link infrastructure needs to the development and support economic restructuring.

1.32 A specific policy addressed by the White Rock development is Policy ST19 Strategic Development Sites for Employment proposed in or adjacent to Torbay, Plymouth & Exeter. These sites must be of a sufficient scale to accommodate major economic development proposals and be developed in a sustainable way to a high environmental standard. They should be located where they can be accessed from the strategic road network and have a high degree of accessibility from the main public transport networks. The proposals for White Rock Business Park fulfil these requirements.

Torbay Local Plan and Long Road South Planning Brief

1.33 The White Rock Business Park is identified within the Local Plan (Policy E19) as an employment site – with additional guidance in the form of a Long Road South Planning Brief. Policy E19 (d) provides further detail on how the site is to be developed – the project fully meets all of the requirements necessary for the development of a site for B1 uses in two phases. The site has been designed to comply with the requirements of the Planning Brief and has been granted outline planning approval. An application has now been submitted to cover the reserved matters detailed in the planning approval.

Torbay and South Devon Sub Regional Study Findings, June 2005

1.34 A sub regional report was prepared by Torbay and its neighbouring authorities as an input into the Regional Spatial Strategy. The document identifies broad brush strategies for development within the sub region until 2026. The key issues highlighted within the report are the need for affordable housing, together with recognition of the need for employment and infrastructure to create sustainable communities.

1.35 There is a focus on the need to attract high quality business to the area, by improving accessibility (‘improved infrastructure and communications are essential in order to attract high-quality business and improve accessibility’) and providing serviced



employment sites. The requirement for intervention and/or gap funding to support the high cost of providing such infrastructure is stated.

1.36 The report notes that the creation of higher wage jobs is necessary, with development reflecting the functionality of the settlements in the area. Torbay’s status as a Principal Urban Area requiring urgent regeneration and a focal point for development, including jobs and skills is noted. There is recognition of the importance of the tourism industry in Torbay, tempered by the need to ensure that there is a significant process of regeneration and diversification to broaden its economic base.

1.37 In relation to economic development within the sub region, the report refers to economic growth and current allocated employment sites (Local Plan 1995-2011). The report notes that recent Planning Inquiries have referred to the lack of suitable serviced employment sites and limited external road links and their impact on inward investment and the migration of companies out of Torbay.

1.38 The report suggests that much of the housing development will occur naturally through market forces, but that infrastructure improvements will be needed ‘to achieve economic regeneration as will gap funding to provide services for the land and help job start ups.

Torbay Economic Regeneration Framework: Draft Strategy

1.39 The Economic Regeneration Framework sets out a three part ‘Vision for the Torbay Economy’ which by 2016 will:

� Meet the changes and challenges to the existing economy by strengthening the ability of existing keystone sectors to adapt and prosper and by encouraging diversification to meet new opportunities

� Equip and support businesses to be more innovative and entrepreneurial and the workforce to be better educated and skilled to take up changing opportunities

� Ensure that all members of the Torbay community contribute to and share in the benefits of economic change.

1.40 In order to achieve this vision, the Action Plan outlines a series of areas where the economy needs to improve. In particular the Plan identifies a shortage of suitable premises in Torbay which is undermining the growth potential of local industries. In addition, the provision of specialist employment space orientated towards professionals is also in relatively short supply. The Framework and Action Plan highlight the need to provide ‘business and infrastructure support for economic growth’ as a key priority for Torbay.

1.41 The development of the White Rock Business Park is in line with Priority 4.5 – provision of appropriate employment land.

Torbay Employment Land Review

1.42 The Employment Land Review has been undertaken to inform the emerging Local Development Framework (LDF) and Regional Spatial Strategy.

1.43 The core scenario forecasts prepared to inform future employment land allocations indicate an overall increase in jobs of around 6,000 between 2005 and 2016. Most of the economic growth will be from the area’s main employment sectors of health, hotels, retailing and construction. However, manufacturing and wider industrial activities remain strong, if relatively minor, parts of the economy.

1.44 Although there is adequate employment land allocation, the Review indicates a need for a wider range of sites and premises to meet the needs of emerging industries, as several of the current sites are of poor quality in terms of site access or visibility. The Review emphasises the need for greater focus on the quality of employment land to meet future needs, including indigenous growth. Most significantly, there is a mismatch



between demand (i.e. what employers would want) and supply (i.e. what seems to exist) in the quality of the sites.

1.45 White Rock Business Park will provide the type of high quality environment that emerging, higher value businesses are seeking currently and over the next decade.

Summary of Policy Context

1.46 The development of the Long Road South site for employment uses fits with the policy context of the region and the locality. SWRDA identifies the need to ensure regionally significant sites are brought forward. The Adopted Torbay Local Plan states that ‘the development of a prestige business park at Long Road South is proposed’ (E1.19D). Supplementary Planning Guidance has been prepared for the site.

Fit with Objective Two Cross Cutting Themes

1.47 White Rock Business Park will contribute directly to the cross cutting priorities of environmental sustainability, equal opportunities and the information society. The way in which the development of the infrastructure works will contribute to the cross-cutting themes are detailed in the following three sections.

Environmental Sustainability

1.48 The principles incorporated in the ‘South West Sustainable Development Framework’ and the ‘Sustainable Construction Charter’ (Future Foundations) will be addressed by the project and are covered by the Tripartite Agreement. The six principles of the Sustainable Construction Charter are listed below together with details of how the project addresses the principles:

iii) Siting: Buildings should 'sit' appropriately in their surroundings - be sensitive in scale and style to the character of the existing natural and built environment, re-use previously developed sites, wherever possible, and develop locations already served by transport, communications and utilities infrastructure

� Siting: the masterplan for the site has been carefully considered to minimise impact on the environment (in line with the Planning Brief) and part of the site is a ‘brownfield’ site

� Landscaping of the site to reduce impact and enhance the local environment: the proposals incorporate significant on-site and off-site landscaping to minimise the impact on the local environment and to ensure the landscape of the Business Park is as attractive and natural as possible

� An archaeological desk study was undertaken in September 2004 to inform the Environmental Statement accompanying the successful outline planning application for the site. Further archaeological assessment and evaluation will be undertaken during the infrastructure design and implementation stages of the project

� Various ecological studies and surveys have been undertaken for the site and a report was included in the Environmental Statement prepared to accompany the outline planning application. A supplementary bat survey is being undertaken to confirm the appropriateness of the mitigation measures identified in the Environmental Statement

iv) Materials: Construction should prioritise the use of local and natural/recycled materials

� The ‘Long Road South Planning Brief’ (Torbay Council) outlines the range of materials and colour pallet that will be acceptable within a Business Park at the site to provide a high quality built environment sensitive to its environmental surroundings. The ‘Design Statement and Landscape Strategy’ prepared by Stride Treglown for the site has taken these requirements into account



v) Construction techniques: The latest environmental techniques should be specified - to save energy, water and waste during a development's construction, operation and decommissioning phases

� During the design phase consideration will be given to the environmental implications of different construction methods, operation of the development and decommissioning requirements. Specific targets will be developed during the design process for the environmental performance of the project during the life of the development. Progress towards these targets will be measured and results fed back during the lifetime of the development

� Construction contractors will be required to operate within an ISO 14001 compliant Environmental Management System (EMS) and a specific Site Environmental Management Plan (SEMP) during construction

� Construction contractors will be required to operate within a framework that promotes considerate behaviour to neighbouring communities e.g. Considerate Constructors Scheme or the company’s own Code of Practice

vi) ICT: Construction design and specification should maximise future Information Communication Technology capacity

� The project provides for the installation of ICT infrastructure for use by all future occupiers of the site

vii) Community Involvement: Communities should be informed about, and involved in, the planning and design of buildings in their area which should be safe, secure and accessible to all

� There have been a range of consultations regarding the development of the Long Road South site including the 1995/1997 White Rock application and Inquiry; the 2001 Local Plan Inquiry; public consultation for the Long Road South Planning Brief; and the outline planning application. All future planning applications will be processed through the Planning system for feedback and comment

viii) Local Sourcing: The use of local labour, training, design and creativity should be maximised to support local economies and minimise energy use in transportation/travel

� The development will seek to maximise use of the local supply chain

ix) Other:

� A Green Travel Plan will be developed for the site and infrastructure works will include the provision of cycle and pedestrian routes

1.49 A full Environmental Impact Assessment has been completed for the proposals at the Long Road South site as required under the Environmental Impact Assessment Regulations 1999. An Environmental Statement for the project was submitted to Torbay Council with the Outline Planning Application. A summary of the impacts identified and mitigation proposed are provided below:

� Identification of an impact upon the amenity of the residents of Waddeton Road; to be mitigated through the creation of a cul-de-sac

� Increased traffic at the junction of Brixham Road / Long Road: to be mitigated through junction improvements (S106 Agreement) and the introduction of a Green Travel Plan (junction improvements are being undertaken funded by SWRDA and South Devon College)

� Ecology - hedgerows on the site are of ecological value: to be mitigated by re-locating key hedgerows and providing a new perimeter Devon hedgebank along Brixham Road and within the terraced car parks



� Hydrology and Flood Risk: the risk of on-site flooding is low, but proposals for drainage of the site are being developed

� Landscape and Visual Impact: the site is in a sensitive location in landscape terms and the issue has been addressed in accordance with the Planning Brief and will be mitigated through extensive on-site and off-site landscaping (detailed within the S106 Agreement), building height restrictions and design and material restrictions for the development

1.50 The environmental targets that the infrastructure project can meet are as follows:

� 1 footpath and cycleway improvement provided

� 4.5 ha of brownfield land prepared

1.51 The environmental targets listed in the Programme Complement that the Business Park will meet are as follows:

� 1 business transport management programme

� 1 project demonstrating increased transport modal choice

� 4.5 ha brownfield land developed

Information Society / Information Communications Technology

1.52 The Long Road South infrastructure project and subsequent development of the White Rock Business Park will maximise ICT capabilities within the site. The infrastructure works will include the installation of broadband and other telecommunications (telephone and data) infrastructure. Spare independent duct and draw pit networks will be incorporated within the site infrastructure to receive future ICT installations. This ICT provision will support an increase in business and regional competitiveness.

Equality of Opportunity

1.53 The project will address equal opportunities issues (‘positive action on equality of access for all’

3) in the following ways:

x) Access to Jobs

� The site will generate significant numbers of jobs in its construction and when the plots are developed. The close proximity of the site to centres of population in Torbay, Paignton and Brixham as well as its proximity to South Devon College, the prime provider of vocational training in the area, will ensure that local people have excellent access to the jobs to be provided on site

xi) Physical Access

� Torbay Council will ensure that the selected contractor complies with legislation to ensure the site is safe and secure for all staff

� The site is accessible by public transport and increased services are being negotiated with local service providers

xii) Provision of facilities / other to support equality of opportunity following the initial infrastructure works:

� All buildings (business units, hotel etc.) will comply fully with Part M (Access To and Use of Buildings) of the Building Regulations and provide physical access for all

� The site will have full ICT capabilities

� Provision of a Creche is proposed on the site to allow parents to work

3 Objective One Equal Opportunities Guidance Notes



Extent of Private Sector Involvement

1.54 The infrastructure and site preparation stage of the project to which this application relates will be led by the public sector. Future development of the Business Park will be undertaken by the private sector.

1.55 Land within the north of the site (in the vicinity of Waddeton Close) is owned by SWRDA and the land not required for infrastructure works will be sold to Abacus Projects Ltd. This land is ‘the gateway’ to the site and its purchase by SWRDA illustrates a firm commitment to the scheme which helped to consolidate the viability of the site. The remainder of the land is owned by Abacus Projects Ltd (a wholly owned subsidiary of Sir Robert McAlpine Ltd.). Abacus Projects and SWRDA will provide the land necessary for the infrastructure development to Torbay Council who will then own this land. The road infrastructure will be adopted by Torbay Council.

1.56 Abacus Projects Ltd will retain ownership of the remainder of their land and be responsible for the development of the site for use as a Business Park with ancillary uses as detailed in the Long Road South Planning Statement, the Outline Planning Permission (and submission of details for the ‘reserved matters’) and future detailed planning applications for buildings on the site.

Project Promotion and Marketing

1.57 The specific target markets are knowledge and ICT related businesses. A wide range of options for businesses wishing to occupy sites will be provided to ensure flexibility and to meet the needs of all potential occupiers. For example, freehold and leasehold sites, courtyard schemes, investment packages and complete design and build packages will all be considered.

1.58 The marketing strategy for the project consists of a number of strands, interrelated to ensure the local, regional, national and international markets are made aware of the availability of sites and premises at White Rock Business Park. They are:

� An on-site marketing suite with full time staff

� Torbay Council / Torbay Development Agency will publicise full details of the availability of sites / units in their workspace promotional material

� Private Developer (Abacus Projects Ltd) will provide a dedicated website which will enable the viewer to see an interactive overview of the site and will retain national commercial agents to promote the development

� South West Regional Development Agency will market the site regionally, nationally and internationally and will direct enquiries for employment space in the South West to the private developer



2 MARKET NEED FOR THE PROJECT

2.1 The Torbay economy has suffered from market failure in recent years which has given rise to the need for this project. Details are given below, which begins with an overview of the socio-economic situation of Torbay.

Current baseline

2.2 A socio-economic profile has been completed and is attached in Appendix 4. The main points arising from the socio economic profile are:

� Total Torbay population is 132,800 (2005 mid year estimates) - a steady increase in population has been seen since 1981

� The population density of Torbay (20.6 people per ha) is significantly higher than the South West (2.1) and England and Wales (3.5)

� Job density in Torbay (i.e. the number of filled jobs divided by the resident population of working age) is lower (0.80) than the South West (0.87) and England and Wales (0.83)

� Higher unemployment in Torbay (2.6%) than in the South West (1.6%) (July 2006), unemployment rates are consistently among the highest in the South West

� The Index of Multiple Deprivation ranks Torbay (26.6%) within the top 30% of deprived Local Authorities in England. Torbay is rated as the 6

th most deprived

local authority in the South West and 94th in England & Wales

� Torbay is primarily a low wage economy (gross weekly pay 75% of National average weekly income

4) and is the least prosperous of all the county and unitary

authorities in the South West

� The mean annual wage in Torbay UA in 2005 (£17,975) is £3,379 less than for workers across the South West and £5,879 less than for England and Wales.

� Lower percentage of people working in professional occupations in Torbay (10.8%) and than the South West (11.8%) and England and Wales (12.7%)

� Torbay has over twice the percentage (16.7%) of people employed in Hotel and Catering than the South West (7.8%) and England and Wales (6.8%)

Economic Market Failures

2.3 The economy within Torbay is in decline particularly within the fishing and general manufacturing industries. In relation to the latter, the contraction and ultimate closure of Nortel (hi tech fibre optic company) has impacted heavily on unemployment figures and employment opportunities.

2.4 There is a general concern that the economy is overly reliant upon a low value tourism sector and the achievement of a greater diversity of Torbay’s economic base is essential. Over reliance on tourism has contributed to Torbay’s low wage economy with average wages well below the national average. Factors such as low value employment, seasonal work and under-employment contribute towards this situation.

2.5 Levels of need in terms of the Index of Multiple Deprivation are high. Torbay lies in the within the top 30% of deprived local authorities in England (26.6%) and has similar levels of deprivation for both ‘Income’ and ‘Employment’ indices (26.8% and 26.6% respectively). Torbay is the sixth most deprived local authority in the South West.

4 Annual Survey of Hours and Earnings, 2004, gross weekly pay by place of work



Employment Land

2.6 The lack of good quality employment land for development within Torbay is generally regarded as inhibiting the growth of indigenous businesses and restricting inward investment. This has impacted upon Torbay’s ability to compete with other areas. A market assessment undertaken by Alder King Ltd stated that:

“The Torbay area has historically stood at a significant disadvantage to its neighbouring cities of Plymouth and Exeter, largely due to restrictions on available land and buildings, which acts as a significant barrier to inward investment and job movement.”

2.7 The Local Plan identifies ‘an urgent need to respond to Torbay’s serious economic problems.’ It therefore ‘makes provision for a wide range of employment sites throughout Torbay.’ This includes a prestige Business Park offering a high quality working environment. The Long Road South site is identified in the Local Plan as the only site able to accommodate such a development.

‘In relation to a wide set of planning criteria, Long Road South emerged as the only area in Torbay which complies with the requirement for a business park.’

Market Forces

2.8 It is recognised that public sector intervention is needed within Torbay to enable sites to be brought into use for economic development. Environmental designations, topographic issues and the low level of rents achievable in the area make it very difficult to attract development of sufficient quality without intervention due to their impact on viability. In particular there is no assurance that the additional infrastructure costs including high grade landscaping, as well as the increased cost of higher specification employment space will generate a return to the developer. Without intervention such higher quality premises will not therefore come forward thus impeding any development in the direction of higher value, higher technology industries.

Premises

2.9 The lack of employment land has impacted upon the availability of premises resulting in high demand. This is evidenced through the quick take-up of sites that are developed as recognised by Torbay Development Agency. The Local Plan Inspector accepted that ‘a lack of a prestige Business Park has been a critical factor in slowing down employment development in Torbay’.

2.10 Expansion sites and serviced sites are particularly required. It has been ‘reported that approximately 2% of businesses per annum leave the locality due to insufficient site/premises availability’. The Objective Two Programme Complement identifies the need for workspace and the need for public sector intervention to ensure workspace is provided.

Overview of Market Failures

2.11 The Torbay economy is overly reliant upon the tourism sector which provides low wage, seasonal employment. There is a shortage of high quality workspace within Torbay and a lack of employment land suitable for development. The Long Road South site (designated in the adopted Local Plan as employment land suitable for development as a Business Park) is considered to be key in addressing these issues.

Evidence of Need and Support from other Organisations

2.12 Various regional and local economic reports have discussed the lack of good quality sites and the need for such provision in Torbay.



2.13 Torbay Council’s submission to the draft Regional Spatial Strategy5 notes that:

‘Enquiries to the Torbay Development Agency from local businesses indicate that there is significant demand from local businesses for completed buildings, and that these units would be occupied, if provided.’

‘Provision of serviced employment land: there must be a significant increase in the provision of employment land, particularly within the PUA, in order to improve job prospects and minimise commuting. There is a particular need to provide serviced buildings to help recently started businesses. Where there is a proven need for gap funding, the means of providing this will be assessed against Local Plan objectives and grant policy.’

2.14 The SWRDA has recognised the need for intervention and has assisted the development through purchase of a significant area of land (6.1 hectares) and has provided support for the development of proposals on the site. The RDA is now disposing of its land holding to Torbay Council and Abacus Development Ltd. in order to facilitate the development proposals.

2.15 Support has been received from the following organisations (letters of support can be found in Appendix 5): Torbay Development Agency and the South West Regional Development Agency.

Alternatives to the Project

Do Nothing

2.16 There are a number of consequences that result from not undertaking infrastructure works to support the future development of a Business Park on this site:

� This site is considered the best possible option for the provision of a Business Park within the Local Plan and without support for the infrastructure works the development will not proceed

� Loss of private sector involvement, interest and finance: there are very few economic development sites in the far South West that have been able to attract inward investment. To lose this opportunity to attract private investment (estimated to be in the order of £80m) would be a major loss to the region

� Loss of an opportunity to attract long term, high quality, well paid jobs to Torbay and to diversify the Torbay economy

� A missed opportunity to support local businesses that need to expand but are unable to find appropriate sites and premises

� Loss of the opportunity to improve and enhance the working environment of local, indigenous businesses

� Loss of an opportunity to enhance the image of Torbay as a place for modern, hi-tech activities and industries

� Given the high quality specification of the White Rock scheme, the region will lose an opportunity to learn from this type of development (of which there are few examples within the South West)

5 Torbay Council First Detailed Proposals to the South West Regional Spatial Strategy, (Torbay 4(4) Submission), September 2005



� The loss of a model / new standard for future development in the region demonstrating how such a resource can benefit the region

Do Maximum

2.17 Another alternative to the current White Rock Business Park plans would be that of developing a much larger site thus generating more land available for workspace units/employment land.

2.18 Such a scheme had been proposed in the past (1995) and was for the development of 34 hectares.

‘The erection of a Business Park development, comprising the erection of units for employment purposes within Classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987, together with associated highway and landscaping works and the erection of a balancing pond on land at White Rock, south of Waddeton Industrial Estate, west of Brixham Road, Paignton, Devon.’

2.19 However this application was rejected at a formal Planning Inquiry with confirmation of the decision by the Deputy Prime Minister. The main reasons for this refusal were:

� Premature planning application in relation to the emerging Local Plan

� Unacceptable landscape impact, by virtue of development scale, on the Dart Valley Area of Outstanding Natural Beauty

� Unacceptable traffic impact, by virtue of the development scale, on the Ring Road

� Loss of good quality agricultural land

2.20 Following an Inspection of the Local Plan (2003), provision has been included for a smaller development on this site with the subsequent provision of Supplementary Planning Guidance (Long Road South Planning Brief) setting the parameters for such developments. The approved outline planning application addressed these issues and was granted permission.

Preferred Option

2.21 The preferred option is to develop a 16.96ha Business Park, as detailed in the outline planning application (approved August 2005) to which this application relates. This preferred option is in line with provisions made within the Adopted Torbay Local Plan and detailed guidance given in the Long Road South Planning Brief.

Assessment of Risks

2.22 The following paragraphs address possible risks and mitigating measures.

Economic

2.23 Following completion of infrastructure works, there is no demand: Low Risk

� Indicators show that there are companies interested in expanding / improving their businesses in the sub region. In addition, there has been interest in this type of premise since the Business Park has been planned. Implementation of the marketing strategy will also ensure the availability of sites and its opportunities are promoted from the outset

Environmental

2.24 Potential for damage to an area of high environmental quality: Low Risk

� A full Environmental Impact Assessment has been undertaken and was submitted with the outline planning application. This identifies potential impacts and details all mitigation measures to be taken

2.25 Poor quality design on individual plots: Low Risk



� A Design Statement and Landscape Strategy has been developed for the site. In addition, all future development will be subject to the planning requirements of the Local Planning Authority

2.26 Quality of site deteriorating following completion of individual plots: Low Risk

� Occupants / tenants will be subject to a service charge which will provide revenue support for continued management of the site as a whole

Legal

2.27 Poor relations develop between the public and private sector partnerships: Low Risk

� A Tripartite Agreement between Torbay Council, SWRDA and Abacus Projects Ltd. has been drawn up. This provides details of the roles and responsibilities for each party and will be legally binding

Technical

2.28 Technical issues arise during infrastructure development due to a large part of the site being greenfield and due to past industrial activity on the brown field part of the site. For example, unfavorable ground conditions – excavated material unsuitable for re-use on site as fill material; swallow holes present within limestone bedrock; fault zones within limestone bedrock; contamination of brown field land: Medium Risk

� A geotechnical desk study has been undertaken and identified risks have been taken into account within the project estimate. Further surveys and investigations will be undertaken during the infrastructure design and implementation stages of the project

2.29 Unavailability of adequate utility capacity to serve the development: Low Risk

� Enquiries have been made with the utility companies. In the case of water supply, gas and telecommunications, confirmation has been received that capacity is available adjacent to the site. In the case of electricity supply, the scope of the reinforcement work required to supply the full development has been identified and a cost allowance has been included in the project cost estimate

Financial

2.30 Match funding is not available: Low Risk

� Match funding is being secured through a legal Bond in favour of Torbay Council to hold the contribution of Abacus Developments Ltd

Management

2.31 A lack of Project Management Skills: Low Risk

� Project Management will be provided by a consultant to be appointed by Torbay Council who will be chosen on the basis of their experience of such developments





3 PROJECT OBJECTIVES

3.1 The project will deliver a fully prepared site which will enable the development of a Business Park with ancillary uses. The following table outlines how the objectives (outlined in Section One) will be completed and the date by which this will be achieved:

Objectives 2006 2007 2008 Expected Completion date

Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3

Brixham Road Junction March 2007

Surveys and investigations March 2007

Detailed design for Infrastructure March 2007

Technical submission for Reserved Matters and S106 requirements

April 2007

Road Traffic Orders April 2007

On site landscape works March 2008

Procurement of infrastructure works contract

April 2007

Construction of Infrastructure works March 2008

Delivery of quantified targets (16.96ha serviced land) and availability of sites for B1 development

March 2008

KEY

Planning/development

Implementation/construction

Quantifiable targets

3.2 The preparatory / infrastructure works outputs are based upon both the proposed works as outlined in the Planning Application (floorspace, brownfield land developed) and from calculations using employment density modeling figures.

Direct Outputs

3.3 The project will provide 16.96ha of serviced land. In relation to results and impacts this infrastructure project will make a direct contribution as it is preparing the way for future development.

3.4 Objective Two, Measure 2.4 outputs, results and impacts:

Outputs

Hectares of serviced land 16.96 ha

Indirect Outputs

3.5 The project will create a significant number of indirect outputs. The first of these is the creation of construction employment. The best practice guidance issued by English Partnerships suggests using a figure of c£100,000 of capital expenditure to calculate the number of full time equivalent (FTE) construction jobs. Given the total capital cost of the proposed project of £7,107,066 gives an estimate of 71.1 FTE construction jobs.



3.6 It is also estimated that a total of 2,453 workspaces will be created within the White Rock Business Park once developed.

6 The calculations are set out in Table 1 below.

Table 1: Estimated Jobs for Completed Business Park Development, 2008 - 2015

Type of use within the White Rock Site Area sq m / other

Employment density per

sq m

Proposed Number of

Workspaces

B1 Office (Business Park) 36,089 16 2,256

Ancillary Uses

Hotel (100 beds) 4,050 1 per 3 bedrooms

33

Restaurant / Public House 743 3.10 13 57

Health and Fitness 1,858 3.11 55 34

Retail 1,455 20 73

TOTAL Number of Jobs (FTE) 2,453

3.12 In addition to these indirect jobs, there will be an additional impact upon a wide array of local facilities and local supply chains such as haulage companies, local food outlets and so forth. Equally there is the potential for other effects such as displacement of other activities and jobs within the area. An estimate of these various impacts is set out below.

Deadweight

3.13 Deadweight covers the ‘do nothing’ option, i.e. the jobs that would have been created in the area without the White Rock Business Park being developed. In this case, a deadweight of zero is assumed as it is very unlikely that the construction or business park jobs will be created at Long Road South without the proposals.

Displacement

3.14 The development could result in displacement of jobs elsewhere in the area. This is more likely to be applicable to the permanent jobs created on the business park as businesses transfer their activities to the new site thus releasing sites within Torbay. The Local Plan analysis expects these vacated sites to be taken up by other new and expanding businesses, so it is likely that the displacement effect will be relatively small. We have assumed a displacement figure of 10%.

Leakage

3.15 Leakage is defined as the proportion of employment that will benefit those outside the target area. Assuming Torbay to be the area of benefit, and given the adverse economic circumstances of the area with relatively high unemployment and a workforce with a range of skills likely to be attractive to local companies and inward investors, it is assumed that a high degree of benefit will remain within Torbay and we have assumed that this could be as high as 75%, thus the leakage is assumed to be 25%.

Multiplier Effects

3.16 The development will have off site and downstream effects in the form of indirect and induced economic impacts. Indirect employment impacts arise as a result of the purchase of goods and services by the construction companies and the firms

6 Estimates based upon calculations using the ‘Employment Densities: A Full Guide’ July 2001, ARUP Economics and Planning. Note: figures provided are estimates. Outline planning permission relates to gross external floorspace, ARUP figures relate to gross internal floorspace.



occupying space on the Business Park. Induced employment impacts arise as a result from the spending of those people who have secured direct and indirect jobs. Guidance from English Partnerships suggests that in general multipliers for the calculation of indirect and induced impacts will fall in the range of 1.1 for local effects and 1.5 for regional effects. We have used a figure of 1.2 to calculate the additional impacts.

Summary of Net Employment Effects

3.17 The table below shows the additionality calculations for the White Rock Business Park application. The table does not show the effects of deadweight as we do not anticipate there will be any deadweight impacts.

Direct Jobs Displacement Effects

(-10%)

Leakage Effects

(-25%)

Multiplier Effects

(+ 20%)

Adjusted Total

(FTE Jobs)

Construction 71 -7 -18 +9 55

Business Park

2,453 -245 -613 +319 1,914

Total 2,524 -252 -629 +324 2,044

3.18 The indirect net employment effects of the investment in infrastructure for the White Rock Business Park are the creation of 2,044 jobs (FTE).

Wider Economic Impacts

3.19 Site preparation and infrastructure provision at Long Road South will enable the development of the high quality, prestige White Rock Business Park. This will have a long term impact upon the economy of Torbay and upon the wider region of the South West.

“Long Road South Local Plan Proposal is best placed to attract employment and inward investment to address economic issues and will play a critical role in the Council’s economic development strategy and employment land requirements.’

7

3.20 The infrastructure works will enable a maximum of 44,195 sq m of floor space to be developed including 36,089 sq m of high specification B1 uses which will attract inward investment and help to support the retention of existing employers. It is anticipated that a number of local businesses will relocate to the Business Park in order to expand, this in turn will release existing sites within and across Torbay for other businesses and help encourage new business formation across Torbay.

3.21 Supporting indigenous business and attracting inward investment will enable a move towards a greater economic prosperity ‘and assist in delivering regional and sub-regional economic competitiveness objectives.’

8

3.22 The project will encourage higher skilled, higher value employment into Torbay increasing GDP and build upon the expertise created through the opto-electronics businesses that were based here until early 2000’s (over 5,000 jobs were lost following the closure of Nortel).

7 Long Road South Planning Brief, November 2004

8 Long Road South Planning Statement



3.23 This development will support a change in perception of Torbay and the South West through the availability of high quality employment space (similar to provision in other parts of the country, in particular the South East). It will help support a change of image for the area, begun through the waterfront regeneration.



4 PROJECT MANAGEMENT

4.1 Torbay Council, the South West Regional Development Agency (SWRDA) and Abacus Projects Ltd (a wholly owned subsidiary of Sir Robert McAlpine) are the organisations involved in this development. Torbay Council and Abacus Projects Ltd own land within the site boundary of the Long Road South proposed development.

4.2 This application is being made by Torbay Council who is responsible for providing the infrastructure to enable the development of the Business Park and own the land upon which the infrastructure works will take place. The Council and Abacus Projects Ltd will agree the submission of all relevant planning applications and obtain relevant approvals in relation to the infrastructure works.

4.3 A Tripartite Agreement is being agreed between Torbay Council, South West RDA and Abacus Projects Ltd. This clearly states the legal arrangements between parties and includes the need for agreement on the nature of any future site development. The Agreement will be available in early December.

Project Management and Monitoring

4.4 The roles and responsibilities of each of the parties involved in managing and monitoring the achievement of the infrastructure works are set out in the following paragraphs.

Torbay Council

4.5 The roles and responsibilities of Torbay Council as the lead client, project owner and project sponsor will be as follows:

� Manage the day to day interests of the Client

� Receive and comment on information received from the Client’s Agent

� Agree / approve milestones put forward by the Client’s Agent

� Procure the works and services required to deliver the project

� Authorise expenditure as appropriate

� Pay accounts due following approval by the Client’s Agent

SWRDA

4.6 SWRDA will act as the Agent for Torbay Council (the Client’s Agent). The roles and responsibilities of SWRDA as Client’s Agent will be as follows:

� Act as the principal link between TBC and the project manager

� Action and authorise changes

� Manage the professional team

� Monitor project delivery

� Attend project meetings as required

� Advise the professional team on potential changes as they arise

� Authorise regular payments where appropriate

Professional Team

4.7 Scott Wilson will act as Project Manager and Design Engineer. The roles and responsibilities of the professional team are as follows:

� Manage, control and report on progress of the project and its financial position



� Establish management procedures for the ongoing development

� Programme and monitor progress

� Obtain client instructions and action as necessary

� Convene, chair and minute project team meetings

� Identify project risks and advise accordingly

� Provide written monthly reports

� Prepare drawings, specifications etc. to allow the timely delivery of the project

4.8 A detailed plan and timetable for construction works (Appendix 6) will be used by the Project Manager as a monitoring framework for measuring progress. The Project Manager will follow the requirements of the Objective Two Programme in relation to the provision of monitoring information.

Financial management

4.9 Torbay Council will be responsible for the financial management of the project using their established systems, controls and records for all project expenditure (including authorisation of expenditure). Torbay Council has experience of reporting on European structural funded projects and understands the national and European audit requirements and systems.



5 PROJECT WORKPLAN

Key Tasks and Milestones

5.1 The key tasks and milestones have been set out on the Programme for implementation of the infrastructure works included in Appendix 6. A summary is set out below.

5.2 Modifications to the Brixham Road/Long Road Junction: the contract for these works, which are required by the Section 106 Agreement for the development, has been let and work should be completed by the end of March 2007.

5.3 Surveys and Investigations: surveys and investigations required to inform the detailed design work will commence in early 2007 as soon as the funding package for the development has been confirmed. The scope of the works will include detailed topographic surveys, geotechnical investigations, contamination investigations and archaeological assessments. The supplementary bat survey was carried out in Spring 2005. The investigations are scheduled to be completed by March 2007.

5.4 Detailed Design: detailed design will commence in early 2007 as soon as the funding package for the development has been confirmed. The design work is scheduled to be completed by January 2007 so that approval to proceed with construction can be given in March 2007 following client review. The design process includes technical approval from Torbay Highways and South West Water with regard to the adoption of the access roads (Section 36 (2) (a)) and site drainage (Section 104) respectively.

5.5 Application for the Discharge of Reserved Matters: the detailed design stage includes the preparation of a number of technical documents that need to be submitted to Torbay Council to discharge reserved planning matters. These relate to the site layout and phasing, highways, drainage, earthworks, on and off-site landscape works, archaeological assessment, tree protection, bat surveys and the gateway urban design strategy. The date for the submission to Torbay Council is 23 November 2006 so that approvals can be received in time for the decision to progress construction works in March 2007.

5.6 Road Traffic Orders: applications for road closure and diversion for Waddeton Lane will be prepared at the start of the detailed design stage so that they can be submitted to Torbay Highways at the earliest opportunity. The programme allows a 9-month period for the granting of the orders.

5.7 Off-Site Landscape Works: the programme allows for these works to be carried out over the winter of 2006/2007 which is the most appropriate period in the calendar.

5.8 Procurement of Site Infrastructure Works: Torbay Council will procure the works and services and their procedures will be followed for the site infrastructure contract. This will involve either the appointment of a contractor from their partnering framework or independent procurement in accordance with OJEU rules. The target date for award of the contract is March 2007.

5.9 Construction of Site Infrastructure: a 12-month construction period has been allowed for the site infrastructure works. This gives a target date for completion of the site works on April 2008. In parallel with the construction works, inspections will be carried out in conjunction with Torbay Council and South West Water so that adoption agreements can be finalised on completion of the works.





6 PROJECT COSTS AND FUNDING

Project Costs

6.1 Total costs for the White Rock Business Park infrastructure project are £9,907,067. The total eligible costs are £7,107,067, for which an ERDF grant of £3,500,000 is sought, 49.2% of the total eligible costs.

6.2 Appendix 7 provides a summary of the costs for each element of the infrastructure works.

6.3 Costs have been calculated on a number of general assumptions which are all detailed below:

� All costs exclude VAT

� Costs have been calculated at current prices and projected forward at 8% per annum (Phase 1a) and 9% per annum (Phase 1b). These percentages are based upon tender indices which enable calculation of estimated future prices (Source: Royal Institute of Chartered Surveyors guidance)

� All fees are calculated at 12.5%

� Costs have been calculated by James Nisbet and are based upon quotations and their experience of work at the new South Devon College site

6.4 The infrastructure project will be managed by Torbay Council who will be responsible for cash flow.

Project Funding

6.5 Match funding for the grant sought from Objective Two will be provided by Torbay Council. The rate at which grant aid is sought complies with the guidance provided in the Programme Complement.

Need for Objective Two Financial Support

6.6 The market for employment land and building in Torbay is depressed and does not generate sufficient profit to enable the development of sites by the private sector without public sector intervention. Without the support of European funding towards the considerable costs of developing the infrastructure for the White Rock Business Park, the site will not be developed as the development is not viable without intervention.

6.7 Long Road South has been identified as the only site that can provide Torbay with a Business Park. There are a number of planning restrictions on this site which are to be mitigated through an agreed Section 106 Agreement. This includes extensive off site planting (20 acres). This planning related addition to the scheme must be completed prior to commencement of development and imposes an additional and substantial cost upon the scheme.

6.8 The need for a reversal of the high unemployment and low wage economy is essential for Torbay. Since the initial proposals for the White Rock Business Park have been developed economic decline has continued and there is an ever pressing and increasing need to reverse this situation. The White Rock Business Park will support this through the provision of sites within a prestige Business Park for the development of high quality premises aimed at the high tech IT market and similar knowledge based businesses. This will attract inward investment and provide higher paid employment which will impact upon overall GDP. The proposed development will enhance the image of Torbay and the South West region as a location for high quality development.



6.9 In addition to the increasing need for such an economic project within Torbay, a number of recent developments within the vicinity of the site are now contributing towards increased certainty for the scheme; the relocation of South Devon College to Vantage Point, the development of business starter units by the College on site and SWRDA’s purchase of buildings on site which are situated within the proposed ‘gateway’ to the Business Park.



7 EXIT STRATEGY

7.1 Following the site preparation and infrastructure works Abacus Projects Ltd will develop the White Rock Business Park and ancillary facilities. The Tripartite Agreement will cover this period of development.

7.2 Full planning permission and other relevant permissions will be sought whilst the infrastructure work is being undertaken to facilitate the development of the Business Park. The marketing strategy will be implemented during infrastructure works to promote the site and secure tenants for the Business Park and operators for the ancillary uses.

Documents

White Rock Business Park Infrastructure BUSINESS PLAN · 2010-11-27 · White Rock Business Park Infrastructure Business Plan Roger Tym & Partners November 2006 3 Need to diversify