BASE HEADER

Other

ID sylw: 108157

Derbyniwyd: 07/03/2025

Ymatebydd: IM Properties Development Ltd (IMP)

Asiant : Turley

It is acknowledged that Draft Policy Direction 14 – Major Investment Sites allocates land
which “will be protected for employment uses and will be the main focus of new
employment development in the plan period”.
The identification of Major Investment Sites (MIS) is welcomed; however, it is recognised
that Stratford 46 has not been selected as a MIS despite its allocation in the adopted
Stratford-on-Avon Core Strategy and despite the draft specific site proposals in the
emerging Stratford-on-Avon Site Allocations Plan (SAP) (i.e. Proposal SUA.2). It also
benefits from an extant hybrid planning permission (Ref: 19/01402/OUT).
Stratford 46 is a strategic employment site (as it measures 25 hectares) which has the
capacity to deliver a mix of employment uses, including light industry, general industrial
and storage and distribution, as well as office and retail space. Its importance to the
South Warwickshire economy is significant, and its delivery timescales as defined by the
emerging SAP extend to 2030-2031, which is well within the plan period for the South
Warwickshire Local Plan (SWLP).
It is therefore requested and recommended that Stratford 46 is identified as a MIS in the
SWLP given its supporting role in growing the local and sub-regional economy, which is
currently defined by the following operational economic benefits in line with the hybrid
planning permission:
1. 1,655 on-site jobs.
2. 1,120 net direct jobs (FTE jobs supported in the West Midlands, including 805 in
Stratford-on-Avon).
3. £100.7 million GVA (output per annum, including £61.8 million in Stratford-onAvon).
4. £28.3 million direct and indirect wages generated per annum
5. A range of managerial, professional, technical, skilled and elementary jobs
supported.
6. £2.1 million in business rates (retained each year by Stratford-on-Avon District
Council).
Draft Policy Direction 14 outlines “in broad terms the type of employment uses that
would be considered acceptable in principle”. Subject to the identification of Stratford 46
as a MIS, the employment uses currently acceptable at the site as per existing allocations
and the hybrid planning permission, include the following:
• Light industry, general industrial and storage and distribution.
• Office and research and development.
• Retail (shop and food and drink).
• Other (i.e. car showrooms).
In general, these uses are still attracting interest at Stratford 46; however, since hybrid
planning permission was secured in 2019, the need and market demand for each use has
significantly changed owing to on-going shifts in the context of macroeconomics i.e. post
Brexit trade patterns, the Covid-19 pandemic, and the cost-of-living crisis. This is
particularly relevant for office space, which the ramifications for that sector are
explained at paragraph 4.3 of the South Warwickshire Employment Land Study (October
2024) in reference to the Coventry & Warwickshire Housing & Economic Development
Needs Assessment (2022).
The above is partly reflected in Table 4 of the Preferred Options which identifies a
residual (net) non-strategic industrial need between 2021-50 in South Warwickshire
amounting to 217 hectares, as well as a 75-125 hectares residual (net) strategic industrial
site need between 2021-45 in South Warwickshire. Whereas there is a small residual
(net) office need of 3ha) between 2021-50 in Stratford-on-Avon (with South
Warwickshire wide possibly having a surplus of 11 hectares of office space between
2021-50).
As a consequence of the latest employment land need position, there is an opportunity
for Stratford 46 to accommodate more space for light industry, general industrial and
storage and distribution whilst retaining a wider retail offer for businesses wishing to
relocate to the district or grow premises in the district.
It is noted Draft Policy Direction 14 states “the exact type and quantum of development
to be allocated at each MIS will be determined in subsequent stages of the Local Plan
process”. It is also noted that the type and quantum of development at existing
allocations such as ‘Gaydon – JLR/AML’ and ‘Long Marston Airfield’, which are identified
as major investment sites, are subject to change from policy requirements established in
the Stratford-on-Avon Core Strategy.
Given the above position, IM Properties Development Ltd (IMP) welcome a discussion
with Stratford-on-Avon District Council around the potential to redefine the type and
quantum of development to be re-allocated at Stratford 46 in the SWLP.