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Demand and Supply Report

in connection with Proposed Employment Space Development at Langage Science Park, Plymouth For Plymouth City Council

8 March 2013

COPYRIGHT © JONES LANG LASALLE IP, INC. 2013. All Rights Reserved 2

Demand & Supply Report – 8 March 2013

1 Introduction

1.1 Background

Plymouth City Council (PCC) owns 3.09 ha of development land at Langage Science Park and is

considering the delivery of speculative employment space. It is anticipated that the overall site will be

delivered in a number of phases with the first phase being circa 2,787 sq m (30,000 sq ft) and split into a

number of smaller units.

1.2 Brief

To support the scheme, PCC have brought in the services of Jones Lang LaSalle as an external firm of

commercial surveyors, who are active in the local market to:

1) Interpret the brief and preferred outcomes;

2) Inform current market conditions and trends;

3) Analyse and specifically comment upon levels of supply within the Plymouth market of land and

buildings;

4) Analyse and specifically comment upon levels of demand within the Plymouth market of land and

buildings;

5) Provide an indication of likely rental and capital values together with investment yields and anticipated

voids;

6) Engage with and collate the view of Plymouth Chamber of Commerce.

7) Provide Conclusions and Recommendations.

We note that this project is confidential at this stage and should not be communicated to any third party.



2 Employment Land & Buildings Market Background

2.1 Local Market Review

2.1.1 The Plymouth industrial market has developed over the past 50 years largely around a manufacturing

base, utilising lower labour costs than other parts of the UK and traditional skills emanating from the

Devonport Royal Dockyard.

2.1.2 In the 1960’s and 1970’s, Plymouth was able to secure investment from many foreign, high-tech

manufacturing companies and these were largely located close to public sector housing, from where the

majority of the labour force was drawn. From the late 1990’s, there has been consolidation within the

manufacturing sector Plymouth. The industrial property landscape has adapted and some of it diversified

into service-related or distribution uses. In some cases, a lack of demand has resulted in manufacturing

sites being considered or developed for alternative uses including residential and retail (although it is

acknowledged that many of these industrial sites / units had reached the end of their economic life, were

not particularly attractive to the needs of modern businesses and unviable for conversion or

redevelopment).

2.1.3 The industrial market in Plymouth comprises approximately 185,000 sq m (20 million sq ft) of built space.

This extends from areas within Ivybridge close to the city’s eastern boundary, to Belliver in the north and

Ernesettle to the west. Lee Mill at Ivybridge and parts of Langage are within South Hams and not PCC.

2.1.4 Langage is to the eastern side of Plymouth, we have not included commentary or analysis on the

employment market within south east Cornwall and in particular Saltash.

2.1.5 We have included a map in Appendix 1 showing Plymouth’s key employment estates that contain

manufacturing or distribution floor space. Langage forms one of these established, commercial estates.

2.1.6 Langage has very good accessibility to the A38 Devon Expressway and the estate has been developed

successfully since the mid 1980’s. The floor space is therefore more modern than that found on the other

older estates and comprises a mixture of manufacturing and distribution floor space.

Estover Industrial Estate is another popular estate being central to the city and close to a large labour

catchment. The other, significant estates are Belliver, Ernesettle, and Burrington Way, which mainly have

larger, manufacturing style buildings.

2.1.7 Trade counter / quasi-retail activity are found at other locations like Newnham, Parkway, Valley Road and

Cattedown. Langage is not regarded by operators as a trade counter location.

2.1.8 Plymouth has a large population of 255,000 and therefore there are employment premises that are

involved with business that serves / distributes to that population. The size of the population which is likely

to grow over time will also place pressure on the need for jobs and consequently the need for a supply of

high quality business space.

2.1.9 It is recognised that Exeter provides competition in terms of capturing logistical demand with its enhanced,

geographical position. This being at the intersection of the M5 and A30 together with its closer proximity to

national distribution hubs. The majority of distribution demand will therefore focus on Exeter and not

Plymouth. However, Plymouth does house a number of niche, distribution businesses.

2.1.10 Cornwall continues to benefit from grant assistance through the ERDF Convergence Programme. This

financial incentive together with the new Enterprise Zone at Newquay is more likely to attract larger

footloose companies but the local market and smaller businesses within and around Plymouth are unlikely



0

12 14

22

15

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0

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10

15

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>2000 2,000 -5,000

5,000 -10,000

10,000 -20,000

20,000 -50,000

< 50,000

Nu

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Size Range

Langage Floor Space Profile

0 4

8

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34 33

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20

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<2000 2,000 -5,000

5,000 -10,000

10,000 -20,000

20,000 -50,000

> 50,000Tota

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pac

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%)

Size Range (sq ft)

Breakdown of Total Floor Space (%)

to be attracted to this Enterprise Zone. This therefore provides an opportunity to provide premises for

expanding local companies, new business start ups and potentially inward investment.

2.1.11 To assess the potential demand for the subject development, we have concentrated our analysis of the

Employment Property Market around Classes B1c, B2 and B8 of Use Classes Order 1987, which

comprise light industrial, general industrial and warehousing / distribution classes of use known collectively

as ‘industrial’. We have excluded consideration of offices (Class B1a) because Langage is not a traditional

office location and that office development provided at the far western end of the original estate represents

a very small % of the overall floor space found on the estate. The other pure B Class Use we have also

excluded is R&D (Class B1b), which represents a very small section of the employment market in this

area, and that R&D which does exist is largely found within the Science Park in northern Plymouth.

We have specifically analysed the industrial floor space at Langage (using Valuation Office Agency Data),

that is both within the industrial estate and Science Park. The graph below shows the breakdown and

make-up of the existing built space.

Our observations are that:

Langage includes 1.3 million sq ft of industrial floor space, contained within a total of 67 buildings.

There are no buildings below 2,000 sq ft in size

A third of the total floor space is contained within just four buildings (see graph below)



3 Supply

3.1 Employment Buildings

3.1.1 The Plymouth Commercial Property Register shows a list of the industrial and office floor space that is

currently available in the Plymouth employment market. This document is produced by PCC. We are able

to list all of the available buildings in the Plymouth area at December 2012 over 139 sq m (1,500 sq ft)

within Appendix 2.

3.1.2 The supply level of existing floor space as at December 2012 is 92,051 sq m (989,355 sq ft). This total

equates to approximately 5% of the total estimated floor space that exists in the Plymouth market – so put

another way 95% of Plymouths industrial and office space is successfully let or occupied. This level of

availability is lower than it has been over the past three years and compares to Exeter (2.5%) and Torbay /

Teignbridge (4.5%).

There have been continued waves of manufacturing consolidation since 1999 and the economic downturn

started to hit in 2008. These factors have seen supply levels rise and consistently be, over the last ten

years, at or in excess of 92,900 sq m (1 Million sq ft) – although it is acknowledged that the total supply

figure has included few new build / modern facilities by volume. This is especially in the medium size

range (5,000 – 15,000 sq ft). Clearly PCC’s proposal will help plug this gap in the market.

3.1.3 Appendix 2 shows a good mix of size options, a good geographical mix of locations around Plymouth, and

also a real breadth of quality for those occupiers actively looking for property to consider.

3.1.4 Looking at the supply of buildings in the market, it is evident that there are few new-build modern options

available. This has largely been because of the reduction in public sector grant assistance and developer

caution over the past 5 years.

3.1.5 It is evident that in the current economic climate, the private sector will continue to fail to deliver new

employment buildings. This is as a direct result of market failure (i.e. the cost of developing the buildings is

higher than the market value of the finished product). This ‘gap’ makes the development unviable in the

short to medium term and PCC’s proactive approach and ability to take a longer term view helps overcome

this issue.

3.2 Employment Land

3.2.1 Our assessment of known employment land supply in Plymouth and those sites within SHDC’s area being

Lee Mill and Broadley Park is detailed within Appendix 3. This includes land that would accommodate

industrial style development. We have therefore excluded land that is only suitable for office or R&D use.

This shows that there is a total of 83.05 hectares (205 acres) currently serviced, consented, committed,

allocated or suitable within the Plymouth area. The supply figure of 83.05 hectares includes the 3.09

hectares which form the subject site.

3.2.2 We have also analysed the data within Appendix 3 from a locational perspective to see where it is

concentrated. This forms the table below:

Local Authority Location Size (ha)

Plymouth Derriford 18.28

Plymouth Estover 4.91



Plymouth Newnham 0.40

Plymouth Ernesettle 10.85

Plymouth Belliver 6.13

South Hams Langage Energy Park 2.62

South Hams Langage Industrial

Estate

5.99

South Hams Broadley Park 4.65

South Hams Lee Mill Industrial

Estate & Ivybridge

5.00

Others 24.23

Total 83.06

3.2.3 The ‘Others’ section includes the proposed 18 hectares within the planned new settlement, Sherford.

3.2.4 The table in 3.2.2 above shows that the available supply is spread across the whole of the Plymouth area.

The supply at Langage Industrial Estate and Langage Energy Park totals 8.61 hectares, reflecting 10% of

the total for the Plymouth area. Around half of the land quoted above could be regarded as deliverable

within a short term timescale. The ownership of the land is mixed between the private sector and public

sector (mostly Plymouth City Council).

3.2.5 As stated in 3.1.4 and 3.1.5, the private sector is going to be reluctant to develop its landholdings and

therefore the only land that will be delivered is likely to be that controlled by the public sector. In this case

PCC have clearly identified this development opportunity at Langage as a high priority over its other sites.

Of the total land supply, we estimate that PCC control 23.44 hectares.



4 Demand

4.1 Employment Buildings

4.1.1 It is difficult if not impossible to predict the demand for new industrial and commercial premises as the

market is complex and vulnerable to fluctuations in the wider economy.

4.1.2 Nevertheless, we believe a valuable way to identify and quantify historic demand is to review actual take-

up. Take-up is individual property lettings or sales of existing space or new builds for occupational use.

For this reason, we have collated the transactions of properties for 2012 and set these out within Appendix

4. This list includes properties, larger than 1,500 sq ft falling within uses Class B1c, B2 and B8 that were

sold or leased in the calendar year. This information has been collated through our market intelligence

and industry data records. PCC or SHDC do not keep records of take-up of existing or new floor space.

4.1.3 Whilst, it is appreciated that this is not an official list of all of the transactions that have occurred within

Plymouth, it provides an indication of the level of real demand and a resultant rate of take – up of industrial

employment floor space. The total for 2012 is estimated at 61,718 sq m (664,310 sq ft).

4.1.4 The sale of the Toshiba factory at Ernesettle (383,840 sq ft) dominates the figures and we note that that

property has been purchased by a developer for energy use, and not primarily for occupational use by a

manufacturer or distributor. The buildings have been demolished and it has been branded as the Plymouth

Energy Park. The other significant deal was the assignment of the lease on the former Quadra Foods

building on Langage (60,064 sq ft). We have included it because it technically involved a new occupier.

4.1.5 Focusing on occupier take-up and therefore removing the Toshiba factory deal, the revised figure for 2012

is 26,058 sq m (280,470 sq ft). This smaller accommodation (below 225 sq m) that transacted was mainly

accommodation built post 2000 and the premises above this was older second-hand space dating from

1970’s.– In terms of the geographical spread of transactions, Langage produced with 5 of the 28 recorded

deals.

4.1.6 It is also evident that a large proportion of the 2012 take-up and current demand is for manufacturing uses

rather than distribution use. This job creation is welcomed as it tends to be higher in terms of job per floor

space density than distribution. Also the job security is better as the distribution companies work off

contracts and therefore cannot commit for period over 3-5 years. We have seen a reduction in

warehousing demand as manufacturers are making to order and then shipping rather than creating ‘stock

piles’ of finished goods.

4.1.7 Technological developments and improvements have reduced requirements for PCC, Plymouth NHS and

Land Registry to have storage facilities, which accounted for a significant proportion of warehousing space

in the Plymouth area. The consolidation of premises at Burrington Way by the Land Registry is an

example of this trend.

4.1.8 In respect of Class B8 demand, we have stated in section 2 that the distribution occupiers (not trade

counter) do not regard Plymouth as a location to cover the South West peninsular and mainly as place to

purely service its immediate population.

4.1.9 In terms of all live demand for buildings above 1,500 sq ft, we estimate that around 40% is currently from

the distribution / warehousing sector (Class B8), 50% from light industrial sector (Class B1c) and 10% for

general industrial space (Class B2).

4.1.10 It has become expensive to service land for development. As a result, many development projects in the

short – medium term will be unviable and will require public sector assistance or cross-subsidy from higher

value uses. Without public sector intervention by way of speculative development , then occupiers will

have to revert to / rely on the recycling of existing second-hand floor space. This proposed floor space will



provide additional options for both the live and latent market demand. The servicing of the adjoining land

parcels may make it more attractive for other occupiers as the site will have been partially developed.

National and regional companies mainly prefer leasehold options so as to minimise capital expenditure

and maximise flexibility. Most tenants on medium-sized properties are offering a maximum commitment of

five years and we are seeing three year occupier requirements on smaller properties – although it is

possible for longer terms to be agreed but break clauses may need to be incorporated.

The City has seen small pockets of successful development over the last decade including Sisna Park on

Estover, where industrial buildings were speculatively completed between 2008-2011 to suit the smaller

owner-occupier market. The scheme comprised approximately 78,000 sq ft of accommodation made up of

31 buildings which are now 100% let or sold. This created rental and capital value evidence of up to £75

per sq m per annum and £995 sq m respectively.

4.2 Employment Land

4.2.1 An effective way to identify historic demand is to review actual completions. Completions, occur when

land has been delivered / built on utilising an existing planning consent.

4.2.2 PCC’s Annual Monitoring Report does not detail the take up / completions site by site of employment land.

It has, though, provided a bar chart from its Core Strategy document (section 6.1) which indicates the

‘Employment Land Delivered 2006 – 2012’. The chart indicates that between 2006 and 2011, there have

been 25.78 hectares of employment land delivered. We believe that none of this total was attributable to

sites on Langage and therefore it has been some time since there have been new-build opportunities on

the estate.

4.2.3 The South Hams Annual Monitoring Report (SHAMR indicates that in the period from 2006 to 2011, the

completions of employment land at Langage (within their district) totalled 1.83 hectares.

4.2.4 Taking the figures contained within 4.2.2 and 4.2.3 above, we can calculate that the take up / completions

of employment land in the wider Plymouth area in the five years from 2006 to 2011 to be 27.61 hectares,

reflecting 5.52 hectares per annum.

4.2.5 The annual delivery has dropped off in recent years, as the recession has taken hold, and there is

therefore limited private sector or other competition to what is proposed at Langage by PCC. Any

development, which completes in say mid 2014, may find a marginally improved economy and higher

occupier confidence levels.



5 Rental & Capital Values

5.1.1 We have compiled a table using our market intelligence of rents and capital values. This is assuming

buildings on Langage.

Size

(sq ft)

Existing New

Older Stock Modern Stock New Build

LH FH LH FH LH FH

0 – 2,000 £5.00 £50.00 £6.00 £75.00 £7.00 £90.00

2,000 – 5,000 £4.25 £45.00 £5.50 £70.00 £6.50 £85.00

5,000 –

10,000 £3.75 £37.50 £4.75 £55.00 £5.50 £70.00

10,000 –

20,000 £3.25 £32.50 £4.50 £50.00 £5.00 £65.00

20,000 –

50,000 £2.75 £25.00 £4.25 £45.00 £4.50 £50.00

50,000 + £2.25 £20.00 £3.50 £35.00 £4.00 £45.00

5.1.2 As a guide, rental incentives on accommodation up to 20,000 sq ft is currently reflecting six months for

every five years of lease term commitment.

5.1.3 In terms of initial yields that would be applied to rental income streams with local / regional covenants on

lease terms of five to ten years would be between 8.5% and 9.5%. These yields are expressed as net

initial yields, taking into consideration purchaser’s costs.



6 Economic Development

6.1 Plymouth Chamber of Commerce

6.1.1 We have spoken with David Parlby of Plymouth Chamber of Commerce in respect of the Plymouth

employment market and specifically PCC’s proposal to construct speculatively buildings at Langage. The

key comments from David were:

There is not enough modern space available in the market.

Need to build to serve the ‘latent’ demand.

New supply will stimulate a key market sector being light industrial / manufacturing.

Langage has good access and accessibility to the north east via the A38 Devon Expressway.

Need to cater for smaller manufacturing companies (<50 staff) who have high growth potential who

use modern techniques and need cleaner space.

Important that businesses have the opportunity to expand on site rather than relocate.

Need also to cater for ‘start-up’ businesses with 1-5 staff.

Consider creative industries that tend to draw from a rural based workforce.

High levels of car parking are important because of the wider labour catchment and limited public

transport offer.

Important to provide super-fast broadband directly to the buildings.

Important to provide support services nearby to reduce the feeling of being isolated.

Provide property that is easy to sign up for with no barriers.

It is important that these buildings are marketed effectively and correctly with the right level of

resources to attract both local and Inward Investment.

6.2 Plymouth Manufacturer’s Group

We have received summary points from the PMG Members Sites & Premises Survey 2012, which are:

20% of firms feel that their current premises inhibit their firm’s growth or development.

Key reasons (for constraint) include: poor design/layout; split site and poor energy efficiency.

35% of those surveyed anticipated problems with moving – over half cited ‘not being able to find the

right premises’ as their main concern.

Perceptions re the supply of sites – of those offering a comment, 70% feel that the supply of sites is

either: ‘inadequate; inappropriately located and/or priced’.



7 Conclusions & Recommendations

7.1 Conclusions

7.1.1 Langage is a well established commercial location with very good access to the A38 Devon Expressway. It

is significant in terms of Plymouth’s employment stock and contains approximately 1.3 million sq ft of

existing industrial style buildings. There are currently no new build, high quality facilities available.

7.1.2 The focus for this development is rightly on B1c, B2 and B8 uses (Light industrial, general industrial and

storage and distribution). This is because Langage is not a traditional office or R & D location. Our

analysis of existing floor space that currently exists shows that the size range with the most buildings is

10,000 – 20,000 sq ft. Four larger buildings equate to 33% of the estate’s total built stock There are no

existing buildings lower than 2,000 sq ft in size.

7.1.3 There is currently approximately 1million sq ft available in the Plymouth market reflecting 5% of total stock.

A large proportion of these properties are older style and this demonstrates a distinct shortage of high

quality modern space.

7.1.1 The Langage supply currently stands at approximately 200,000 sq ft which is made up of seven buildings.

It should be noted that the Former St Ives print factory accounts for 142,000 sq ft of this figure. This figure

includes mainly 1980’s and refurbished accommodation but no new-build space. There are limited options

between 5,000 – 10,000 sq ft.

7.1.2 There is currently little or no developer activity despite a large volume of employment land in the Plymouth

area that could accommodate industrial development. We believe that owner occupier, design & build

projects will be scarce in the short – medium term. It is therefore appropriate for public sector intervention

and positive that PCC want to act as the catalyst and go on the ‘front foot’ to provide speculative, modern

employment accommodation for the needs of businesses both within Plymouth and those looking to locate

to the City.

7.1.3 Without public sector intervention, the lack of private sector delivery will lead to a lack of supply of new-

build, high quality premises and potential loss of businesses to the area.

7.1.4 The occupier take-up figure for the whole of Plymouth for 2012 amounts to 26,058 sq m (280,470 sq ft).

This figure is net of the Toshiba factory deal. We believe that the majority of smaller deals below 225 sq m

were on modern buildings – however there has been a lack of supply of modern, larger facilities and this

may have constrained businesses. It is notable that 20 of the 28 recorded deals were on floor space under

900 sq m.

7.1.5 A large proportion of the 2012 take-up and current demand is for manufacturing uses rather than

distribution use. There is a reduction in warehousing demand as manufacturers are making to order and

then shipping rather than creating stock piles of finished goods. This in itself could benefit PCC as job

numbers within manufacturing are likely to be higher than in distribution.

7.1.6 We estimate that around 40% of all currently live demand is from the distribution / warehousing sector

(Class B8), 50% from light industrial sector (Class B1c) and 10% for general industrial space (Class B2).



7.2 Recommendations

7.2.1 In terms of size of unit provided by PCC on this land, we believe the best market response will be for floor

space between 2,500 – 10,000 sq ft. Unless there is a specific Economic Development policy, then units

below 2,500 sq ft should not be considered due to increased costs of delivery.

7.2.2 Our recommendation (subject to design) is to construct buildings that are highly flexible and divisible,

therefore providing a number of size options for occupier demand. A 2,500 sq ft unit grid could allow four

size options within a 10,000 sq ft building.

7.2.3 The current demand profile shows a similar split between manufacturing and distribution uses. Both

sectors require access for larger delivery vehicles and therefore plot density should be no higher than

40%. Eaves heights should be not less than 6 metres to allow mezzanine or first floor potential which

provides scope for additional flexibility and expansion for occupiers.

7.2.4 In terms of phasing, we suggest that 30,000 sq ft per annum would be appropriate. It would be beneficial

to put in the infrastructure to advance the build programmes of later phases.

7.2.5 As the focus is on providing leasehold options, these need to be with flexible lease terms. If there is a

requirement to sell the completed units then we recommend long leasehold disposals on 125 year terms

as required where there are common areas or services.

7.2.6 We recommend that rental levels ranging between £5.50 and £6.50 per sq ft. are appropriate, dependent

on specification, size, covenant and lease term. If necessary, the pricing for long leasehold units should

range between £70.00 and £85.00 per sq ft, dependent on scale and fit-out.

7.2.7 There is support from the Chamber of Commerce, who when interviewed stated that there was not enough

modern space in the market and that focus should be on providing product for latent demand. This latent

demand was from firms involved with modern manufacturing and currently employed <50 staff. Langage

was a good location for this space due to its accessibility. They stated that it was important that

businesses who locate there have the opportunity to grow onsite and a clear pathway to that expansion.

The Plymouth Manufacturers’ Group also support the supply of new employment space.

Appendices

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

Appendix 1

Appendices


Appendix 2

Available Industrial Properties as at January 2013

Property Size sq m Size sq ft Tenure Use Class Rent/Price £

Agent

Unit 4 Devonshire Meadows, Broadly Park, Roborough, Plymouth

147 1,587 LH/FH B1 / B2 / B8 8500 / 120,000 Stratton Creber Commercial

Unit 4 Clock Tower Business Park, Lee Mill, Devon

149 1,605 LH B1 / B2 / B8 14500 Vickery Holman

Unit 5 Devonshire Meadows, Broadley Park Road, Roborough

150 1,615 LH / FH B1 / B2 / B8 8500 / 130000 Stratton Creber Commercial

Unit 7 Devonshire Meadows, Broadley Park Road, Roborough

150 1,615 LH / FH B1 / B2 / B8 8500 / 130000 Stratton Creber Commercial

Unit 17, Lister Mill Business Park, Lister Close Plympton

158 1,700 LH B1 / B2 / B8 10500 London & Westcountry Estates

Unit 6 Moorview Court, Estover Close, Estover 161 1,733 LH B1 / B2 / B8 5500 Stratton Creber Commercial

Unit 4 Broadley Court, Broadley Industrial Estate 163 1,750 LH B1 / B2 / B8 9500 Vickery Holman

19 Alvington Street, Cattedown, Plymouth 165 1,776 LH B1 / B2 / B8 9500 Stratton Creber Commercial

Unit 17, Bell Park Bell Close, Newnham Industrial Estate


Unit 8, Westover Industrial Estate, Ivybridge Devon


Unit 27, Bell Park, Newnham Industrial Estate 168 1,808 LH B1 / B2 / B8 9100 Vickery Holman

5 Cadleigh Close, Lee Mill Devon 176 1,890 LH B1 / B2 / B8 13000 Maitlands Commercial

Unit 2 Central Court, Central Avenue, Lee Mill Ivybridge

176 1,894 LH B1 / B2 / B8 12000 Stratton Creber Commercial

Unit 5H Forresters Business Park, Estover Close Estover

186 2,000 LH B1 / B2 / B8 Vickery Holman

Storage Unit, Weston Park Road, Peverell, Plymouth

186 2,000 LH B1 / B2 / B8 Vickery Holman

Unit 30, Sisna Park Sisna Park Road, Estover 186 2,000 LH B1 / B2 / B8 Maitlands Commercial

Reynolds Park Bell Close, Plympton 186 2,000 FH B1 / B2 / B8 200000 Stratton Creber Commercial

Unit 25, Bell Park, Bell Close, Plympton 198 2,133 LH B1 / B2 / B8 Vickery Holman / Jones Lang LaSalle


Agent

28 George Place, Stonehouse, P[lymouth 204 2,195 LH B1 / B2 / B8 12500 Maitlands Commercial

Unit 13 Lister Mill Business Park, Lister Close, Plympton


4, Wall Park Close, Newnham Industrial Estate 224 2,410 LH B1 / B2 / B8 12250 Stratton Creber Commercial

Unit 6, Wall Park Close, Newnham Industrial Estate


Unit 2a. East Way, Lee Mill Industrial Estate 225 2,418 LH B1 / B2 / B8 14200 Stratton Creber Commercial

17 Stonehouse Street, Stonehouse 229 2,467 LH B1 / B2 / B8 12000 Maitlands Commercial

Unit E 41, Valley Road, Plympton 232 2,496 LH B1 / B2 / B8 16,000 Stratton Creber Commercial

1 Haxter Close, Beliver 232 2,500 LH B1 / B2 / B8 10000 Plymouth city council

Unit C1, Plympton Park, Bell Close 232 2,500 LH/FH B1 / B2 / B8 William Lean

Unit 5F, Forresters Business Park, Estover Close, Estover

232 2,500 LH/FH B1 / B2 / B8 Vickery Holman

Unit 5G Forresters Business Park, Estover Close 232 2,500 LH/FH B1 / B2 / B8 Vickery Holman

Unit B East Way, Lee Mill 235 2,530 LH B1 / B2 / B8 13500 Stratton Creber Commercial

28 Sisna Park, Estover 242 2,600 LH B1 / B2 / B8 17500 Maitlands Commercial

Unit 3, Bell Park, Bell Close, Newnham Industrial Estate, Plymouth

249 2,680 lh B1 / B2 / B8 13500 Vickery Holman

Unit 44 - 45 Faraday Mill Business Park 251 2,700 LH B1 / B2 / B8 15000 London & Westcountry Estates

Unit 8 Strode Business Centre, Strode Road, Plympton

261 2,806 LH B1 / B2 / B8 Maitlands Commercial

17 Kay Close, Plympton 279 3,000 LH B1 / B2 / B8 11000 Plymouth city council

Unit 5J Forresters Business Park, Estover Close 279 3,000 LH/FH B1 / B2 / B8 Vickery Holman

Unit 5 Strode Business Centre, Huxley Close 287 3,093 LH B1 / B2 / B8 11500 Crco Property Consultants

Unit 8 Devonshire Meadows, Broadley Park, Roborough

290 3,122 LH/FH B1 / B2 / B8 13,000 / 195000 Stratton Creber Commercial


Agent

Unit B Breakwater Road, Plymstock 303 3,265 LH B1 / B2 / B8 Monk & Partners

Unit 2 Moorview Court, Estover Close 327 3,521 LH B1 / B2 / B8 Stratton Creber Commercial

Unit 5A Forresters Business Park, Estover Close 330 3,551 FH B1 / B2 / B8 295000 Vickery Holman

Unit 3 Strode Business Centre, Strode Road 343 3,690 LH B1 / B2 / B8 Maitlands Commercial

167 Sisna Park, Estover Road 352 3,787 LH B1 / B2 / B8 14000 Listers

Units 24-25 Sisna Park, Estover Road 365 3,928 FH B1 / B2 / B8 370000 Vickery Holman

Unit 9, 73 Sisna Park Road, Estover 372 4,000 LH/FH B1 / B2 / B8 15000 / 238500 Stratton Creber Commercial

Unit 4, Bell Park, Bell Close 389 4,188 LH B1 / B2 / B8 20000 Vickery Holman / Jones Lang LaSalle

Unit 2 Strode Business Centre, Strode Road, Plympton

390 4,197 LH B1 / B2 / B8 16750 Maitlands Commercial

Fitzroy House, Western Wood Way, Langage Science Park

401 4,321 LH B1 / B2 / B8 21000 Listers

Unit K & M Boringdon Mill Business Park, Strode Road, Plympton


34 Valley Road, Plympton 411 4,425 LH B1 / B2 / B8 24000 Stratton Creber Commercial

42 Valley Road, Plmpton 444 4,774 LH B1 / B2 / B8 18000 Stratton Creber Commercial

6 Meadow Close Langage Industrial Estate 448 4,817 LH B1 / B2 / B8 21700 Maitlands Commercial

13-15 Stonehouse Street, Stonehouse 451 4,857 LH B1 / B2 / B8 24000 Stratton Creber Commercial

Unit 9-10 Faraday Mill Business Park 454 4,890 LH B1 / B2 / B8 27500 London & Westcountry Estates

Units B7 & B8, Plympton Park (Phase 2), Bell Close

465 5,000 LH/FH B1 / B2 / B8 Vickery Holman

Unit 6 Eastern Wood Road, Langage 465 5,009 LH B1 / B2 / B8 26000 Monk & Partners

26 Brest Road, Plymouth International Business Park, Derriford


2 Stonehouse Street, Stonehouse 565 6,086 LH B1 / B2 / B8 25000 Stratton Creber Commercial


Agent

22 George Place, Stonehouse, Plymouth 596 6,420 LH B1 / B2 / B8 13000 Plymouth city council

Eurotech House, Burrington Way, Honicknowle 604 6,500 LH B1 / B2 / B8 Eurotech House

Unit Z1, Strashleigh View, Lee Mill Industrial Estate


Unit 15b, Barn Close, Langage 668 7,190 LH B1 / B2 / B8 28500 Stratton Creber Commercial

Cannon Mill Business Park, Plymbridge Road, Estover


Unit 1, Drakes Court, Eagle Way, Langage 770 8,287 LH B1 / B2 / B8 53950 Alder King

Unit 6 / 7 Cannon Mill Business Park, Plymbridge Road


1 Ocean Court, Stonehouse, Plymouth 921 9,918 FH B1 / B2 / B8 Monk & Partners

Unit 2 North Road, Lee Mill Industrial Estate 929 10,000 LH B1 / B2 / B8 35000 Edward Symmons LLP

Units 1A and 1B Garden Close, Langage Industrial Estate

1,020 10,980 LH B1 / B2 / B8 Vickery Holman

Darklake View Estover 1,039 11,184 FH B1 / B2 / B8 625000 aaron fox

Darklake View Estover 1,071 11,524 FH B1 / B2 / B8 725000 BLS Estates

Former Mega Bowl Premises, Plymouth Road 1,124 12,100 LH B1 / B2 / B8 Stratton Creber Commercial

Global House, Richmond Place, Lee Mill 1,216 13,089 LH B1 / B2 / B8 50000 Maitlands Commercial

Units 2A-2E Kay Close, Newnham Industrial Estate

1,397 15,037 FH B1 / B2 / B8 500000 Jones Lang LaSalle

Abbots Close, Lee Mill Industrial Estate 1,769 19,041 LH B1 / B2 / B8 80000 Stratton Creber Commercial

Block A, Unit B, Transit Way, Honicknowle 1,980 21,310 LH B1 / B8 Vickery Holman

Units 2 & 3 Langage One, Plymouth 2,055 22,120 LH B1 / B8 Jones Lang LaSalle / Stratton Creber

Part Former Gleason Premises, Plymbridge Road, Estover

2,508 27,000 LH B1 / B2 Pinnacle Architecture

Marshall Road, Plympton 3,460 37,240 LH B1 / B2 / B8 122500 Jones Lang LaSalle / Maitlands Commercial


Agent

Boots Distribution Facility, Plymbridge Road 4,265 45,908 LH B1 / B2 / B8 206,586 Jones Lang LaSalle

Former Pilkington Premises, Plymbridge Road 4,405 47,420 LH B1 / B2 / B8 2000000 Jones Lang LaSalle

Plymbridge House, Plymbridge Road 4,588 49,384 LH/FH B1 / B2 / B8 995000 Jones Lang LaSalle

Warehouse and Office premises North Road, Lee Mill Industrial Estate

5,743 61,816 LH/FH B1 / B2 / B8 Vickery Holman

Drakes Hill Court, Burrington Way, Honicknowle 7,613 81,945 FH B1 / B2 1400000 Vickery Holman

Former WMN Building, Plymouth International MTP, Derriford


Former St Ives Factory, Eastern Wood Road, Langage Industrial Park


92,051 989,355

Appendices


Appendix 3

Study Area Land Supply (excluding the Order Land) As at 1 January 2013

Authority Location Size (ha) Timescale Use

Plymouth Sites at Forresters Business Park, Estover 0.07 Short B1c / B2 / B8

Plymouth Plot 10, 1 Belliver Way 0.10 Short B1c / B2 / B8

Plymouth Neptune Park 0.20 Short B1c / B8

Plymouth Plymbridge Road, Estover 0.40 Short B1c / B2 / B8

Plymouth Land off Huxley Close, Newnham 0.40 Short B1c / B2 / B8

Plymouth Land to the rear of Cannon Mill, Plymouth 0.40 Short B1c / B2 / B8

Plymouth Christian Mill, Tamerton Foliot Road 0.49 Short B1c / B2 / B8

Plymouth Howards Quay, Cattedown 0.52 Short B1c / B2 / B8

Plymouth South Yard Enclave 1.00 Medium B1 / B2

Plymouth Site J Parkway Industrial Estate 1.01 Short B1c / B2 / B8

Plymouth Site A140 Plymouth International 1.88 Short B1c / B8

Plymouth Land at Ernesettle Lane 2.23 Short B1c / B2 / B8

Plymouth Site A120 Plymouth International 2.96 Short B1c / B8

Plymouth Plymstock Quarry 3.50 Medium B1c / B8

Plymouth Site E310 Plymouth International 3.65 Short B1c / B8

Plymouth Part Vospers site, Estover 4.04 Medium B1c / B8

Plymouth Glacis Park, Derriford 4.28 Short B1c / B2 / B8

Plymouth Site D140 Plymouth International 5.02 Short B1c / B8

Plymouth Former Toshiba Factory, Ernesettle 8.62 Short B1c / B2 / B8

South Hams Western Wood Way, Langage 0.43 Short B1c / B2 / B8

South Hams Broadley Park Road Site H, Roborough 0.81 Short B1c / B2 / B8

South Hams Land north of Holland Road Site 10, Langage 2.47 Short B1c / B2 / B8

South Hams Langage Energy Park Phases 1 & 2a, Langage 2.62 Short B1c / B2 / B8

South Hams Beechwood Way, Langage 3.09 Short B1c / B2 / B8

South Hams Broadley Park extension, Roborough 3.84 Medium B1c / B2 / B8

South Hams Land east of Ivybridge 5.00 Medium B1c / B8

South Hams Bickleigh Down, Roborough 6.03 Short B1c / B8

South Hams Sherford 18.00 Long B1c / B8

Total 83.06

Appendices


Appendix 4

Transactions completed in 2012 over 1,500 sq ft

Property Size (sq.m) Size (sq.ft) Date Completed

7 Broadley Court, Belliver 140 1,507 July

Unit 6 Devonshire Meadows, Broadley Park 140 1,507 Sept

38, Sutton Road, Cattedown 178 1,912 October

Workshops, Langage Farm, Langage 180 1,929 October

28-30 Sisna Park Road, Plymouth 185 1,990 June

Units 1-9b Strode Business Centre, Strode Road, Plymouth 195 2,099 Sept

Unit 9, Plympton Park, Newnham Industrial Estate 222 2,385 July

Units 16 Plympton Park, Newnham Industrial Estate 238 2,567 March

Units 52-53, Faraday Mill, Plymouth 251 2,700 April

Units 50-51, Faraday Road 251 2,700 January

Unit 2 Bell Park, Newnham Industrial Estate 332 3576 Dec

Unit A Estover Close 445 4,790 February

Units 319-320 Faraday Mill, Plymouth 465 5,000 March

Unit 10 Bell Park, Newnham Industrial Estate 532 5,722 January

Units 6 - 9 Bell Close, Newnham Industrial Estate 589 6,344 Oct

Unit K1 Strashleigh View, Lee Mill Industrial Estate 664 7,145 April

Parkwood Close, Broadley Park, Roborough 689 7,416 March

3 Billacombe Road 712 7,660 July

Units 1-9b Strode Business Centre, Strode Road, Plymouth 782 8,417 August

7 Meadow Close 825 8,880 February

69/69A Faraday Mill, Plymouth 883 9,509 November

Langage Two, Western Wood Way, Langage Industrial Estate 1,086 11,690 April

6 Meadow Close 1,118 12,030 March

36-40 Valley Road 1,326 14,274 May

Units 1-3 Burrington Way Ind. Estate, Kestrel Park 1,945 20,941 January

Unit H1, St Modwen Road, Parkway Industrial Estate 2,101 22,611 July

Tamar House, Thornbury Road, Estover 4,536 48,827 July

Holland Road, Langage 5,580 60,064 June

Former Manufacturing Plant, Ernesettle Lane 35,660 383,840 July

62,249 670,032

Tim Western

Director

Keble House

Southernhay Gardens

Exeter, EX1 1NT

+ 44 (0)1392 429305

[email protected]

COPYRIGHT © JONES LANG LASALLE IP, INC. 2013.

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

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

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

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